bannockburn plaza shopping centre - … · 2 subject property and surrounding bannockburn ......

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1 Amending Application for Planning Permit Bannockburn Plaza Shopping Centre Redevelopment and Expansion

Amending Town Planning Assessment Report

Plaza Centre Redevelopment and Expansion 7th May 2018

Bannockburn Plaza Shopping Centre

The Commercial Hub of Golden Plains

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Table of Contents

1 Introduction and Overview

1.1 Introduction 4

1.2 Assessment Overview 4

2 Subject Property and Surrounding Bannockburn

2.1 Township of Bannockburn 5

2.2 Subject Property 7

2.3 Surrounding Land 10

3 The Current Amending Proposal

3.1 Background to the Current Proposal 13

3.1.1 Planning Permit No 10/326 – the approved 2011 centre redevelopment 13

3.1.2 Bannockburn Town Centre Investment Strategy

– useful 2008 resource document 14

3.1.3 Original 2017 Proposal and Pre-Assessment Process

- review, consideration and evolution 15

3.2 Overview of Current Amending Redevelopment and Expansion

to the Bannockburn Plaza Shopping Centre 16

3.3 Details of the Current Amending Redevelopment and Expansion

of the Bannockburn Plaza Shopping Centre 17

3.3.1 Demolition 17

3.3.2 Construction and Use 18

3.3.3 Built Form Presentation – architectural design brief 19

3.3.4 Building Heights 23

3.3.4 Open Space, Pedestrian Linkages and Town Centre Connectivity 24

3.3.5 Car Parking and Bicycle Parking 26

3.3.6 Vehicle Access and Loading 27

3.3.7 Landscaping 28

3.3.8 Stormwater and Drainage 29

3.3.9 Advertising Signage 30

3.3.10 Recycling and Waste Management Plan 31

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3.3.11 Construction Management Plan 33

4 Compliance with Relevant State and Local Golden Plains Policy and Controls

4.1 State Planning Policy Framework (SPPF) 35

4.2 Local Planning Policy Framework (LPPF) 51

4.3 Golden Plains Local Planning Policies 54

4.4 Land Zone 57

4.5 Golden Plains Overlay Controls 58

4.6 Particular Provisions 65

5 The Proposal is suitable for Bannockburn and the Subject Property

5.1 The Proposal will assist with the

Revitalization and Enhancement of the Bannockburn Township 72

5.2 The Proposal Respects and Respond to Adjacent Residential Properties 74

5.3 Impact is Avoided 79

6 Summary and Conclusion 84

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1 Introduction and Overview

1.1 Introduction 1.2 Assessment Overview

I have been requested by the property

owners to undertake this amending town

planning assessment for the proposed

amending redevelopment and expansion to

the Bannockburn Plaza Shopping Centre,

Bannockburn.

This amending planning submission is

prepared subsequent to the originally

submitted proposal and taking into

consideration the review and response to

the originally submitted proposal from the

Responsible Authority and Objectors

culminating in the current amending

proposal.

In essence, the current amending proposed

redevelopment and expansion to the


presents a proposal that addresses and

responds to all previously raised perceived

issues producing an excellent outcome and

one that will most particularly benefit the

township of Bannockburn.

I note this amending submission does not

include the appendices to the original

submission, being a copy of Planning Permit

No P10/326 and aerial photographs which

are now in receipt of Council.

In the course of preparing this

amending planning assessment report,

I have:

▪ assessed the proposed amending

development and use of the land

against relevant town planning

controls, policies and codes

contained within the Golden

Plains Planning Scheme,

▪ assessed the amending proposal

in response to its location within

expanding Bannockburn,

▪ assessed the amending proposal

in response to the Bannockburn

Town Centre Investment Strategy

Final Report 2008,

▪ carefully reviewed Planning Permit

No P10/326 and accompanying

Town Planning Drawings,

▪ undertaken a thorough site and

photographic inspection of the

subject property, Bannockburn

Town Centre and Bannockburn

township,

▪ reviewed the Town Planning

Drawings prepared by MC

Architects Pty Ltd,

▪ reviewed the amending

Architectural Design Brief prepared

by MC Architects Pty Ltd,

▪ reviewed the amending Recycling

and Waste Management Plan

prepared by MC Architects Pty Ltd,

▪ reviewed and analysed the

amending Traffic Engineering

Report prepared by TTM Consulting

(Victoria) Pty Ltd,

▪ reviewed and assessed the

amending Landscape Plans

prepared by Wallbrink, landscape

architecture,


amending Stormwater and

Drainage Report prepared by Van

Der Meer Pty Ltd,


amending Construction

Management Plan Report

prepared by Lansky Constructions

Pty Ltd, and

▪ thoroughly reviewed all responses

to the originally submitted proposal

from the Responsible Authority and

Objectors.

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2 Subject Property and Surrounding Bannockburn Township

2.1 Township of Bannockburn

The Bannockburn township is located

93kms southwest of Melbourne and

23kms northwest of Geelong.

The Bannockburn township is located

within the Golden Plains Shire, being the

largest and main commercial hub within

the region.

Bannockburn is one of nine townships

with the Golden Plains Shire, including:

▪ Bannockburn 5,283 population

▪ Teesdale 1,721 population

▪ Inverleigh 1,474 population

▪ Lethbridge 1,014 population

▪ Smythesdale 1,032 population

▪ Batesford 952 population

▪ Meredith 788 population

▪ Linton 580 population

▪ Enfield 538 population (Figures sourced via 2016 Census)

Golden Plains Shire currently comprises

an overall approximate population of

21,929 persons experiencing a 2.7% per

annum growth rate with an anticipated

2031 population increase forecast of

28,964 persons.

The township of Bannockburn,

recognised for its associated nearby wineries, is

the main service centre to Golden Plains Shire

accommodating the Bannockburn Plaza

Shopping Centre, the Golden Plains Shire

Council, retail outlets, restaurants, cafes, banking

and related professional services.

The Bannockburn township is well accessed by

road with direct routes to Geelong to the east,

Teesdale and Shelford to the west and Ballarat to

the northwest.

The township is also accessed and somewhat

bisected by the V/Line railway linking Geelong

with Ballarat, which at present does not stop at

Bannockburn for passenger collection.

The close proximity of the Bannockburn township

to Geelong, Ballarat and Metropolitan

Melbourne particularly since completion of the

Geelong By-Pass, with ease of access to nearby

airports, city and south west ensures the

Bannockburn township remains a desired

destination and reflects its’ high population

growth rates over recent years.

In this regard, the cited 2016 census

population of the Bannockburn township of

5,283 persons is forecast to grow to 9,911

persons by 2036.*

* Golden Plains Shire Council Demographic Forecast

The Bannockburn township has indeed

experienced significant recent residential

growth with many newer residential estates

being developed, particularly west off

Moreillon Boulevarde and south off Levy

Road.

Residential development within Bannockburn

generally comprises a mix of increased

density of housing in addition to established

low conventional density traditional housing

within the town centre and newer residential

development typically radiating out from the

town centre.

Residential areas are located principally to

the north and east with rural residential style

development generally on the eastern side of

the bisecting railway, with more conventional

style residential development and estates

developing to the west and south of the town

centre.

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The town centre is focussed around High

Street, a bisecting boulevard style road,

with the retail and commercial centre

located towards the north-eastern end of

High Street between the Milton Street and

the railway.

The existing residential and commercial

centre is generally bordered by the

railway to the north, Burns Street and

residential development to the west,

Milton Street, Bannockburn Primary School

and Sporting Centre to the south and High

Street to the east.

Whilst the Golden Plains Shire Council

Administrative Offices, related community

facilities and Bannockburn Recreational

Reserve are located to the south-east of

the town centre off Moore Street, it is

accepted the enduring heritage

Municipal Shire Hall building located within

High Street and the retail and commercial

centre remains as the long-accepted

traditional town centre for the

Bannockburn township.

The Bannockburn township and more

particularly, the retail and commercial

centre, performs an important role as the

main convenience shopping and local

service centre destination for a broader

catchment extending throughout the

south-east region of the Golden Plains

Shire and including the smaller townships

of Meredith, Teesdale, Shelford and

Inverleigh.

Bannockburn Township

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2.2 Subject Property

The current Application for Planning

Permit seeks the redevelopment and

extension of the existing Bannockburn

Plaza Shopping Centre located within

the Bannockburn township retail and

commercial town centre between High

Street to the east and Victor Street to the

west.

The subject property is located across 14

parcels of land, comprising:

▪ Lot 1 on Plan of Subdivision 137829



▪ Lot 1 on Plan of Subdivision 205032L

▪ Lot 2 on Plan of Subdivision 205032L

▪ Land in Plan of Consolidation

169885N

▪ Lot 1 on Plan of Subdivision 427300H

▪ Lot 1 on Title Plan 688963H (formerly

known as part of Crown Allotment

11 Section 6 Township of

Bannockburn Parish of Wabdallah)

▪ Lot 1 on Title Plan 699184W (formerly




▪ Lot 1 on Title Plan 696893G (formerly




▪ Crown Allotment 7 Section 7

Township of Bannockburn Parish of

Wabdallah

▪ Crown Allotment 8 Section 7 Township of

Bannockburn Parish of Wabdallah





The subject property extends north-east to

McPhillips Road, south-east to High Street, north-

west to Victor Street and south-west generally

midway along Burns Street adjacent to the

existing heritage Municipal Hall Shire building,

rear open commercial car park and residential

properties at No 12 Burns Street and No 13

Victor Street.

It is noted the north-western 117.72m boundary

to the subject property is presently influenced

by a remaining residential property at No 9

Victor Street which extends 50.51m into the site

for a width of 21.51m and contains a free

standing single storey weatherboard dwelling.

The subject property enjoys an approximate

190.89m north-eastern frontage to McPhillips

Road including the existing hotel corner site

and Burns Street north, to be removed.

The subject property has an approximate

95.75m south-eastern frontage to High Street

extending south from McPhillips Road to the

heritage Municipal Shire Hall building.

The subject property has a 131.21m south-

western boundary to residential properties at

No 12 Burns and No 13 Victor Streets and

across Burns Street, then varying boundary

lengths extending around the existing open

car park off Burns Street and to the

immediate rear of the heritage Municipal

Shire Hall building.

The subject property’s south-western

boundary then extends 38.31m past the

heritage Municipal Shire Hall building and

existing vehicle access road to High Street.

The subject property has an overall site area

of approximately 2.7 hectares.

The subject property is currently somewhat

centrally divided by Burns Street north (to be

removed) including the existing Bannockburn

Plaza Shopping Centre with associated car

parking to the east extending to High Street

and vacant cleared land to the west

extending to Victor Street.

No 11 Victor Street, measuring 20.37m x

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50.51m, currently a residential property

containing a single storey dwelling,

comprises the south-western Victor Street

corner frontage to the current proposal

and accordingly includes the removal and

clearing of this property.

The existing 3,837m2 Bannockburn Plaza

Shopping Centre comprises a Woolworths

Supermarket and 12 specialty retail outlets.

The existing centre presents as single storey

traditional village retail fronting High Street

with pedestrian access to the supermarket

through abutting retail outlets.

Car parking associated with the


comprises a 60 space open unrestricted

car park to the immediate rear of the


a 30 space open unrestricted car park to

the north of the centre and rear of the

existing corner hotel.

Vehicle access to car parking is via

McPhillips Road, Burns Street and High

Street and delivery truck access is currently

restricted to informal loading bays in Burns

Street off Milton Street to the south.

The subject property extends across gently

sloping land generally falling from north to

south.

The site has a 4.75m fall along Victor Street

from McPhillips Road to the southern site

boundary, a 3.05m fall along Burns Street

Subject Property

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from McPhillips Road to the southern

central site boundary and 0.33m fall along

High Street from McPhillips Road to the

southern site boundary.

The site maintains a general fall of

approximately 2.12m from the western

Victor Street and McPhillips Road corner to

the eastern High Street and McPhillips

Road corner.

The subject property is generally devoid of

any significant vegetation, although it is

acknowledged some older cypress trees

exist towards to the McPhillips Road

northern frontage and older eucalypts to

the Victor Street and McPhillips Road north-

western corner.

The subject property, as noted, is located

in and fundamentally comprises the retail

and commercial town centre for the

Bannockburn Township.

Please refer to the accompanying Town

Planning Drawings to this submission,


Drawing No TP-00 ‘Context Plan’, Drawing

No TP-02 ‘Site Plan’ and Drawing No TP-02A

‘Coloured Site Plan’.

Subject Property

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2.3 Surrounding Land

North-Eastern Boundary

The subject property’s approximate 190.89m

north-eastern boundary abuts McPhillips Road,

a two-way access road.

It is noted there is no left turn into McPhillips

Road from High East when travelling south.

On the opposite side of McPhillips Road is a

strip of generally vacant grassland between

the railway line with an informal gravel car

park located towards the High Street

intersection, principally used it is understood

by hotel patrons.

Opposite the bisecting railway line is the

impressive heritage Bannockburn Railway

Station Restaurant building.

The north-eastern boundary to McPhillips Road

is currently centrally divided by Burns Street,

which extends from Milton Street (south) to

McPhillips Road (north).

North-Western Boundary

The subject property’s 117.72m north-western

boundary abuts Victor Street, a two-way

service access road, which has recently been

upgraded with sealing, provision of street car

parking spaces and curbing along the eastern

side.

On the opposite side of Victor Street is

generally vacant land associated with the

heritage former Bank Volt building, an icon of

Bannockburn.

On the opposite north-western corner of

McPhillips Road and Victor Street is the

Bannockburn Maintenance Depot, which

generally fronts McPhillips Road with side

vehicle access off Victor Street.

On the opposite south-western side of Victor

Street are established residential properties

fronting both Victor and Milton Streets.

No 9 Victor Street

The north-western boundary is presently also

influenced by a remaining residential property at

No 9 Victor Street, which extends 50.51m into the

site for a width of 21.51m and contains a free

standing single storey weatherboard with

corrugated pitched roof dwelling.

This interjecting residential property is located

20.37m from the subject property’s south-western

corner fronting Victor Street, separated by

another residential property at No 11 Victor Street

which is to be cleared for use in association with

the current development proposal.

The existing residential property at No 9 Victor

Street is currently separated from the subject

property along all property boundaries by open

wire fencing.

The existing unremarkable single storey

weatherboard dwelling is setback approximately

5m from the common 50.51m northern boundary

separated by a crushed rock vehicle driveway

and limited landscaping between.

The dwelling is setback approximately 20m from

the common 21.38m eastern boundary

separated by private open space.

The dwelling and land sit lower than the subject

surrounding adjoining land, midway along the

sloping Victor Street.

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South-Western Boundary

The subject property’s varying south-western

boundary abuts a residential property

containing a single storey dwelling at No 13

Victor Street, a residential property containing

3 x single storey units at No 12 Burns Street,

Burns Street midway, the existing open car

park and heritage Municipal Shire Hall

building property fronting High Street.

The residential property at No 13 Victor Street

contains a single storey weatherboard with

central corrugated iron roof form dwelling

with a varying splayed setback of between

approximately 1m-3m to a 1.8m high paling

fence for a length of 50.51m along the

subject property’s south-eastern boundary.

The residential property at No 12 Burns Street

contains three single storey brick with pitched

tiled roof form units setback between

approximately 1m-1.6m from the subject

property’s south-western boundary for a

length of approximately 51.5m and

separated by a newer 1.8m high paling fence.

The south-western boundary bisects Burns Street

midway extending for a length of

approximately 30.5m including the nature strips

on either side.

The south-western boundary envelopes the

existing 60 capacity open car park located to

the immediate south of the existing

Bannockburn Plaza Shopping Centre building

and is separated from the adjacent open car

park to a small retail centre containing bakery,

butcher and fruit and vegetable shop at No 14

Burns Street for a length of 62.24m by a 2m high

colorbond fence and narrow landscape strip.

With respect to the south-western car park

boundary which is separated from the adjoining

retail complex (above) and contains the

existing fence, it is noted the adjoining land

owners have repeatedly advised the boundary

fence is to stay and there remains no interest in

joining car parks post development.

The south-western boundary further extends

around the existing heritage Municipal Shire Hall

building property fronting High Street with a

20.07m rear and 38.31m side abuttal to this

important property.

The south-western boundary extending to the

High Street frontage generally extends along the

south side of the existing vehicle access road off

High Street located adjacent to the heritage

Municipal Shire Hall building property.

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South-Eastern Boundary

The subject property fronts High Street along its

approximate 96m south-eastern boundary.

High Street is a boulevard style dual road with

central dividing landscaped car parking strips,

strategically located roundabouts,

uncontrolled pedestrian crossings and

established trees.

As noted, the town centre is focussed around

High Street with the retail and commercial

centre located towards the north-eastern end

of High Street between the Milton Street and

the railway.

Located opposite the subject property on the

north-western corner of High Street and

McPhillips Road is an established service

station associated with Woolworths.

To the south of the service station, to the

south of the subject property on the opposite

side of High Street are a range of food, retail,

service industry, medical and related outlets

mixed with some remaining residential

properties at No’s 9 and 11 High Street.

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3 The Current Amending Proposal

3.1 Background to the Current Amending Proposal

3.1.1 Planning Permit No P10-326 – the original 2011 approved centre redevelopment

Planning Permit No P10-326 was issued by

the Golden Plains Shire Council on 24th

June 2011, approving the development of

land for the purposes of an extension to an

existing shopping centre, car park and a

partial waiver of the car parking

requirements.

The redevelopment and expansion to the

existing Bannockburn Plaza Shopping

Centre approved pursuant to Planning

Permit No P10-326 can be summarised as:

▪ Extension of the existing 3,837m2 Plaza

Centre building northwards towards the

McPhillips Road frontage to provide an

additional 4,714m2 ground level retail

floor space and 1,420m2 first floor level

commercial office floor space,

culminating in an overall centre floor

area of 9,971m2.

▪ Construction of a new car park located

between the northern end of Burns

Street, McPhillips Road and Victor Street

accommodating 326 car parking

spaces.

Planning Permit No P10-326 was not

pursued.

I do note however, the roundabout at the

intersection of Milton and High Streets,

constructed circa 2014 was undertaken and

completed by the Golden Plains Shire

Council and the Bannockburn Plaza

Shopping Centre land owners, at an

estimated cost of $300,000.00 to the

landowners, pursuant to Planning Permit No

P10-326 and in association with the pending

centre redevelopment and expansion.

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3.1.2 Bannockburn Town Centre Investment Strategy – useful 2008 resource reference document

The initial concept appreciation and

assessment associated with the accepted

need for the expansion of the

Bannockburn Plaza Shopping Centre and

town centre itself by the Golden Plains Shire

Council culminated in the 2008

Bannockburn Town Centre Investment

Strategy, prepared by Connell Wagner Pty

Ltd.

The Bannockburn Town Centre Investment

Strategy provides a comprehensive and

coordinated framework to facilitate retail

and commercial development that will be

required within the Bannockburn town

centre to support an expanding

population base.


Strategy provided the basis, justification

and support for the approval of Planning

Permit No P10-326 facilitating the

redevelopment and expansion of the

Bannockburn Plaza Shopping Centre.

Whilst acknowledging the Bannockburn

Town Centre Investment Strategy was

completed in 2008 and accepting that

Planning Permit No P10-326 was not

pursued, the following identified Objective

and related relevant Strategies remain

pertinent and have guided the current

proposed holistic redevelopment and

expansion of the Bannockburn Plaza

Shopping Centre:

Objective 3

To create a prosperous and sustainable

Bannockburn town centre.

Strategies

▪ Establish a logical framework for the

future development of the


▪ Facilitate opportunities to expand

retail and service activities to meet the

growth projections of Bannockburn

and district.

▪ Consolidate the existing commercial

precinct to build upon the compact,

intimate and accessible nature of the

town centre.

▪ Promote traffic management

outcomes that cater for increased

traffic and parking demands within the

town centre of Bannockburn which

can be expected with the continuing

growth of Bannockburn.

▪ Provide adequate and suitably

located car parking to cater for retail

and commercial land uses.

▪ Maintain the Village character of

Bannockburn through protection of

historic buildings, wide tree lined

avenues and low scale streetscapes.

▪ Provide attractive and usable public

open space adjacent to or within

within close proximity to the town centre

which encourage social activity (cafes,

restaurants, etc) and pedestrian and cycle

connectivity.

▪ The retail precinct should be developed in

a way that promotes a diversity of uses

within the town centre that sustain

activities during day and night. These

activities should include uses which cater

for a wide range of shopping needs and

experiences.

▪ Maintain active street frontages and an

active public realm by ensuring

development provides for public spaces

and active frontages to major roads and

pedestrian links.

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3.1.3 Original 2017 Proposal and Pre-Assessment Process – review, consideration and evolution

The proposed redevelopment and

expansion of the Bannockburn Plaza

Shopping Centre has taken into

consideration the 2011 centre

redevelopment and expansion approved

pursuant to Planning Permit No P10-326, the

strategic assessment and fundamental

platform constituting the grounds of

support and continuing relevant strategic

objectives of the 2008 Bannockburn Town

Centre Investment Strategy.

Progressive ongoing consultation with

Golden Plains Shire Council Officers had

taken place during 2017 reviewing the

preparation of the original proposal, in

particular Council’s Statutory and Strategic

Planning Departments, Traffic Engineers

and Sewer and Drainage Engineers.

Two meetings were held on 29th August

2017 and 7th September 2017 with Council’s

Statutory and Strategic Planning Officers

discussing key use issues, design issues,

vehicle access issues and infrastructure

components of the current proposed

redevelopment and expansion.

During preliminary consultations, the

original proposal had been overwhelmingly

supported and accepted as an

improvement upon the approved 2011


During preliminary consultations, the

following issues were raised and

acknowledged as principal advantage

components to the current proposal:

▪ pedestrian access, connectivity

and ease of movement

▪ integration and compatibility of

pedestrian and traffic flow within

the centre and between High

Street specialty retail outlets and

the Plaza Centre

▪ potential closure of the existing High

Street one-way traffic access road

▪ opening of the pedestrian links with

High Street particularly around the

existing heritage Municipal Shire

Hall building

▪ restricting truck delivery access to

McPhillips Road

▪ façade treatments and response to

the Bannockburn township

character

▪ village square area linking with

pedestrian accessways

Application for Planning Permit No P17-

269 was lodged with Golden Plains Shire

Council on 24th October 2017.

Subsequent to lodgement, the

application was carefully reviewed by

the Responsible Authority and also

advertised to the general public.

Detailed RFI requests, including raised

concerns with particular aspects of the

proposal, were issued by the Responsible

Authority.

Objections from adjoining and nearby

property owners were received.

Following a detailed and lengthy review of

initial concerns raised both by the Responsible

Authority and Objectors, it has been resolved

to review and amend the original proposal

accordingly and subject to this amending

application.

In essence, the current amending proposal

has evolved from consideration and respect

for issues raised by both the Responsible

Authority and Objectors to the original

proposal and presents a somewhat smaller

scaled redevelopment and expansion now

containing one 3,600m2 major anchor

Woolworths outlet, generous car parking,

accessible pedestrian linkages and public

spaces, safe and efficient vehicle access and

utmost built form respect.

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3.2 Overview to the Current Amending Redevelopment and Expansion to the Bannockburn Shopping Centre

It is proposed to redevelop and extend the

existing Bannockburn Plaza Shopping Centre

located between High Street and Victor

Street within the Bannockburn township

centre.

The redevelopment of the existing 3,837m2

Plaza Shopping Centre will culminate in an

impressive two level commercial centre with

an overall retail floor area of approximately

7,091m2 extending from High Street to Victor

Street on the approximate 2.7ha subject

property.

The redevelopment and expansion to the

centre is contained between McPhillips

Road, High Street, Victor Street and midway

along Burns Street with the removal of Burns

Street north as part of the current proposal.

The penultimate commercial development

with associated car parking and vehicle

access will extend to the McPhillips Road,

High Street and Victor Street frontages with

exception of the existing hotel site at the

north-eastern corner of McPhillips Road and

High Street and also including the residential

property at No 9 Victor Street.

The proposal has embraced the sloping

nature of the subject property resulting in a

respectful two-level split development

following the fall of land.

The current amending proposal

fundamentally differs from the originally

submitted proposal with the inclusion and

retention of only one large anchor retail

supermarket tenancy, being the 3,600m2

Woolworths.

Following ongoing review and research, it

has now been resolved that one large

anchor retail supermarket tenancy is

sufficient to cater for the needs of the

current and estimated future Bannockburn

Township population.

Other changes to the originally submitted

proposal include a reorganise of tenancy

layout, introduction of a main central

connecting pedestrian link, enlargement to

open public areas and the Village Square,

rationalisation to car parking and loading

areas and overall reduction in built form.

An important additional element

associated with the current amending

proposal is the removal of a staged

development process.

Alternatively, the current amending

application includes the overall

redevelopment and expansion, ensuring

confidence, certainty and assurance of

development that responds effectively to

the Bannockburn Township’s growth and

expansion needs.

The current amending proposal respectfully

seeks and, I note as has been verbally

advised by Officers of the Golden Plains

Shire Council will receive a minimum five year

planning permit, if granted.

It is acknowledged the issuing of a minimum

five year planning permit facilitates

adequately suitable time for the proposed

significant retail redevelopment and

expansion to be completed under the ambit

of the one planning permit.

By removing the previous staging sought for

the development process associated with

the originally submitted application, the

current amending proposal ensures a level

of confidence, certainty and assurance the

proposal will be completed as a wholistic

project and within an achievable specified

timeframe.

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3.3 Details of the Current Amending Redevelopment and Expansion of the Bannockburn Shopping Centre

3.3.1 Demolition

Upon completion and occupation of the

new part-centre, including the new

Woolworths supermarket, the existing Plaza

Centre or majority thereof is to be

demolished to make way for the completion

of the new overall Bannockburn Shopping

Centre.

The existing 3,837m2 Bannockburn Plaza

Shopping Centre complex is to be effectively

demolished with only retention and

upgrading of the eastern High Street

facades to existing specialty retail outlets.

In doing so, the existing village character

and pedestrian and commercial

connectivity with High Street and the town

centre are respected and retained.

The existing centre is required to be

demolished to ensure built form uniformity,

continuity, balance and connectivity of the

new overall Bannockburn Plaza Centre

across the subject property.

Demolition of the existing plaza centre

complex is necessary to accommodate the

new development and ensure that floor

levels and RL’s are maintained and

continuous throughout the entire centre and

the centre complex itself is spread across

one uniform floor level.




Drawing No TP-01 ‘Existing Conditions

and Demolition Plan’.

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3.3.2 Construction and Use

Accompanying the initial retention of the

existing centre, a new 5,336m2 split two-

level plaza centre complex including the

Woolworths Supermarket with associated

car parking will initially be constructed on

the vacant grassed land generally

bounded by McPhillips Road, Victor Street

and Burns Street north (to be removed).

The new plaza centre complex comprises a

large 3,600m2 Woolworths supermarket,

1,736m2 specialty retail floorspace, public

amenities and connecting pedestrian mall

access areas.

A new large ground level open car park

located between the Woolworths

supermarket, McPhillips Road and High

Street and accessed from McPhillips Road is

to be constructed.

The new open ground level car park will

accommodate 312 car parking spaces in

addition to 6 disabled spaces, 6 parents-

with-prams spaces, 40 bicycle parking

spaces, 2 drop-off spaces, 2 taxi parking

space and 3 trolley collection parking

spaces.

Located beneath the new Woolworths

Supermarket and car park and following

the fall in slope across the land, a new

lower split-level car park easily accessed

from both Victor and Burns Streets, will

accommodate 131 car parking spaces

in addition to 58 retail tenancy parking

spaces, 2 disabled spaces, 15 bicycle parking

spaces, 12 bicycle racks and 3 trolley

collection bays.

In addition to car parking, the lower split-level

also contains a pump room and two (2) x

large water fire tanks, a lift with foyer, services

area, bin storage area, public amenities and

loading area

Following completion of the new part plaza

centre complex, existing businesses within the

existing plaza centre will then relocate

including the Woolworths supermarket.

After businesses within the existing plaza

centre have relocated, the existing

Bannockburn Plaza Centre will then be

demolished, allowing final connecting

construction of the new Bannockburn Plaza

Shopping Centre to commence.

In addition, Burns Street north midway

between McPhillips Road and Milton Street,

and the existing one-way vehicle access road

to the High Street frontage will both be closed

and removed.

The completion of the plaza centre complex is

then to be constructed replacing the existing

plaza centre (demolished) and connecting

High Street with the completed new centre

complex and associated open car parking.

The completion of the plaza centre

development comprises an additional

1,075m2 internal specialty retail

floorspace, 680m2 specialty retail

floorspace to the High Street outlets,

connecting pedestrian mall access areas

and a central 394m2 Village Square open

area being the pedestrian focus point

linking the overall centre.

Beneath, a new lower level car park

connected with the existing Burns Street

rear open car park accommodating 58

of the overall car parking spaces and

connecting with the internal linking

access road is to be constructed.

As noted, a two-way linking access road

connecting all car parking areas is to be

constructed between the High Street

specialty retail outlets and the centre

fronted by extensive landscaping, large

covered pedestrian verandahs and

pending dual High Street shop front

activity.




Drawing No TP-01 ‘Existing Conditions

and Demolition Plan’.

________________________________________________________________________________________________________________________________________________________________________


3.3.3 Built Form Presentation – Architectural Design Brief

MC Architects Pty Ltd proudly designed

the current redevelopment and

expansion to the Bannockburn Plaza

Shopping Centre and have drawn

inherent inspiration derived from the

township itself and surrounding environs.

The Architectural Design Brief details the

design concept inspiration, colours,

materials, application and presentation

applied to the current development

proposal:

Design Concept

The concept behind the design for the

Bannockburn Shopping Centre

integrates the sociological ideals of a

central active community hub for the

burgeoning township with an aesthetic

that relates back to the historic

vineyards of the region

Design Concept Elements

Inspired from the vine covered hills of

the region, the concept has been

developed to draw on the view of

vineyards from ground and air. The

blurring overlapping rows of the

vineyards from the ground level, the

rigour of the aisles of the vineyards

when viewed from the air, and the

overhead view of two rivers framing

the township of Bannockburn are

combined to the sketch of overlapping lines

shown below.

Context

The site is situated on McPhillips Road to

the north, High Street to the east, Victor

Street to the west, residences, shops and

offices to the south with Burns Street

centrally accessing from the south.

Surrounding the site is the historical railway

line and station (renovated into the

Bannockburn Station Restaurant) is

orientated to the north of the site; food,

retail, medical and service station are

located on the opposite side of High Street;

residences are located to the south-west;

the historical Shire Hall is situated to the

south-east and the Bakery, Butcher, Fruit &

Vegetable shops, real estate office are

situated to the south-east.

Schools and community centres are located

to the south with another school proposed to

the south-west of the site.

Site Layout

The site layout for the proposed Bannockburn

Shopping Centre derives from a series of

parameters: (a) the onsite conditions including

the existing carpark and plaza, (b) the

surrounding context and access to the site as

well as (c) the requirements of the large-scale

retail tenant Woolworths.

These parameters, together with the desire to

create a community hub for the fast-growing

Bannockburn township drove the design of the

shopping centre grounded by two large

format shops and integrated with a ‘village’ of

smaller retail tenants and spaces design as

points of connection for social interaction.

Heights

The height for various areas are dictated by

the large and small-scale tenants, which

facilitate the central focal point of the Village

Square community hub. The slope across the

site from north to south allows for tenancies

over two levels to the south of the

development. This activates the Burns Street

frontage and connects to the existing shops

________________________________________________________________________________________________________________________________________________________________________


and office located to the southern

adjacent boundary, as shown on the

Context Plan TP-00.

The central village roof slopes to the south

of the site to soften the height of the

development from the southern

approach of Burns Street and whilst

allowing sunlight into residents to the

south of the development. The central

village roof continues over the tenancies

so that the southern elevation reads as

continuous. This also maximises the

sunlight into the central village area and

balances the heights of the McPhillips

facade to the larger Woolworths retail

tenancy.

The McPhillips - Victor Street corner

incorporates a stepped green wall to

relieve the overall height of the

Woolworths retailer, shown in Northern

Perspective view. The Victor Street

elevation height is dictated by the

Woolworths outlet, however the large

area is capitalised on with community

artwork proposed for the facade.

The High Street facade maintains the

existing hotel & shops and their

architectural and heritage significance,

as well as social significance as an

existing focus for community life.

Maintaining these existing shops alleviates

the height of the development from High

Street.

The rear High Street elevation incorporates

an awning to provide shading to glazing

but also enclosing the pedestrian pathway

providing protection to occupants.

Colours

The colours selected for the development

link to the history of the area. The bluestone

colours are referenced from the surrounding

area, the timber and metal detailing are

drawn from wine barrels utilised on the

vineyards, and the blues and purples

derived from the colours of grapes.

The use of bluestone ties to the Bannockburn

Station Restaurant across the road, a subtle

gesture to the surrounding historical context

in which the development is located. The

use of timber battens and green walls

derives from the vineyard aesthetic and also

works to soften the built form.

A detailed materials specification is shown

on the Materials Schedule TP-08.

________________________________________________________________________________________________________________________________________________________________________


Design

The layering of line work of the concept

sketch above led to the design of the

shopping centre that when viewed in

plan has both straight shop fronts and

curved canopies.

This overlapping line work returns in

various forms throughout and at a

number of scales, both in the

landscaping and outdoor seating areas,

the balcony along the southern face of

the shopping centre and the feature

facades around the development.

The balustrade to the southern facade

incorporates the design concept sketch

through utilising two overlapping lines and

providing cu-tout thin extrusions at equal

spacings.

The extrusions are cut out as triangular

forms with the bottom and top point

being in line with the balustrade behind

and the point lining up to the height of

the undulating line.

One extrusion of each pair follows a single

line and maintains the same colour across

the balustrade to provide a dynamic

wave across the facade. The Southern

Perspective view below shows this

proposal.

The facade along the southern face of

the development draws on the wine

element of the design, taking three types

of wine glasses, simplifying them and

overlapping them in two forms.

The wine glasses were ‘filled’ with varying

quantities and infilled utilising the grape

colours mentioned above in the two

different forms. The blue is used for infill on

the top form with purple used where

quantities overlap.

The colours are reversed in the second

form.

The two forms then overlapped to produce

the pixelated, playful abstraction on the

concept linking in with the vineyard history

of the area.

Community Hub

The proposal draws the community in from

the various vehicular and pedestrian

access points into the site.

The Traffic Report provides details on

primary vehicular movements, and the

Pedestrian Access Plans outline the

numerous connections outside, into and

within the site. The existing High Street

carpark entry has been removed to

establish a more pedestrian friendly zone in

the existing social significant area. The

multiple access points around and in the

site all lead and pass through the Village

Square to establish this area as a place of

social interaction.

The ‘village’ creates a space to shop and

connect with friends and fellow residents.

The design of the ‘village’ has been

generated with the intention of focusing on

the human scale. Externally, outdoor seating

areas have been integrated with planter

boxes to create a buffer between the centre

and car park and promote an accessible

welcoming atmosphere for residents.

The canopy wraps around the outdoor

seating area in a gentle curve, lined on the

underside with timber battens, once again not

only visually linking to the vineyards of the

region but also softening the dark canopy and

creating an intimate space underneath.

Internally skylights over the entries give natural

light to the interior and large passages

between the small tenancies allow

opportunities for internal seating and planting,

bringing the social external zone inside.

Signage

Signage locations and details are shown on

TP-02F: one 12m Pylon sign is specified for

McPhillips Road which is shown on Northern

Perspective View above; two pedestrian scale

Pylon signs are located at the High Street and

Burns Street pedestrian entry points; six carpark

direction/informational signs facilitate

vehicular movement around the site; three

pedestrian signs assist occupant movement;

two Plaza Central signs to High Street and rear

of existing tenancies; three Plaza Central north

signs above the canopy in the Village; one on

the eastern elevation: three Plaza Central

entry signs below the canopy in the Village;

one Plaza Central south sign above the

________________________________________________________________________________________________________________________________________________________________________


southern entry on the upper level; one

plaza central sign above the airlock from

the High Street tenancies: two tenancy

signs are suspended under the canopy in

the Village; four tenancy signs are

mounted to columns for the rear of

existing High Street tenancies; two

Woolworths signs to eastern and western

elevations of Woolworths tenancy: one

tenancy sign to the north of the two-level

tenancies.

Note: advertising signage details are

preliminary and further details are to be

finalised subsequent to future tenants and

owners.

Signage is also shown on Elevations TP-05

& TP-06 and Perspective views throughout

this document.

Review of Architectural Design Brief

In essence, the architectural design brief for

the new Bannockburn Plaza Shopping

Centre provides for varied yet

representative elevations and presentations

that reflect and respond to elements of the

surrounding town and region.

The rear built form presentation to Burns

Street in particular presents a pixelated

coloured elevation derived from the

region’s wine industry with wine glasses

forming the basis for display.

Active shop front activity and the Village

Square fronts McPhillips Road central and

the Woolworths supermarket McPhillips

Road frontage is adorned with stepped

landscaping treatment behind extensive

landscape corner treatments.

The Woolworths supermarket Victor Street

frontage is also adorned with stepped

landscaping treatment behind extensive

landscape corner treatments with

Community Art Space provided to create

visual stimulus and interest to this street

frontage.




Drawing No TP-05 and TP-06 ‘Elevations’,

Drawing No TP-08 ‘Materials and Colours

Schedule’, Drawing No TP-10 ‘Detail Plans’

and Coloured Perspectives.

________________________________________________________________________________________________________________________________________________________________________


3.3.4 Building Heights

Varying Heights

The new Bannockburn Plaza Shopping

Centre presents varying building heights

resulting from the fall-in-slope of land across

the site and particularly from the McPhillips

Road frontage away and down to the

Burns and Victor Streets residential zoned

land and properties.

Whilst presenting as single level to the main

190.89m McPhillips Road frontage, the

unavoidable 4.75m fall-in-slope of land has

directly resulted in the spilt two-level

development to the (rear) lower portion of

the site towards Burns and Victor Streets

residential zoned land and properties.

Accepting the above, inherent to the

design and layout of the centre, utmost

respect and consideration has been

provided to such properties by way of:

▪ satisfactorily responsive building

setbacks

▪ built form articulation

▪ extensive boundary landscaping

▪ new high solid boundary fencing

▪ flat roof form

In this regard, it is accepted concern has

particularly been expressed by the owner

and occupant of No 9 Victor Street, the

remaining residential property within the

commercial zoned centre land, to the 11m

high walls presented to the property.

In response, the 11m high walls are a direct

result of the aforementioned sloping nature

of the land and are unavoidable.

As detailed, a paramount pedestrian

friendly feature to the new centre is

maintenance of one consistent floor level

(RL119.70) across the entire centre,

benefiting the wider Bannockburn

community.

The result is a fundamental single level

development to the McPhillips Road

northern side and an unavoidable two-

level development to the Burns and Victor

Streets southern side and No 9 Victor Street.

The alternative option of splitting the centre

to follow the slope-in-land across the site

and accordingly present a single level wall

to No 9 Victor Street, would result in the

unfortunate need for significant stairs within

the split-level centre, accessibility problems,

construction problems and would be to the

considerable detriment of the wider

Bannockburn community.

Whilst such an outcome would potentially

resolve only the perceived concerns of No

9 Victor Street, the resultant detrimental

impacts to the centre and wider

Bannockburn community, shoppers, prams,

disabled and similar would be considerable

and ongoing.

Accepting such, the resultant unavoidable

two level high walls presented to adjoining

southern residential properties and No 9

Victor Street are setback adequately and in

accordance with pertinent planning

setback requirements to ensure there will

not result undue impact by way of

perceived excessive scale and bulk.

Building heights across the centre vary and

comprise:

North McPhillips Road Frontage

▪ 4.917m – 5.523m single level

▪ 7.25m two level component

▪ 8m Woolworths side elevation

West Victor Street Frontage

▪ 8m – 11m Woolworths rear elevation

South Rear Boundary

▪ 7.91m undercroft rear elevation

East High Street Frontage

▪ unchanged

________________________________________________________________________________________________________________________________________________________________________


3.3.5 Open Space, Pedestrian Linkages and Town Centre Connectivity

The inclusion of formal open space areas,

pedestrian connectivity and linkages with

the town centre have been fundamental

principles adopted and embraced within


Centre.

Pedestrian comfort, safety, ease of access

and connectivity with the town centre and

throughout the new plaza shopping centre

are paramount considerations of the

current proposal.

The new plaza shopping centre focuses

upon pedestrian connectivity with

adjoining roads including McPhillips Road,

Victor Street, Burns Street and importantly

High Street.

The closure of the existing High Street one-

way access road adjacent to the central

heritage Municipal Shire Hall building

introduces new shop fronts, pedestrian

pathways, seating and landscaping

facilitating an excellent transitional

connection with High Street and the

traditional town centre.

The retention of the High Street frontage

and pedestrian entrance to the new plaza

shopping centre respects the High Street

commercial streetscape character and

existing conventional connectivity with High

Street.

.

To the rear of the High Street specialty retail

shops and between the new plaza centre is

an internal two-way traffic access road

connecting car parks and fronted by

covered pedestrian pathways, dual High

Street shop fronts, landscaping, furniture and

safe and open crossings.

Externally, pedestrian linking pathways are

provided to the village square and internal

malls, between McPhillips Road and Burns

Street and throughout the large open car

park.

Internally, pedestrian linking accessways are

provided connecting High Street with the new

Woolworths adjacent to Victor Street.

A fundamental pedestrian friendly safety

component to the new plaza shopping centre

has been to maintain a consistent floor level

(RL 119.70) across the ground level to the entire

centre.

In doing so, safe ease of access for pedestrians

including trolleys is maximised throughout and

across the ground level to the centre with a

________________________________________________________________________________________________________________________________________________________________________


public lift facilitating safe and efficient

access to the lower level.

Centrally, the introduction of the covered

394m2 Village Square open area provides a

pedestrian focus point within the overall

centre, being easily accessible from High

Street and throughout the centre itself.

Impressively, the network of new pedestrian

pathways are all connected and linked to

the main pedestrian mall-style accessway

which at ground level links High Street to

the village square and Woolworths.

At lower level, pedestrian pathways provide

safe and ready access from Victor Street by

an inviting open landscaped walkway to

the public lift.

Overall, there is in excess of 1,000m of new

pedestrian covered mall walkways,

connecting footpaths and landscaped

pathways throughout the new

Bannockburn Plaza Shopping Centre linking

with adjoining streets, the High Street

frontage, central heritage Municipal Shire

Hall property and the Village Square.




Drawing No TP-02B ‘Pedestrian Upper

Access’ and Drawing No TP-03B ‘Pedestrian

Lower Access’.

________________________________________________________________________________________________________________________________________________________________________


3.3.6 Car Parking and Bicycle Parking

Car Parking


Centre includes a total of 519 car parking

spaces including 8 disabled parking

spaces.

A new open McPhillips Road ground level

car park will accommodate 312 car

parking spaces in addition to 6 disabled

spaces, 6 parents-with-prams spaces, 20

bicycle parking spaces, 2 drop-off

spaces, 2 taxi parking space and 3 trolley

collection parking spaces.

Located beneath, a new lower split-level

car park easily accessed from both Victor

and Burns Streets, will accommodate 131

car parking spaces in addition to 58 retail

tenancy parking spaces, 2 disabled

spaces, 15 bicycle parking spaces, 12

bicycle racks and 3 trolley collection

bays.

In addition, a new lower level car park


rear open car park will accommode 58

car parking spaces and connects directly

to Burns Street and to the internal linking

access road, allowing customers to

readily traverse the centre until a suitably

located parking space is found.

Accepting there is 3,600m2 floor space

associated with the Woolworths

supermarket and 3,500m2 floor space

associated with the remaining speciality

retail outlets, the statutory planning

requirement pursuant to Clause 52.06 to

the Golden Plains Planning Scheme is a

total of 320 car parking spaces for the

current amending proposal.

As noted, there are 519 car parking

spaces provided, easily exceeding the

statutory requirement by 199 spaces.

All parking spaces and access aisles are

dimensioned in accordance with a

Woolworths specification which exceeds

both Australian Standard AS2890.1 and

Golden Plains Planning Scheme

requirements.

Please refer to the amending Traffic

Impact Assessment Report (amending)

prepared by TTM Consulting (Victoria) Pty

Ltd accompanying this submission.

Please also refer to the accompanying

Town Planning Drawings to this submission,


Drawing No TP-02 ‘Site Plan’, Drawing No

TP-02A ‘Site Plan Coloured’, Drawing No

TP-03 ‘Lower Level Plan’ and Drawing No

TP-03A ‘Lower Level Plan Coloured’.

Bicycle Parking

▪ The total requirement for bicycle parking for

the development is 33 bicycle parking spaces

in addition to provision of 2 showers with

associated change room for employees.

▪ The current amending proposal provides for a

total of 40 bicycle parking spaces with suitably

located showers and change rooms.

▪ By allocating separate numbers to employee

and customer parking spaces, it is accepted

provision for 15 employee parking spaces and

34 principally undercover bicycle racks (being

64 bicycle spaces) are provided for in

accordance with the Traffic Report findings.

Please refer to the amending Traffic Impact

Assessment Report (amending) prepared by

TTM Consulting (Victoria) Pty Ltd

accompanying this submission.

Please also refer to the accompanying Town

Planning Drawings to this submission, prepared

by MC Architects Pty Ltd, Drawing No TP-02

‘Site Plan’, Drawing No TP-02A ‘Site Plan

Coloured’, Drawing No TP-03 ‘Lower Level

Plan’ and Drawing No TP-03A ‘Lower Level

Plan Coloured’.

▪

________________________________________________________________________________________________________________________________________________________________________


3.3.7 Vehicle Access and Loading

Customer and Staff Vehicle Access

The accompanying Traffic Impact

Assessment Report prepared by TTM

Consulting (Victoria) Pty Ltd indicates the

expanded centre will generate an

additional 294 peak hour vehicle

movements which can be more than

adequately accommodated by the

surrounding road network.

Customer and staff vehicle access to the

centre’s car parking areas is readily

available via McPhillips Road, Burns Street

and Victor Street.

Two double 6.5m wide crossovers off

McPhillips Road provide safe and

convenient access to the main ground

level car park containing 326 parking

spaces with 2 drop-off spaces.

A double 6.5m wide crossover to Victor

Street provides safe and convenient

access to lower level parking containing

133 spaces.

Burns Street provides safe and convenient

access to the Burns Street car park

containing 58 parking spaces and to lower

level parking.

All car parking areas are internally

accessible via the internal two-way vehicle

access link to the rear of the High Street

specialty retail outlets, avoiding the need for

customers to have to vacate the centre to

access different car parks should one or

more be full.

Preliminary civil design indicates that the

internal access link is designed to achieve

the required rise clear of the rear of the High

Street specialty outlets whilst maintaining

DDA gradient requirements for the

pedestrian pathways fronting the

accessway.

The layout of car parking on the site

addresses the fall in level from McPhillips

Road at about RL 119 down to the existing

Woolworths car park which is to be modified

at a level of around RL 116.

Gradients within all car parking areas are

minimal in accordance with Woolworths

requirements.

Kerb and channel and footpath

construction across the McPhillips Road

frontage with appropriate left turn lanes for

the two driveway crossovers to the site and a

left turn lane at the intersection of Victor

Street with McPhillips Road ensure safe

customer vehicle access to and from the

centre is assured.

Loading and Access

A major loading dock is provided off

McPhillips Road to the Woolworths

supermarket, capable of

accommodating semitrailer access

and facilitating the safe and forward

movement of such vehicles to and

from McPhillips Road.

A second double loading dock

allowing for two vehicles with

adjacent waste storage room,

servicing the specialty outlets, is

located centrally at lower level and is

directly and safely accessed via Burns

Street.

In addition, two parking space

loading zones are provided to the

eastern end of the McPhillips Road

car park, one directly servicing the

existing hotel and another directly

servicing and accessible to the High

Street specialty retail outlets.

Please refer to the amending Traffic

Impact Assessment Report

(amending) prepared by TTM

Consulting (Victoria) Pty Ltd


________________________________________________________________________________________________________________________________________________________________________


3.3.8 Landscaping

Landscaping throughout the centre is

extensive, particularly to the McPhillips Road

frontage, open car parks, Victor Street vehicle

access, High Street pedestrian link and the

Village Square.

The McPhillips Road frontage is to be

extensively landscaped including large

Eucalyptus Leucoxylon ‘Yellow Gum’ (over 9m

height), Crassula Ovata ‘Money Plant’ (less

than 9m height), Melaleuca Linariifolia

‘Hedgemaster Lilly Pelly’ (1m-2m height) in

addition to several other lower bushes and

grasses.

The McPhillips Road frontage to the

Woolworths supermarket and its loading

entrance is particularly softened with

landscaping treatment to the McPhillips Road

and Victor Street northern corner.

The McPhillips Road main car park is also

sensitively landscaped around pedestrian

linkages and street frontages including large

Eucalyptus Leucoxylon ‘Yellow Gum’ (over 9m

height) to provide and assist with shade cover.

I note a conscious and responsible decision

has been adopted not to include landscaping

by way of established trees to actual parking

areas within the main McPhillips Road car park.

This decision was resolved given advice from

the Landscape Architect regarding poor soil

type and location within a low rainfall area

and the recognised associated long-term

problems with falling branches, aging, etc., and

accepting such ‘landscape techniques’ are

now not generally used nor encouraged.

Whilst such trees would provide a level of

shading, it is further accepted there is more than

ample undercover on-site parking provided

within the lower level car park with shade cloth

over the six parent parking spaces and 33

additional customer spaces.

The rear existing car park is also to be upgraded

and landscaped particularly to its Burns Street

frontage including Acacia Implexa ‘Lightwood’

(6m-9m height) to provide and assist with shade

cover.

The tree-lined Victor Street vehicle access road is

to be landscaped particularly taking into

consideration its location between No 9 Victor

Street and abutting residential properties to the

south.

The southern side boundary to No 9 Victor Street,

separated from the adjoining Victor Street

access road by a minimum 2m wide pedestrian

footpath, is to be landscaped including a

minimum 3m high acoustic fence, large

Evergreen Acacia Implexa ‘Lightwoods’ (6m-9m

height) to the entrance and numerous

Dodonaea Viscosa ‘Hop Bush’ (over 2m height).

The southern boundary abutting residential

properties at No 13 Victor Street and No 12 Burns

Street contains numerous Westringia Jervis Gem

‘Native Rosemary’ (1m-2m height) and Acmena

Smithii ‘Hedgemaster Lilly Pilly’ (1m-2m

height) aligning the solid timber

boundary fence.

The inclusive Village Square within the

centre itself is to be sensitively

landscaped with low level shrubs and

similar plants within substantial planter

boxes designed and sited to maximise

pedestrian comfort whilst acknowledging

the overhead cover and solar access

opportunities located to enclose the

village square contributing to safety with

separation from parking.

The main High Street pedestrian access,

replacing the existing vehicle access

road and located adjacent to the

existing heritage Municipal Shire Hall

building is to include pathways, seating

and extensive landscaping treatment to

complement existing vegetation and

established trees.

Landscaping to this important focus High

Street location significantly softens the

existing streetscape character,

welcoming pedestrians to the centre via

open landscaped pathways.

Please refer to the detailed amending

Landscape Plans accompanying this

application, prepared by Wallbrink

Landscape Architecture Pty Ltd.

________________________________________________________________________________________________________________________________________________________________________


3.3.9 Stormwater Drainage

Accompanying this planning submission is a

Stormwater Impact Assessment Report

prepared by Van Der Meer Pty Ltd.

Stormwater Impact Assessment Report

Purpose:

‘This report aims to provide the stormwater

quantity and quality assessment of the

proposed development due to increasing

of the impervious area and the overland

flow towards Burns Street whereas the

existing council drainage system is at

capacity within this area as described in

GHD, 2015 report.

Therefore, on-site detention has been

considered for major and minor drainage

systems to meet the requirement of Golden

Plains Shire.’

The Van Der Meer Pty Ltd Stormwater Impact

Assessment Report accepts:

‘Golden Plains Shire is the responsible

authority for minor and major drainage

networks.

As outlined in the (existing) planning permit,

Golden Plains Shire requires the owner to

construct at own cost, drainage works

between the subject site and the Council

nominated point of discharge, and design

for overland flow path at Average

Recurrence Interval (ARI) of 100 years.

Internal drainage and method of disposal

of stormwater from all roofed and sealed

areas must be designed to and approved

by council.’

With respect to major drainage across the

sloping site, the Report identifies:

‘The major drainage system shall comprise

of planned drainage routes and overland

flow paths.

The system will be designed to manage

runoff on-site to avoid the increase of

overland flow to adjacent drainage

systems.

In addition to the minor drainage storage,

the major drainage system is required to

take the gap storage between 1 in 100 and

1 in 20 year ARI.

In order to meet the additional storage

requirement, the upper level car park will

act as a large shallow storage area. The

average ponding height in the carpark 1

and carpark 2 is 55mm and 25mm

respectively, so the ponding volume within

the car park is 167.62m.

Therefore, the total storage volume will be

provided by the combination of

underground storage tank (for minor storm

events) and surface storage within the

carpark (for major storm events).

The Report concludes:

‘This report aims to provide the

drainage assessment on the proposed

commercial development at

Bannockburn.

The overland flows are controlled within

the development area.

The permissible site discharge (PSD) is

limited to 100 year ARI of pre-

development flow for minor storm

event.

The on-site detention volume storage is

adopted for 20 year ARI and 100 year

ARI of post-development for minor and

major storm events respectively.

In addition, the partial ponding on

carpark was taken into consideration

for major storms, where the carpark

was shaped to maximise its capability

in 100 year ARI.

Water sensitive urban design has been

managed on site and it satisfies the

Infrastructure Design Manual

requirement under section 20.3.1’

________________________________________________________________________________________________________________________________________________________________________


3.3.10 Advertising Signage

Centre Advertising Signage comprises:

▪ 1 x 12m high pylon sign

centrally to McPhillips Road

adjacent to vehicle entrance

▪ 2 x 2.7m high pylon signs

(pedestrian scale) to the High Street

and Burns Street pedestrian entry

points

▪ 6 x 2m high carpark direction signs

assisting vehicular movement

around the centre car parks to the

Woolworths loading dock, Victor

Street crossover, Burns Street entry,

top and bottom of internal link road

and McPhillips Road entry

▪ 3 x 2m high pedestrian sign

to Victor Street to assist occupant

movement from southern retail

outlets, pathway through McPhillips

Road carpark, village square entry

and Burns Street pedestrian

pathway to the lower foyer

▪ 1 x Plaza Central sign

to High Street entry and rear of

existing tenancies


to Burns Street entry


to Victor Street entry

▪ 6 x Plaza Central signs

below awnings to entry doorways, three

above fronting McPhillips Road carpark

▪ 2 x tenancy signs

provided beneath awnings and

mounted to columns within the centre

▪ 2 x Woolworths signs

to McPhillips Road car park frontage

and Victor Street rear elevation

▪ 4 x High Street tenancy signs fronting

internal road,

▪ 1 x tenancy sign for two level tenant

Proposed advertising signage is

commensurate to the commercial plaza

centre and generally accords with

approved advertising signage pursuant to

Planning Permit No P10/326.

As noted, tenancy signage details will be

subject to future tenant and owner

specifications and details.

Signage details and locations are shown on

Drawing No TP-02F and Elevations TP-05 & TP-

06 to the accompanying Town Planning

Drawings prepared by MC Architects Pty

Ltd.

Major Pylon Sign

________________________________________________________________________________________________________________________________________________________________________


3.3.11 Recycling and Waste Management Plan

The Bannockburn Shopping Centre

have appointed a private waste

management company as its recycling

and waste provider.

The appointment of a private waste

management company will enable

Bannockburn Shopping Centre to

ensure consistent services and to

effectively manage both general waste

and recycling requirements. The private

waste management company will also

provide detailed reporting for

compliance with Bannockburn

Shopping Centre sustainability

requirements.

Governments are scheduled to

increase dramatically landfill costs in the

next few years with the aim of reducing

waste to landfill and facilitating

recycling initiatives. Future landfill cost

increases make the introduction of

recycling now both prudent and cost

effective.

Therefore, Bannockburn Shopping

Centre will have the following services in

place:

• Paper & Cardboard Recycling

• Plastic Recycling

• General Waste

While the collection of the three required

materials is mandatory for the best

financial and environmental outcomes,

the type of services used to collect each

material is flexible to suit the individual

needs of the tenants.

The waste management report outlines

the main service recommendations and

options which should be implemented at

Bannockburn Shopping Centre. An

experienced representative from the

private waste management company will

work through each possibility.

Paper and Cardboard

At the Bannockburn Shopping Centre,

paper & cardboard is predominantly

generated from packaging, office paper

and spent magazines/catalogues. There

are two main methods to collect, store

and transport paper and cardboard from

Bannockburn Shopping Centre tenancies

– a baler system or front lift bin system

(pictured below).

There will be baler

Balers – Advantages

▪ Ideal for sites producing high volumes

of paper and cardboard

waste.

▪ Ideal for sites with room constraints.

▪ Up to 4:1 compaction ratio ensures

maximum efficiency and cost savings.

▪ Reduced interruption to loading and

unloading areas.

▪ Balers can be customised by size,

usage requirements, manual or

automatic feed rates.

General Waste

▪ The general waste generally

generated by the supermarket,

cafes and smaller amounts by the

other tenants.

▪ Woolworths shall have bins in their

tenancies which are secured from

vermin and the public. A bin shall

also be located in the bin room for

the use of the other tenancies, again

secured from vermin and the public.

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Text Box

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Snapshot

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▪ The Bin rooms shall have a bucket

trap and was down facilities with

hot and cold water so the bins can

be cleaned.

Front Lift Bins – Advantages

▪ Perfect for sites producing medium

volumes of paper and cardboard

waste.

▪ Minimal handling.

▪ Option of 3m3 or 4.5m3 bins.

▪ Containers come in a designated

colour and are clearly labelled as

‘paper & cardboard only’

▪ Relatively inexpensive, user friendly

and suitable for light to medium

density waste production.

Plastics

There are two main methods that SITA

recommends to collect, store and transport

plastic from Bannockburn Shopping Centre

Sites – a baler system or cage/frame bin

system.

Balers – Advantages

▪ Ideal for sites producing high volumes of

plastic waste.

▪ Ideal for sites with room constraints.

▪ Up to 4:1 compaction ratio ensures

maximum efficiency and cost savings.

▪ Reduced interruption to loading and

unloading areas.

▪ No mess. Minimal handling.

▪ Usually achieve higher diversion.

▪ Balers can be customised by size, usage

requirements, manual or automatic

feed rates

Bale Bag and Frame – Advantages

▪ Ideal for sites producing small to medium

levels of plastic waste.

Public Waste Management

Waste management in the public areas

shall be managed by the provision of

bins for the use of the public to collect

general waste and recyclable waste.

These bins shall be located in easily

accessible locating inside and outside

the centre and shall be managed by

the private waste management

company.

External bins are coloured to clearly show

the nature of the waste for each bin.

Internal Bins are easily identifiable by their

colours.

________________________________________________________________________________________________________________________________________________________________________


3.3.12 Construction Management Plan

Accompanying this planning submission

is a Construction Management Plan

Report prepared by Lansky

Constructions Pty Ltd.

The Lansky Constructions Pty Ltd

Construction Management Plan Report

identifies as its Scope:

‘This procedure applies to all design

and/or development activities and

products undertaken or provided by

our company References Standard

Clause(s) ISO 9001: 2015 AS/NZS 4801:

2001 AS/NZS/ISO 14001: 2015

Definitions

Design Input: Required standards or

specifications that are to be met by a

design (performance, physical, visual,

or other standards and specifications)

Design Output: Results of design. (e.g.

prototypes, models, drawings etc. or

the product itself)

Design Review: The study or inspection

of a design to assess progress,

suitability, and/or feasibility

Design Verification: The assessment of

a completed design against

applicable criteria as specified by

design input requirements

Design Validation: Confirmation that the

design meets the requirements of all

relevant design inputs (Usually carried out

by the relevant Statutory Body, the

customer, or their authorised agent)

Development Change: Growth, or

improvement over time

Relevant Person in Control: The person with

the delegated responsibility of managing a

particular design or development (or any

stage of the design or development)’

Health and Safety Objectives

‘The Health Safety Security & Environmental

(HSSE) objectives are:

▪ To achieve an accident free

workplace

▪ To make HSSE an integral part of every

managerial and supervisory position.

▪ To ensure HSSE is considered in all

planning and work activities.

▪ To involve our Employees in the

decision-making processes through

regular communication, consultation

and training.

▪ To provide a continuous program of

education and learning to ensure that

our employees work in the safest

possible manner.

▪ To identify and control all potential

hazards and environmental risks in

the workplace through hazard

identification and risk analysis.

▪ To provide effective injury

management and rehabilitation

for all Employees.

▪ Pro-active planning of all work

activities with due consideration

given to implementing controls

that are suitable to each given

situation.

▪ Understanding the total work

process and associated risks.

▪ Ensuring the work team is totally

committed to achieving our

objectives.

▪ Ensuring that open and honest

communication exists between

management and all Employees

and Subcontractors.’

Construction and Environmental

Objectives

▪ ‘Construction the Project in

accordance with construction &

environmental approvals

▪ Compliance with all legal

requirements

________________________________________________________________________________________________________________________________________________________________________


▪ Implement a comprehensive EMS

that meets the requirements of

AS/NZS ISO 14001

▪ Engage with the effected

community, minimize complaints

and respond to any complaints

within a suitable timeframe

▪ Continuously improve

environmental performance’

Construction Site and Traffic

Management Plan

Objectives

▪ ‘To address construction site and

traffic issues arising from the

works and to establish general

guidelines and standards that

address the issues.

▪ Manage site establishment to

ensure that issues between

construction activities address

local operational facilities and

community activities in the area.

▪ To carry out consultation with the

appropriate stakeholders in order

to provide appropriate traffic

management that will avoid

conflict between construction

and operational facilities and

activities in the area.

▪ To improve construction traffic

movement on the project site by

controlling the constraints imposed by

the site conditions.’

The accompanying Lansky Constructions Pty

Ltd Construction Site and Traffic

Management Plan addresses trade and

management parking, site entry and exiting,

pedestrian movement and perimeter

fencing, ensuring there will result no impact

upon any adjoining properties or land from

the proposal during construction works.

________________________________________________________________________________________________________________________________________________________________________


4 Compliance with Relevant State and Local Golden Plains Planning Policy and Controls

4.1 State Planning Policy Framework (SPPF)

Regional Victoria

Clause 11.07

The following Clause 11.07 ‘Regional

Victoria’ elements have some relevance

to the current application to redevelop

and expand the existing Bannockburn

Plaza Shopping Centre.

‘Regional Planning Objective

To develop regions and settlements

which have a strong identity, are

prosperous and are environmentally

sustainable.’

‘Regional Victoria’s competitive

advantages

Maintain and enhance regional

Victoria’s competitive advantages by:

▪ Strengthening settlements by

ensuring that retail, office-based

employment, community facilities

and services are concentrated in

central locations.’

‘Liveable settlements and healthy

communities

Promote liveable regional settlements

and healthy communities by:

Encouraging the development of compact

urban areas which are based around

existing or planned activity centres to

maximise accessibility to facilities and

services.’

Compliance with Clause 11.07

As highlighted at Section 2.1 ‘Bannockburn

Township’ to this submission, Bannockburn

remains an attractive, growing, accessible

and desired destination within the Golden

Plains Shire, reflecting its’ high population

growth rates over recent years.

This major commercial development

proposal of regional importance is the

product of a long and detailed planning

process undertaken in consultation with the

Golden Plains Shire, review and

consideration of submissions lodged in

response to the original proposal and

review of initial referral responses.

The resulting current amending

development proposal strikes an excellent

balance between preserving the existing

town centre locational character and

responding to the growing retail and

commercial demand within the

Bannockburn town centre and existing

plaza centre arcade.

The current amending Bannockburn Plaza

Shopping Centre redevelopment and

________________________________________________________________________________________________________________________________________________________________________


expansion supersedes the existing plaza

building, the previous 2011 shopping

centre expansion approved pursuant to

Planning Permit No P10-326 and the 2017

original proposal as the most suitably

dominant feature to the Bannockburn

central business core.

The current amending Bannockburn Plaza


expansion will considerably assist with the

overall strengthening and consolidation of

the Bannockburn Town Centre of benefit

to the township itself and wider Golden

Plains Shire.

________________________________________________________________________________________________________________________________________________________________________


Environmental Risks

Clause 13

Noise and Air

Clause 13.04

‘Noise Abatement Objective

▪ To assist the control of noise effects on

sensitive land uses.

Strategy

Ensure that development is not

prejudiced and community amenity is

not reduced by noise emissions, using a

range of building design, urban design

and land use separation techniques as

appropriate to the land use functions

and character of the area.’


The overall commercial development itself

is orientated to the McPhillips Road, Victor

Street, High Street and existing rear open

Burn Street car park and away from the

adjoining southern residential zoned land

and properties at No 12 Burns Street and No

13 Victor Street.


expansion to the existing plaza centre has

been designed to ensure that impacts on

the closest adjoining residential zoned land

and properties, particularly No 12 Burns

Street and No 13 Victor Street, are

minimised and/or avoided.

There are to be 4 roof top screened plant

decks which will accommodate air

conditioning units and similar.

The roof top plant decks are fully screened

from view to adjoining residential properties

with timber screening and have been

located centrally, towards road frontages,

generally behind building parapets and

importantly, well away (minimum 16m) from

residential zoned land and properties.

In addition, as noted at Section 3.3.9

‘Landscaping’ to this submission, the

accompanying Landscaping Plans

prepared by Wallbrink Landscape

Architecture highlight proposed planting to

the common boundaries to the Victor and

Burns Streets resiendtial properties inlcuding

introducing numerous trees and shrubs.

The introduction of such boundary planting

will considerably further soften any

potential for acoustic impact associated

with vehicle traffic upon adjoining

residential properties.

Overall, it is accepted the design, layout,

orientation and landscaping to the

proposed redevelopment and expansion of

the plaza centre will ensure there results

negligent impact upon adjoining residential

properties by way of acoustic impact from

associated traffic, air conditioning units or

the general daily operations of the centre

itself.

________________________________________________________________________________________________________________________________________________________________________


Environment and Heritage

Clause 15

Urban Design

Clause 15.01-1

‘Objective

To create urban environments that are

safe, functional and provide good quality

environments with a sense of place and

cultural identity.

Strategies (relevant)

▪ Promote good urban design to make

the environment more liveable and

attractive.

▪ Ensure new development or

redevelopment contributes to

community and cultural life by

improving safety, diversity and choice,

the quality of living and working

environments, accessibility and

inclusiveness and environmental

sustainability.

▪ Require development to respond to its

context in terms of urban character,

cultural heritage, natural features,

surrounding landscape and climate.

▪ Require development to include a site

analysis and descriptive statement

explaining how the proposed

development responds to the site and

its context.’

Compliance with Clause 15.01-1

Clause 15.01-1 seeks to improve and enhance

community safety and identity, encouraging

new development or redevelopment to

respond and contribute to the site context and

surrounding urban character, promoting and

encompassing safety, attractiveness, diversity,

accessibility and connectivity within any new

development.

With respect to building design and

presentation, the current proposal, please also

refer to the detailed comments and assessment

provided at Section 3.3.3 ‘Built Form

Presentation’ to this submission.

The amending redevelopment and expansion

to the Bannockburn Plaza Shopping Centre

responds to it’s site context in terms of urban

character creating a more liveable and

attractive commercial shopping environment.

The design and building presentation has taken

into consideration the site’s frontages to

McPhillips Road, High Street, Burns Street and

Victor Street.

The fundamental site-specific attributes

afforded to the land and the layout and

orientation of the existing centre itself have

been acknowledged and influenced the

current layout and orientation of the new

centre.

Site-specific attributes influencing the current

layout and orientation of the centre in terms of

urban character and environment include:

▪ existing main frontage and connection to

High Street and the Bannockburn

commercial town centre

▪ extensive and continuous frontage to

McPhillips Road

▪ existing secondary rear frontage to Burns

Street and carpark

▪ existing loading activities to Burns Street

▪ fall-in-slope across the land from the

McPhillips Road frontage to rear

residential zoned land and properties

▪ residential zoned land and properties to

the southern boundary

▪ special use zoned land containing the

unsightly corner Council maintenance

depot and open space associated with

the former heritage bank

________________________________________________________________________________________________________________________________________________________________________


volt building to the west on the

opposite side of Victor Street

▪ remaining single residential property

within the commercial zone land at No

9 Victor Street

Proposal-specific issues influencing the

current layout and orientation of the centre

in terms of urban character and

environment include the need to

accommodate:

▪ principally single level development

▪ one accessibly pedestrian friendly floor

level across the centre

▪ undercroft lower level car parking

maximising the fall-in-slope across the

land

▪ retention of pedestrian access and

connection to High Street

▪ a large 3,600m2 anchor supermarket

chain outlet

▪ accessible specialty retail outlets with

street frontages

▪ accessible ground level car parking

The existing centre has traditionally fronted

High Street with a fundamental rear abuttal

to Burns Street where loading is undertaken.

The existing frontage and connection to

High Street is considered vital providing an

important link to the town’s commercial

centre.

The current proposal includes retention and

upgrading to the High Street frontage.

The expansive and exposed 190.89m frontage

to McPhillips Road, a main residential

connecting road, avails itself for the second

main frontage to the new centre.

The McPhillips Road frontage also benefits from

the slope-in-land away and across the site

facilitating retention of a fundamentally single

level centre being presented to this frontage.

The current proposal includes a main frontage

to McPhillips Road including the Village Square.

The existing rear secondary frontage to the

Burns Street open carpark and loading activities

within Burns Street have been acknowledged.

The current proposal includes retention of a

secondary frontage to the rear Burns Street

carpark and separate access to loading

activities for the centre’s specialty retail outlets.

The Victor Street mixed character, comprising

special use zoned land towards McPhillips Road

north and located directly opposite associated

with the Council maintenance depot and open

space with residential zoned land to the south,

have been acknowledged.

Victor Street, or specifically the special use

zoned portion directly opposite, avails itself to

accommodate the inevitable rear elevation to

the large 3,600m2 anchor supermarket chain

outlet and the centre itself.

The current proposal includes presentation of

the rear elevation to the north portion special

use zone Victor Street offset and softened with

extensive landscaping, building treatment and a

community viewing art space area.

The unavoidable resultant rear two level built form

to the centre and supermarket outlet as a

consequence of the fall-in-slope of land away

from the McPhillips Road frontage towards rear

residential zoned land and the remaining property

at No 9 Victor Street has been acknowledged with

adequate and compliant heights, setbacks and

landscaping applied.

Acknowledgement, acceptance and response to

the various site-specific attributes and proposal-

specific issues have culminated in a state-of-the-

art retail plaza centre that responds to its context

in terms of urban character with the Bannockburn

township, promoting good urban design and

contributing to the community by improving

accessibility, safety, diversity and choice.

With respect to creating a safe and community

conscious environment, the current amending

proposal includes extensive pedestrian

connectivity throughout the centre linking with

Victor Street, Burns Street, McPhillips Road and the

High Street frontage.

Community and pedestrian comfort, safety, ease

of access and connectivity with the town centre

and within the new plaza shopping centre through

urban design remain a paramount consideration

of the current proposal.

The closure of the existing High Street one-way

access road adjacent to the central heritage

Municipal Shire Hall building and introduction of

________________________________________________________________________________________________________________________________________________________________________


new pedestrian pathways, seating and

landscaping facilitates an excellent

transitional connection with High Street and

the traditional town centre.

The retention of the High Street frontage

and pedestrian entrance to the new plaza

shopping centre respects the High Street

commercial streetscape character and

existing conventional pedestrian

connectivity with High Street.

Internally, a fundamental pedestrian

friendly safety component to the new plaza

shopping centre has been to maintain a

consistent floor level (RL 119.70) to the

extensive linking pedestrian malls within the

centre.

In doing so, safe ease of access for

pedestrians including the disabled, prams

and trolleys is maximised throughout and

across the entire centre.

Centrally, the introduction of the partially

covered 394m2 Village Square open area

provides a pedestrian and community focus

point within the overall centre, being easily

accessible from McPhillips Road, High Street,

Victor Street, Burns Street and throughout the

centre itself.

Externally, landscaped and well-lit

pedestrian pathways are provided across

the site between High Street and Victor

Street, between McPhillips Road and Burns

Street and throughout the large open car

parks.

The provision of the extensive connecting

pedestrian network across the site, linking the

centre to all surrounding street frontages,

maintains a safe and community conscious

pedestrian environment within the centre and

with surrounding land and existing pedestrian

links.

Pedestrian access to the centre linking with the surrounding

Bannockburn town centre and wider community

________________________________________________________________________________________________________________________________________________________________________


Urban Design Principals

Clause 15.01-2

‘Objective

To achieve architectural and urban

design outcomes that contribute

positively to local urban character and

enhance the public realm while

minimising detrimental impact on

neighbouring properties.


Context

▪ Development must take into

account the natural, cultural and

strategic context of its location.

▪ Planning authorities should

emphasise urban design policies and

frameworks for key locations or

precincts.

▪ A comprehensive site analysis should

be the starting point of the design

process and form the basis for

consideration of height, scale and

massing of new development.

The public realm

▪ The public realm, which includes

main pedestrian spaces, streets,

squares, parks and walkways, should

be protected and enhanced.

Safety

▪ New development should create urban

environments that enhance personal

safety and property security and where

people feel safe to live, work and move

in at any time.

Pedestrian spaces

▪ Design of interfaces between buildings

and public spaces, including the

arrangement of adjoining activities,

entrances, windows, and architectural

detailing, should enhance the visual and

social experience of the user.

Heritage

▪ New development should contribute to

the complexity and diversity of the built

environment.

Light and shade

▪ Enjoyment of the public realm should be

enhanced by a desirable balance of

sunlight and shade.

▪ This balance should not be compromised

by undesirable overshadowing or

exposure to the sun.

Architectural quality

▪ New development should achieve high

standards in architecture and urban design

▪ Any roof-top plant, lift over-runs, service

entries, communication devices, and other

technical attachment should be treated as

part of the overall design.

Landscape architecture

▪ Recognition should be given to the setting in

which buildings are designed and the

integrating role of landscape architecture.’

________________________________________________________________________________________________________________________________________________________________________



Please also refer to the preceding

comments addressing Urban Design and

the detailed assessment provided at

Section 3.3.3 ‘Built Form Presentation’.

It is considered the amending proposal

achieves architectural and urban design

outcomes that contribute positively to the

Bannockburn local urban character and

enhances the public realm while minimising

detrimental impact on neighbouring

properties.

The amending proposal satisfies all relevant

strategies:

Context

The current layout and design

incorporates urban design features

responding to the strategic location of

the site within the Bannockburn town

centre.

As provided within the preceding

assessment, the current layout,

orientation, scale, bulk, heights and

massing to the new centre have taken

into consideration and effectively

responded to surrounding land use.

As noted, the centre fundamentally fronts

High Street and McPhillips Road with a

secondary frontage to Burns Street and a

rear abuttal to the special use zone

portion of Victor Street.

Given the fall-in-slope across the land, rear

residential zone land and properties, in

addition to the remaining No 9 Victor Street,

are presented with the unavoidable two-level

component to the development.

The adjoining residential zone land in addition

to the remaining No 9 Victor Street are

accordingly provided with adequate and

compliant protection through urban design

principles including generous building

setbacks to residential property boundaries,

reduced building heights, sloping roof forms,

intensive boundary landscaping and new

solid boundary fencing.

The Public Realm

As detailed within the preceding assessment,

the public realm within and linking to

adjoining land surrounding the centre has

been recognised, enhanced and provided to

the benefit of the Bannockburn community

and town centre.

Safety

The public realm including all pedestrian

pathways have been provided to ensure

accessibility, safety and security for all

customers, staff and surrounding properties.

All external pedestrian pathways are open,

well-lit and suitably landscaped and all

readily connect with the centre.

The centre itself and internal linking pedestrian

mall accessways are active, accessible and

provided with security personnel

commensurate with the management of a

retail plaza centre.

The lower car park is well-lit, open, accessible

and is to be routinely patrolled by centre

security personnel.

In effect, when open the new retail plaza

centre, lower car park, external parking and

pedestrian pathways create an urban

environment where people feel safe to shop,

visit, work and move at any time.

Pedestrian Spaces

As detailed within the preceding assessment,

the public realm and pedestrian spaces

include the village square, extensive internal

pedestrian mall accessways, external pathways

and open space adjacent to High Street and

the municipal shire hall.

All internal pedestrian mall accessways front

active shop fronts, external pathways include

covered walkways beneath awnings fronting

shops (High Street) with the centre being wholly

connected and linking with adjoining land and

recognised pedestrian routes.

Heritage

As outlined, the new centre is designed and

orientated to respect and respond the built

form elements of the surrounding environs and

contribute to the complexity and diversity of

the Bannockburn town centre.

________________________________________________________________________________________________________________________________________________________________________


Light and Shade

As noted, the public realm is provided

with a suitably appropriate balance of

sunlight and shade.

Internal pedestrian mall accessways,

village square (part), shop fronts and

lower level car parking are all covered

and protected from sunlight.

The connecting pedestrian pathways

linking the centre allow ready access to

covered areas.

Ground level car parks are open and a

conscious decision employed not to

introduce large trees or shade cloth

structures to provide additional covering,

given acknowledged direct problems

with aging trees and falling branches,

weather-affected deterioration of cloth

materials, detraction from the

presentation to the overall centre

presentation and related safety concerns.

It is accepted the level of covering to the

centre is sufficient and satisfies needs

relating to adequate protection from the

sun for both pedestrians and car parking.

Architectural Quality

The new state-of-the-art retail complex is

architecturally designed to the highest

standard.

The relationship and response of the new

centre to the surrounding Bannockburn

town centre has been assessed above.

The new centre responds to the surrounding

built form of the town centre, acknowledges

nearby and adjoining residential land to the

south and connects to all street frontages.

The new centre fundamentally presents as a

single level development with a contributing

two level component located towards the

High Street retail frontage.

The unavoidable rear two level presentation

resulting from the fall-in-slope across the land

accepts its siting towards residential zone land

and provides excellent setbacks and other

built form techniques to reduce any

perceived impact upon any residential

properties.

Such techniques include acknowledging all

roof top associated equipment as part of the

overall development and accordingly siting

such so that there will result no visual or other

impact upon any adjoining properties.

The new centre has, as outlined, addressed

and responded to all site-specific attributes

and proposal-specific issues and results in a

centre that achieves the high standards of

architectural excellence and urban design.

Landscape Architecture

Landscape architecture employed to the

centre has been assessed in the preceding

section.

As noted, extensive landscaping is engaged

including to all external car parking areas,

pedestrian pathways, public realm areas,

High Street open space, property boundaries

and the village square.

________________________________________________________________________________________________________________________________________________________________________


Cultural Identity and

Neighbourhood Character

Clause 15.01-5

‘Objective

To recognise and protect cultural identity,

neighbourhood character and sense of

place.

Strategies

▪ Ensure development responds and

contributes to existing sense of place

and cultural identity.

▪ Ensure development responds to its

context and reinforces special

characteristics of local environment

and place by emphasising:

- The heritage values and built form

that reflect community identity.

- The values, needs and aspirations

of the community.’



Township’ and above, Bannockburn remains

an attractive, growing, accessible and desired

destination within the Golden Plains Shire,

reflecting its’ high population growth rates

over recent years.

It is reiterated the current major commercial

development proposal is of regional

importance and strikes an excellent balance

between preserving the existing town centre

locational character and responding to the

growing retail and commercial demand within

the Bannockburn town centre and existing

plaza centre.

The current proposed Bannockburn Plaza


expansion will supercede the existing plaza

building, and the previous 2011 shopping

centre expansion approved pursuant to

Planning Permit No P10-326, as the dominant

feature of the Bannockburn central business

core.


Shopping Centre redevelopment and expansion

will considerably assist with the overall

strengthening and consolidation of the

Bannockburn Town Centre of benefit to the township

itself and wider Golden Plains Shire.

________________________________________________________________________________________________________________________________________________________________________


Sustainable Development

Clause 15.02

‘Objective

To encourage land use and development

that is consistent with the efficient use of

energy and the minimisation of

greenhouse gas emissions.


▪ Ensure that buildings and subdivision

design improve efficiency in energy

use.’

Compliance Clause 15.02

A thorough review of sustainable design

principles, methods and practices employed

within the new centre prepared for the

original application also applies to the


The site layout is arranged with the buildings

located to the West and South to form

natural weather protection to the carpark,

pedestrian circulation, recreation and

seating areas. Canopies and verandahs to

the elevations facing these areas also

provide sun and weather protection to the

glazed shopfronts.

Circulation has been designed to allow

numerous pedestrian and bicycle circulation

paths around the site. With landscaping, bike

storage and external links to the existing

perimeter, bike and pedestrian paths are

designed to encourage a range of ways to

access the site and a reduction of car use to

access the site. Facilities shall be provided for

the safe storage of bicycles and end of

journey facilities for showers and basic bike

maintenance.

Landscaping has been provided to improve

air quality for the site and large trees are

nominated where possible to reduce heat

zones to pavement areas. Large trees and

awnings have been incorporated to allow

for comfortable seating areas at various

times of the day. The awning over the

Village provides shading during the hot

afternoon sun and is open to allow natural

air flow through this area. Garden watering,

wash down areas, and toilet flushing shall

be from onsite retention of stormwater.

The buildings shall be designed in full

compliance with the BCA Section J

requirements for energy use and insulation.

In addition to these requirements, the

materials selected shall be low

maintenance, or easily and safely

maintained finishes. Inclusion of auto doors

to the access the internal promenade

retains airconditioned air in the central

shopping centre. High level windows are

provided above the awning in the Village

entries to reduce energy loads for lighting

internally. Stairs are provided adjacent to

the travelator and an alternative to the lift

or travelator.

A number of existing buildings including the

heritage Railway Hotel on the corner of

McPhillips Road and High Street, and the

tenancies facing High Street shall be

retained and recycled as part of the

________________________________________________________________________________________________________________________________________________________________________


development.

The major tenants have policies in place for

their operations for energy reductions, and

these include heat reclaim from the

refrigeration systems for water heating and

for heating the retail areas, separation of

waste for recycling (plastic, cardboard)

and the re-use of rainwater. These

tenancies shall have auto doors to retain

airconditioned air in the stores. Facilities

shall also be provided for the smaller

tenancies for garbage management

including separate recycling bins for

cardboard and plastic.

________________________________________________________________________________________________________________________________________________________________________


Heritage Conservation

Clause 15.03-1

‘Objective

To ensure the conservation of places of

heritage significance.


▪ Encourage appropriate development

that respects places with identified

heritage values and creates a worthy

legacy for future generations.

▪ Ensure an appropriate setting and

context for heritage places is

maintained or enhanced.’


Whilst the current amending

redevelopment and expansion proposal to

the existing Bannockburn Plaza Shopping

Centre does not include any heritage

buildings and/or places, utmost regard and

respect has been accommodated within

the overall layout and design for the

adjoining heritage Municipal Shire Hall

Building property and the existing corner

heritage Railway Hotel property.

The Municipal Shire Hall Building, the Railway

Hotel and the Bannockburn Railway Station

are significant heritage designations.

In this regard, within centre redevelpoment

the Village Square and all individual retail

units fronting McPhillips Road, the Railway

Hotel and Bannockburn Railway Station are

accessible from the street, encouraging shop

front activation better reflecting and

respecting the existing character of the

buildings within the Bannockburn town

centre.

Further, the historic bluestone kerb and drain

which survives along McPhillips Road towards

the intersection with High Street and in

proximity to the Bannockburn Railway Station

and corner Railway Hotel, is to be retained

as part of the current proposal.


way access road adjacent to the central


introduction of new pedestrian pathways,

seating and landscaping facilitates an

excellent transitional connection with High

Street and the traditional town centre and

importantly, the existing heritage Municipal

Shire Hall Building, its surrounds and

community contribution it provides to the

township.

________________________________________________________________________________________________________________________________________________________________________


Economic Development

Clause 17

Business

Clause 17.01-1

‘Objective

To encourage development which meet

the communities’ needs for retail,

entertainment, office and other

commercial services and provides net

community benefit in relation to

accessibility, efficient infrastructure use and

the aggregation and sustainability of

commercial facilities.


▪ Locate commercial facilities in existing

or planned activity centres.

▪ A five year time limit for

commencement should be attached

to the planning approval for all

shopping centres or expansions of over

1,000 square metres in floorspace.’


In essence, ‘Business’ Clause 17.01-1 sets out a

range of strategies to ensure that new

commercial development meets a

community’s needs.


Township’ and above, Bannockburn remains

an attractive, growing, accessible and

desired destination within the Golden Plains

Shire, reflecting its’ high population growth

rates over recent years.



importance responding to the growing

commercial demand within the existing plaza

centre, Bannockburn town centre and

Golden Plains Shire.

The current proposed redevelopment and

expansion to the Bannockburn Plaza

Shopping Centre located within the heart of

the Bannockburn Town Centre responds well

to the pertinent strategy and will adequately

fulfil the expanding local demand for new

retail, commercial and office floorspace

within the township and Shire itself.

As noted, it a minimum 5 year Planning

Permit limit is sought and should be applied

in association with the issuing of the current

application.

________________________________________________________________________________________________________________________________________________________________________


Transport

Clause 18

Sustainable Personal Transport

Clause 18.02-1

‘Objective

To promote the use of sustainable personal

transport.


▪ Ensure development provides opportunities to

create more sustainable transport options such

as walking, cycling and public transport’.


As noted above and Sections 3.3.2 and

3.3.4, the current proposal incorporates

extensive pedestrian connectivity and

linkages, accommodates generous bicycle

parking with safe bicycle access routes

being located adjacent to Bannockburn’s

main public transport facilities and town

centre.

________________________________________________________________________________________________________________________________________________________________________


Cycling

Clause 18.02-2

‘Objective

To integrate planning for cycling with land

use and development planning and

encourage as alternative modes of

travel.

Strategies

▪ Require the provision of adequate

bicycle parking and related facilities

to meet demand at education,

recreation, shopping and community

facilities and other major attractions

when issuing planning approvals

▪ Ensure provision of bicycle end of trip

facilities in commercial buildings.’


Please also refer to preceding comments.

Provision for adequate bicycle parks are

provided throughout the new Bannockburn

Plaza Shopping Centre at both ground and

lower ground levels.

The amending traffic engineering report

accompanying this submission, identifies:

‘An extensive network of pedestrian

pathways is shown on the application

plans (TP-08 & TP09) which provide

linkages in all directions on pedestrian

desire alignments at both the upper and

lower levels.

Clause 52.34 of the Golden Plains

Planning Scheme specifies the rates for

the provision of bicycle parking for a

range of land uses. The specified provision

for shop use for employees is one to each

600 square metres of leasable floor area if

the leasable floor area exceeds 1000

square metres and for shoppers one to

each 500 square metres of leasable floor

area if the leasable floor area exceeds

1000 square metres.

Applying these rates to the total shopping

centre leasable floor area of 9,257 square

metres at the completion of both stages of

development will require the provision of 15

employee bicycle spaces and 18 shopper

bicycle spaces. The proposed office use does

not require the provision of bicycle parking.

Therefore, the total requirement for bicycle

parking for the two stages of development is 33

parking spaces. There is a requirement for two

showers with associated change room for

employees. The application plans show a

proposed provision of 34 bicycle parking racks

(64 bicycle parking spaces) and showers and

change rooms will be incorporated in

appropriate location as shown on the

accompanying plans.

________________________________________________________________________________________________________________________________________________________________________


4.2 Local Planning Policy Framework (LPPF)

Golden Plains Municipal Strategic Statement (MSS)

Clause 21

Vision

Clause 21.02-1

The corporate plan establishes a vision to

guide planning and development.

These include: (relevant)

▪ providing an economically,

environmentally and socially

sustainable future for our citizens.

▪ maintaining and enhancing the

diversity and uniqueness of our

communities, while encouraging

population growth and economic

development.

▪ supporting and pursuing the orderly

and proper planning of land use and

development based on strategic

considerations as identified in the

Municipal Strategic Statement.’


As highlighted at Section 2.1 and above,

the township of Bannockburn remains an

attractive, growing, accessible and desired

destination within the Golden Plains Shire,

reflecting its’ high population growth rates

over recent years.

It is reiterated the current amending major

commercial development proposal is of

regional importance responding to the

growing commercial demand and assisting

with encouraging economic development

within the Bannockburn town centre and


The current amending proposal provides

the additional retail floorspace and

development required for Bannockburn, as

identified at Clause 21.03-1 ‘Settlement

Patterns’ to the MSS.

________________________________________________________________________________________________________________________________________________________________________


Township Areas

Clause 21.03-2

With respect to Bannockburn, the Shire’s

township hierarchy framework and

commercial and retail hierarchy identifies

it as the Regional and Sub-Regional

Commercial and Retail Centre, described

as:

‘Higher order and speciality commercial

and retail development to service the

south-east portion of the shire.’

Objectives and strategies (relevant)

‘Objective 1

To direct commercial and retail

development to appropriate locations.

Strategy 1.1

Encourage higher order and specialty

retail services to locate in Bannockburn.

Strategy 1.2

Encourage commercial and retail

services to locate in Bannockburn and

district commercial and retail centres.

Strategy 1.3

Encourage commercial and retail

services that service immediate residents

to locate in town commercial and retail

centres.

Objective 2

To ensure a sufficient supply of

commercially zoned land.

Strategy 2.1

Investigate expansion of retail floor space

at Bannockburn.

Strategy 2.2

Prepare structure plans for the planned

development of the commercial and retail

areas in the following areas:

- Bannockburn, Meredith and

Smythesdale.’


As highlighted above, Bannockburn is fully

acknowledged as the regional shopping

centre for Golden Plains Shire.



importance, satisfying all relevant Objectives

and Strategies, responding to the growing

retail, commercial and office floor space

demand within Bannockburn and assisting

with encouraging significant economic

development within the Bannockburn town

centre.

The current proposal reinforces Bannockburn’s

role within the Golden Plains Shire as the

Regional Retail and Commercial Centre.

________________________________________________________________________________________________________________________________________________________________________


Built Form, Heritage and

Infrastructure

Clause 21.06

Heritage

Clause 21.06-1

Objectives and Strategies

‘Objective 1

To protect, maintain and enhance

heritage areas and features in private

and public ownership.

Strategy 1.1 (relevant)

▪ Encourage development which

contributes to the protection and

enhancement of items, buildings,

areas and places of natural and

cultural heritage.’

Urban Design

Clause 21.06-2

‘Objective (relevant)

To provide a high quality urban

environment within existing township areas.

Strategy 1.1

▪ Encourage improvements to urban

design within shopping, main street

and public precincts.’


As noted above, whilst the current

proposed redevelopment and expansion

to the existing Bannockburn Plaza

Shopping Centre does not include any

heritage buildings and/or places, utmost

regard and respect has been

accommodated within the overall layout

and design for the adjoining heritage

Municipal Shire Hall Building property and

also the existing corner hotel property.

As also noted above, particularly to the

‘Urban Design’ and ‘Urban Design

Principles’ assessments, the current

proposal will provide a high quality urban

environment within the heart of the

Bannockburn township.

The proposal respects, expands, enhances

and improves upon existing retail shopping

facilities, street frontage pedestrian

connectivity, interaction and built form

presentation and consolidates and

strengthens public precincts.

________________________________________________________________________________________________________________________________________________________________________


4.3 Golden Plains Local Planning Policies

Bannockburn Town Centre Investment Strategy 2008

Although not contained within any Golden

Planning Scheme Local Planning Policies,

taking into consideration the previous

approved redevelopment and expansion

to the Bannockburn Plaza Shopping Centre

approved pursuant to Planning Permit No

P10-326 on 24th June 2011, it is considered

pertinent to address certain aspects of the

2008 Bannockburn Town Centre Investment

Strategy.

Whilst now accepting the document is 10

years old, the 2008 Bannockburn Town

Centre Investment Strategy did provide the

following relevant Planning Objectives and

Strategy Responses when facilitating the

previous plaza centre redevelopment and

expansion approval and which remain

somewhat relevant to the current proposal.

‘Objective 1

▪ To promote growth in Bannockburn

that is sustainable and that fosters

positive urban design and sustainability

outcomes.

Strategy Responses

▪ The consolidation of growth in an

around the Town Centre of

Bannockburn, as prescribed by the


Strategy, creates a sustainable growth

pattern that will allow for retention of

existing urban design and town

character.

Objective 2

▪ To ensure the efficient provision of

infrastructure which supports new

growth and improves the land, the

character and environmental qualities

of Bannockburn.

Strategy Responses

▪ Upgrades to the existing roads in the

form of traffic attenuation systems will

also aid in managing the growth of

Bannockburn, ensuring an effective

and safe road network. This will

ultimately preserve the town character

by creating a safe, friendly, walkable

environment.

Objective 3

▪ To create a prosperous and sustainable

Bannockburn Town Centre.

Strategy Responses

▪ The Bannockburn Town Centre

Investment Strategy presents a holistic

approach to the development of the

Town Centre. It incorporates land use

development, pedestrian links, open

spaces and traffic attenuation systems

that will ultimately create a sustainable

Town Centre, that will continue to

attract residents from within the

township, as well as

greater surrounds.

Objective 4

▪ To provide an open space network

that is integrated with Bannockburn

township, is responsive to the needs of

residents and that protects biodiversity

values.

Strategy Responses

▪ A component of the Bannockburn

Town Investment Strategy is to provide

an open space network that is linked

by pedestrian and cycle routes. This

has been achieved through the

provision of passive spaces within the

________________________________________________________________________________________________________________________________________________________________________


township, integrating each open

space with a nearby land use.’

Compliance with the 2008 Investment

Strategy

As noted, the Bannockburn Town Centre

Investment Strategy is not part of the

Golden Plains Planning Scheme yet remains

an important reference only document.


Strategy guided the previously approved

2011 plaza centre redevelopment and

expansion particularly in terms of layout,

design, streetscape activation and town

centre character and it is accepted the

current proposal has embraced, improved

upon and evolved the former layout and

design and overwhelmingly addressed all

objectives sought by the strategy.

The following overviews compliance of the

current proposal with relevant Objectives

and Strategies contained within the 2008


Strategy.

Objective 1

Please refer to the preceding assessments.

The new plaza centre extends from High

Street to Victor Street and from McPhillips

Road midway along both Burns and Victor

Streets.

The new centre fronts High Street and

McPhillips Road with a secondary rear

frontage to Burns Street.

The new centre comprises and maximises

the commercial zoned land designated

for the redevelopment and expansion of

the existing plaza centre.

The new centre retains and upgrades the

existing High Street built form retail

presentation connecting with the

balance of the town centre and provides

a fundamentally single level

development to main street frontages

with a resultant split two level rear

elevation given the fall-in-slope across the

land and away from the McPhillips Road

main frontage.

As previously provided, the new centre

provides a sensitive and suitable transition

to the plaza centre and core retail

shopping precinct to Bannockburn that

incorporates urban design principles that

ensures it will sustainably and responsibly

integrate with the town centre.

Objective 2

Please refer to the preceding assessments

at Sections 3.3.5 and 3.3.6.

The new centre with extensive street

frontages connects well with the town

centre and incorporates access locations

ensuring effective and safe traffic

movements with minimal impact upon the

________________________________________________________________________________________________________________________________________________________________________


surrounding road network.

The current proposal includes upgrading to

all abutting street frontages including the

retention of existing blue stone kerbing to

the McPhillips Road frontage.

The Traffic Engineering report prepared by

TTM Consulting, accompanying this

application, details existing traffic

movement within the town centre

associated with the operations of the

existing plaza centre and also provides a

thorough assessment of estimated

additional traffic movements and volumes,

directional distribution of customers within

Bannockburn and traffic impacts from the

proposed redevelopment and expansion to

the centre.

The Traffic Engineering report concludes:

‘The estimated peak hour traffic

movements are well within the absorption

capacity of the surrounding road network,

in particular the intersections of High

Street /Milton Street and Milton

Street/Burns Street which are subjected to

the mots additional traffic.

Analysis indicates that these intersections

will have adequate spare capacity for

the future growth of traffic within

Bannockburn.’

In support of the above, it is noted the

recently completed roundabout at the

intersection of High and Milton Streets,

constructed circa 2014, was completed

in association with the previously approved

2011 centre development, with investment

to complete such provided by both the

subject land owner and Golden Plains Shire

Council.

The roundabout was constructed in

association with the pending plaza centre

redevelopment and expansion on the

subject property, ensuring safe and

efficient traffic movement throughout the

town centre and facilitating High Street

truck delivery movements associated with

the new plaza centre safety via Milton,

Burns and Victor Streets.

The interconnection with the surrounding

road network and town centre with provision

of the extensive connecting pedestrian

network across the site, linking the centre to

all surrounding street frontages, maintains a

safe and community conscious vehicle and

pedestrian environment within the centre

and with surrounding land and existing links.

Objective 3

Please refer to Sections 3.3.2, 3.3.4 and 3.3.9.

Please also refer to Section 4.5 and 5.1

following.

As noted, the new centre is orientated,

presented and connected with the

Bannockburn town centre and incorporates

responsive built form, connecting pedestrian

links, community focussed open space with

effective traffic attenuation systems to

create an enduring, prosperous and

sustainable Bannockburn town centre.

Objective 4

Please refer to Sections 3.3.2, 3.3.4, 3.3.9

and 4.1.

Community focussed open space is

provided to the High Street frontage and

village square, readily accessed via the

extensive pedestrian connecting

network.

All pedestrian pathways connect and

integrate with existing pedestrian routes

throughout the town centre.

In effect, the current amending proposal

has acknowledged, embraced and clearly

satisfies all relevant Objectives and

Strategies contained within the 2008


Strategy.

________________________________________________________________________________________________________________________________________________________________________


4.4 Land Zone

Commercial 1 Zone (C1Z) Clause 34.01

The subject property is zoned Commercial 1

Zone (C1Z) pursuant to Clause 34.01 of the

Golden Plains Planning Scheme.

The Purposes to the Commercial 1 Zone are:

▪ ‘To implement the State Planning Policy

Framework and the Local Planning Policy

Framework, including the Municipal

Strategic Statement and local planning

policies.

▪ To create vibrant mixed use commercial

centres for retail, office, business,

entertainment and community uses.

▪ To provide for residential uses at densities

complementary to the role and scale of

the commercial centre.’


As evidenced in the preceding Section to this

submission, the current proposal has clearly

implemented and addressed the State

Planning Policy Framework, Local Planning

Policy Framework including the Golden Plains

Municipal Strategic Statement (MSS).

As has been clearly outlined in detail above, it

is accepted the current proposal has been

satisfactorily proven to satisfy the relevant

Purposes to the Commercial 1 Zone.

________________________________________________________________________________________________________________________________________________________________________


4.5 Golden Plains Overlay Controls

Heritage Overlay No 95

Clause 43.01

The subject property is partially affected by

Heritage Overlay No 95 pursuant to Clause

43.01 of the Golden Plains Planning Scheme.

The Purposes (relevant) to the Heritage

Overlay are:

▪ ‘To implement the State Planning Policy

Framework and the Local Planning

Policy Framework, including the

Municipal Strategic Statement and local

planning policies.

▪ To conserve and enhance heritage

places of natural or cultural significance.

▪ To conserve and enhance those

elements which contribute to the

significance of heritage places.

▪ To ensure that development does not

adversely affect the significance of

heritage places.’

Pursuant to the Schedule to the Heritage

Overlay, Heritage Overlay No 95 is known as

the Bannockburn Heritage Precinct.

It is acknowledged the existing Railway Hotel

property located within the subject property

at the intersection of McPhillips Road and

High Street is contained within Heritage

Overlay No 95.


As outlined above, whilst the current

proposed redevelopment and expansion

to the existing Bannockburn Plaza

Shopping Centre does not include any

heritage buildings and/or places, utmost

regard and respect has been

accommodated within the overall layout

and design for the adjoining heritage

Municipal Shire Hall Building property and

the existing corner heritage Railway Hotel

property.

In this regard, the proposal fully

acknowledges the Municipal Shire Hall

Building, the Railway Hotel and the

Bannockburn Railway Station opposite are all

significant heritage designations.

As noted, all individual retail units fronting

High Street, McPhillips Road and the Railway

Hotel are accessible from the street,

encouraging shop front activation better

reflecting and respecting the existing

character of buildings within the


The historic bluestone kerb and drain which

survives along McPhillips Road towards the

________________________________________________________________________________________________________________________________________________________________________


Intersection with High Street and in proximity

to the Bannockburn Railway Station and

corner Railway Hotel, is to be retained and

integrated with the current proposal.


way access road and introduction of new

pedestrian pathways, open space, seating

and landscaping facilitates an excellent

transitional connection with High Street and

the traditional town centre and importantly,

the existing heritage Municipal Shire Hall

Building, its surrounds and community

contribution it provides to the township.

________________________________________________________________________________________________________________________________________________________________________


Design and Development Overlay No 9

Clause 43.02

The subject property is contained within

Design and Development Overlay No 9

pursuant to Clause 43.02 of the Golden

Plains Planning Scheme.

Purposes:

▪ ‘To implement the State Planning

Policy Framework and the Local

Planning Policy Framework,

including the Municipal Strategic

Statement and local planning

policies.

▪ To identify areas which are

affected by specific requirements

relating to the design and built

form of new development.’

Design Objective:

▪ ‘A schedule to this overlay must

contain a statement of the design

objectives to be achieved for the

area affected by the schedule.’

Schedule 9 to the DDO

Bannockburn Town Centre

Design Objectives

▪ ‘To provide a comprehensive and

coordinated framework to

Town Centre.

▪ To encourage development that

enhances and is in keeping with the

character and appearance of the


▪ To encourage development that has

active frontages, particularly to

major roads and pedestrian links.

▪ To provide for public spaces and

suitable access for all.

▪ To encourage a high standard of

architectural and urban design that

is respectful of the existing styles, built

form, height and scale of existing

buildings and streetscape in the

centre.

▪ To facilitate the provision of

necessary infrastructure such as

road networks, pedestrian links,

car parking and drainage.’

The subject land is holistically contained

within Precinct A ‘Retail Development

Precinct’ pursuant to Section 2 and the

Bannockburn Land Use Precinct Plan to

the Schedule.

The subject property also contains

pockets of Precinct C ‘Commercial /

Services Precinct’ and Precinct D ‘Open

Space Area’.

Within Precinct A, Buildings and Works

must:

▪ ‘Respond to the design, height and

built form of existing buildings.

▪ Respond to the need for active

frontages to roads and public

spaces.

▪ Retain Burns Street (in part) to the

north east of Milton Street as a

principal access way to proposed

car parks servicing the future

expansion of the Plaza, along with

access to adjacent commercial and

residential properties.

________________________________________________________________________________________________________________________________________________________________________


facilitate the development and

expansion of the Bannockburn

▪ Incorporate design techniques to

articulate all visually exposed

facades.

▪ Have a high standard of design

that positively contributes to the

character of Bannockburn.

▪ Incorporate appropriate setbacks

from important heritage buildings,

in particular the Bannockburn Shire

Hall and associated public spaces

that contribute to the character of

Bannockburn.

▪ Retain car parking areas adjacent

to the Shire Hall.

▪ Provide integration between the

open spaces and the retail

precinct in the form of inviting

access ways and entrance points.

▪ Retain the existing access between

Burns Street and High Street, in

order to service the local shopping

precincts adjacent to the Plaza

development and the

Bannockburn Shire Hall.’

Within Precinct C, Buildings and Works

within the ‘Commercial Services Precinct

Above the Plaza Centre’ must:

▪ Be of a recessed built form to

present an articulated façade to the

surrounding street frontages.

▪ Be of a built form that is respectful to

the town character and existing

wide tree lined avenues and low

scale streetscape.

▪ Be a maximum single storey

development over the retail

floorspace.

▪ Have direct access from within the

retail complex to any second level.’

Within Precinct D, Buildings and Works within

the ‘Commercial Services Precinct Above

the Plaza Centre’ must:

▪ ‘Provide landscaping to create

visually appealing spaces.

▪ Provide suitable urban furniture in

each open space area to

encourage a high quality of design

within the public realm and to

encourage social connectivity.

▪ Provide public spaces that are visible

from streets and surrounding areas,

allowing for informal passive

surveillance.

▪ Provide integrated kerb and street

infrastructure with key features, such

as the Shire Hall.’


The new amending Bannockburn Plaza

Shopping Centre, including an overall

increased retail floor area of approximately

7,091m2, extends from High Street to Victor

Street with an extensive McPhillips Road

frontage, direct access to Burns Street,

across the approximate 2.7ha subject

property.

The current proposal is extensive and is

accepted as being of long-term

importance to the Bannockburn Township

and regionally within the Golden Plains

Shire facilitating the coordinated

development and expansion of the


The current proposal ensures the existing

High Street built form elevation to the

shopping centre and existing well-known

pedestrian entrance will not be

significantly altered by the proposed

extension works, principally upgraded.

The exposed 190.89m McPhillips Road

frontage is considerably improved and

activated including shop frontages, the

Village Square, open car parking,

pedestrian pathways and landscaping

with direct safe access to the street

frontage, heritage Railway Hotel and

heritage Bannockburn Railway Station

opposite.

Historical bluestone curbing along the

McPhillips Road frontage is to be reinstated

and incorporated with the new

________________________________________________________________________________________________________________________________________________________________________


development.

McPhillips Road provides safe and efficient

access to the main open ground level car

park via two double crossovers.

The rear Burns Street and its open car park

are considerably improved and activated

including secondary centre entry, car park

upgrade, pedestrian pathways and

landscaping with direct and safe access to

Burns Street, High Street and Victor Street.

The western Victor Street frontage

accommodates the rear elevation to the

Woolworths supermarket which presents as

single level to the McPhillips Road north and

unavoidably two level further along Victor

Street resulting from the fall-in-slope across

the land.

The Victor Street frontage strategically

avails itself to accommodate the rear

elevation to the supermarket and centre

itself with respect to the central siting of the

land within Bannockburn, surrounding land

use and land zoning and given its proximity

away from High Street and special use zone

land opposite accommodating the corner

unsightly Council maintenance depot and

adjoining open space.

Accepting the above, the rear Victor Street

elevation is to be complemented with

extensive landscaping, building treatment

and introduction of a community art space,

allowing local Bannockburn artists to display

works for viewing exposed to the town.

The proposed redevelopment and expansion

ensures the unavoidable rear two-level

component will be viewed as a recessive

form behind main street frontages with

exception of rear Burns and Victor Streets.

The current amending proposal supersedes

the existing plaza centre building, previous

2011 centre expansion and the originally

submitted proposal as the dominant and

most suitably appropriate feature of the

Bannockburn central business core.

The current proposal ensures that car parking,

Village Square and shops fronts are highly

visible, particularly to High Street and

McPhillips Road, presenting a facade which is

dominated by shopfront windows,

community space, protective covered

walkway canopies with safe covered suitable

locations for seating and landscaping.

The current redevelopment and expansion,

incorporating the noted unavoidable split

two-level rear component following the fall of

land across the subject property, is

respectfully and appropriately sited and

designed to reduce impact upon adjoining


The unavoidable rear two-level split

component to the current proposal has

accordingly been suitably setback from

property boundaries by a minimum of 4.7m

with a maximum upper height of 7.3m

presented to the adjoining residential zoned


The development incorporates a sloping

roof form away from rear residential zone

land and properties to further reduce

potential for built form impact.

The current proposal, incorporating the

noted unavoidable split two-level rear

component following the fall of land across

the subject property, also adjoins the

remaining residential property within the

commercial zone centre land at No 9

Victor Street.

This remaining lower landlocked property is

accordingly unavoidably presented with

the resultant rear two level elevations to

the supermarket and centre.

In response, the current proposal provides

for generous and compliant building

setbacks to the side and rear property

boundaries, extensive boundary

landscaping, adjacent well-lit and

landscaped pathway separating vehicle

access, ready and compliant solar access

to rear private open space and new solid

boundary fencing to negate potential for

built form impact upon the property.

As highlighted at Section 5.2 following,

whilst it is accepted the layout and

orientation for the centre benefits the

wider town from a strategic land use,

accessibility and community perspective,

the resultant more confined impacts upon

rear residential properties are also

accepted and all suitably and compliantly

addressed.

________________________________________________________________________________________________________________________________________________________________________


The inclusion of formal open space areas,

pedestrian connectivity and linkages with

the town centre have been fundamental

principles adopted and embraced within


Centre with pedestrian comfort, safety,

ease of access and connectivity with the

town centre and throughout the new plaza

shopping centre being of paramount

considerations.

The new plaza shopping centre focuses

upon pedestrian connectivity with

adjoining roads including McPhillips Road,

Victor Street, Burns Street and importantly

High Street.

A fundamental pedestrian friendly safety

component to the new plaza shopping

centre has been to maintain a consistent

floor level (RL 119.70) across the entire

centre ensuring safe ease of access for

pedestrians including prams and trolleys

throughout and across the entire centre.

Centrally, the introduction of the covered

394m2 Village Square open area provides a

pedestrian focus point within the overall

centre, being easily accessible from High

Street and throughout the centre itself.

Overall, there is in excess of 1,000m of new

pedestrian covered mall walkways,

connecting footpaths and landscaped

pathways throughout the new

Bannockburn Plaza Shopping Centre linking

with adjoining streets, the High Street

frontage, central heritage Municipal Shire Hall

property and the new Village Square.

The accompanying Landscape Plans shows

landscaping across the subject site is

extensive and particularly includes the

McPhillips Road frontage, open car parks,

pedestrian pathways, Victor Street frontage,

No 9 Victor Street, High Street pedestrian link

and the Village Square.

The accompanying Traffic Engineering

Report concludes there is excessive on-site

car parking provided pursuant to the Golden

Plains Planning Scheme Clause 52.06

requirement.

The current amending proposal provides

sufficient car parking and all parking spaces,

access isles and pedestrian links have been

designed to meet and satisfy the minimum

Australian Standards and requirements of

Clause 52.06 ‘Car Parking’ to the Golden

Plains Planning Scheme.

In terms of vehicle access, road safety and

road capacity, as noted the Traffic

Engineering Report concludes:

▪ ‘The estimated peak hour traffic

movements are well within the

absorption capacity of the surrounding

road network, in particular the

intersections of High Street /Milton Street

and Milton Street/Burns Street which are

subjected to the most additional traffic

analysis indicates that these intersections

will have adequate spare capacity for

the future growth of traffic within

Bannockburn.’

As provided, the Bannockburn road system

surrounding the subject property can

adequately accommodate the current

proposal in terms of vehicle volumes,

movements and access with all entrances,

crossovers and access isles being designed

to meet and satisfy the minimum Australian

Standards and requirements of Clause

52.06 ‘Car Parking’ to the Golden Plains

Planning Scheme.

In this regard, High Street is a boulevard

style dual road with central dividing

landscaped car parking strips, strategically

located roundabouts, uncontrolled

pedestrian crossings and established trees,

is the main street within Bannockburn

Township.

Of note, anecdotal evidence from several

site inspections reveals that it is not

uncommon for vehicles to use the parking

lane to the front of the subject property to

turn into High Street in both directions and

then be able to access McPhillips Road.

It would be expected that such traffic

behaviour would continue and potentially

increase following the closure of the

existing High Street access road in

association with the redevelopment and

extension of the Bannockburn Plaza

Shopping Centre.

It is acknowledged that given the right-

________________________________________________________________________________________________________________________________________________________________________


hand-turn prevention into McPhillips Road

from High Street, generally all south-bound

High Street traffic is required to access the

Bannockburn Plaza Shopping Centre via

the round-a-bout at the intersection with

Milton Street, then via either Burns Street or

Victor Street.

Whilst it is accepted this may well

somewhat be unavoidable, from a

strategic and land use planning

perspective, the reliance of only one

access road (Milton Street) via High Street

to the centre would theoretically be

discouraged given it would particularly over

time increase potential for traffic conflict,

pedestrian safety and impact upon town

character,

It is accepted it would be far more prudent

and beneficial to the Bannockburn

Township itself should the availability for

vehicles to turn right into McPhillips Road

from High Street be made possible.

In doing so, traffic would be distributed

between Victor Street and McPhillips Road,

thereby significantly decreasing the

reliance of all traffic to use High Street with

commensurate associated long-term

problems.

Accordingly, in light of the above whilst not

part of the current proposal, it is respectfully

sought that when the Golden Plains Shire

Council undertakes assessment, it also

carefully considers the potential benefits

associated with the removal of the

prevention for right-hand-turning into

McPhillips Road for south bound High Street

traffic.

In highlighting the above, I reiterate the

resultant increase in traffic volumes within

Milton Street, Burns Street and Victor Street, as

noted, can be easily accommodated from a

traffic engineering perspective.

In essence, as provided the current

amending proposal effectively addresses

and satisfies all Objectives and Strategies to

the Design and Development Overlay.

________________________________________________________________________________________________________________________________________________________________________


4.6 Particular Provisions

Advertising Signs

Clause 52.05

Purpose

▪ ‘To regulate the display of signs and

associated structures.

▪ To provide for signs that are compatible

with the amenity and visual appearance

of an area, including the existing or

desired future character.

▪ To ensure signs do not contribute to

excessive visual clutter or visual disorder.

▪ To ensure that signs do not cause loss of

amenity or adversely affect the natural

or built environment or the safety,

appearance or efficiency of a road.’

Decision Guideline

Before deciding on an application to display

a sign, in addition to the decision guidelines in

Clause 65, the responsible authority must

consider, as appropriate:

The character of the area including:

▪ ‘The sensitivity of the area in terms of the

natural environment, heritage values,

waterways and open space, rural

landscape or residential character.

▪ The compatibility of the proposed sign

with the existing or desired future

character of the area in which it is

proposed to be located.

▪ The cumulative impact of signs on the

character of an area or route, including

the need to avoid visual disorder or clutter

of signs.

▪ The consistency with any identifiable

outdoor advertising theme in the area.’

Impacts on views and vistas:

▪ ‘The potential to obscure or compromise

important views from the public realm.

▪ The potential to dominate the skyline.

▪ The potential to impact on the quality

of significant public views.

▪ The potential to impede views to

existing signs.’

The relationship to the streetscape, setting

or landscape:

▪ ‘The proportion, scale and form of the

proposed sign relative to the

streetscape, setting or landscape.

▪ The position of the sign, including the

extent to which it protrudes above

existing buildings or landscape and

natural elements.

▪ The ability to screen unsightly built or

other elements.

▪ The ability to reduce the number of

signs by rationalising or simplifying signs.

▪ The ability to include landscaping to

reduce the visual impact of parts of

the sign structure.’

The relationship to the site and building:

▪ ‘The scale and form of the sign relative

to the scale, proportion and any other

________________________________________________________________________________________________________________________________________________________________________


▪ significant characteristics of the host site

and host building.

▪ The extent to which the sign displays

innovation relative to the host site and

host building.

▪ The extent to which the sign requires the

removal of vegetation or includes new

landscaping.’

The impact of structures associated with the

sign:

▪ ‘The extent to which associated

structures integrate with the sign.

▪ The potential of associated structures to

impact any important or significant

features of the building

▪ site, streetscape, setting or landscape,

views and vistas or area.’

The impact of any illumination:

▪ ‘The impact of glare and illumination on

the safety of pedestrians and vehicles.

▪ The impact of illumination on the

amenity of nearby residents and the

amenity of the area.

▪ The potential to control illumination

temporally or in terms of intensity.’

The impact of any logo box associated with

the sign:

▪ ‘The extent to which the logo box forms

an integral part of the sign through its

position, lighting and any structures used

to attach the logo box to the sign.

▪ The suitability of the size of the logo box in

relation to its identification purpose and

the size of the sign.

▪ The need for identification and the

opportunities for adequate identification

on the site or locality.

▪ The impact on road safety.’

A sign is a safety hazard if the sign:

▪ ‘Obstructs a driver’s line of sight at an

intersection, curve or point of egress from

an adjacent property.

▪ Obstructs a driver’s view of a traffic

control device or is likely to create a

confusing or dominating background

which might reduce the clarity or

effectiveness of a traffic control device.

▪ Could dazzle or distract drivers due to its

size, design or colouring, or it being

illuminated, reflective, animated or

flashing.

▪ Is at a location where particular

concentration is required, such as a high

pedestrian volume intersection.

▪ Is likely to be mistaken for a traffic control

device, because it contains red, green or

yellow lighting, or has red circles,

octagons, crosses, triangles or arrows.

▪ Requires close study from a moving or

stationary vehicle in a location where

the vehicle would be unprotected

from passing traffic.

▪ Invites drivers to turn where there is fast

moving traffic or the sign is so close to

the turning point that there is no time

to signal and turn safely.

▪ Is within 100 metres of a rural railway

crossing.

▪ Has insufficient clearance from

vehicles on the carriageway.

▪ Could mislead drivers or be mistaken

as an instruction to drivers.’

________________________________________________________________________________________________________________________________________________________________________


Compliance Clause 52.05

As noted, advertising signage locations and

details are shown on Drawing No TP-02F to

the accompanying Town Planning

Drawings.

Centre Advertising Signage has been

detailed in the preceding sections to this

submission.

Proposed advertising signage is typically

commensurate to the commercial plaza

centre development.

Proposed advertising signage has generally

drawn from the approved advertising signage

pursuant to Planning Permit No P10/326.

In effect, the proposed advertising signage

comprises an internally illuminated Pole Sign,

Business Identification Signs, and Direction

Signs.

The proposed advertising signage will have

no effect whatsoever upon:

▪ any significant streetscapes, buildings

and skylines,

▪ the visual appearance of any significant

view corridor, view lines, gateway

location or landmark site identified in a

framework plan or local policy,

▪ any residential areas and heritage places

or

▪ any open space and waterways.

The proposed advertising signage has

taken into consideration the following

locational principles:

▪ location within an establishing

commercial town centre and main

road environment and will both

enhance and compliment the

surrounding Bannockburn Town

Centre,

▪ is not located with a forest, tourist,

scenic or landscape area,

▪ is not located within an open space

reserve or waterway corridor,

▪ will not be a dominant visual element

or obstruct any significant view lines,

▪ are provided on the whole for safety,

identification and directional

purposes,

▪ will not pose any safety risk to passing

McPhillips Road motorists, and

▪ will not present as a dominant

element with the McPhillips Road or

any other roadway ‘streetscape’.

Proposed advertising signage is respectful

and complementary to the proposed

redevelopment and expansion

________________________________________________________________________________________________________________________________________________________________________


of the plaza centre and accords with the

Objectives and Strategies to Clause 52.05

‘Advertising Signs’.

________________________________________________________________________________________________________________________________________________________________________


Car Parking

Clause 52.06

Purpose

▪ ‘To ensure that car parking is provided in

accordance with the State Planning

Policy Framework and Local Planning

Policy Framework.

▪ To ensure the provision of an

appropriate number of car parking

spaces having regard to the demand

likely to be generated, the activities on

the land and the nature of the locality.

▪ To support sustainable transport

alternatives to the motor car.

▪ To promote the efficient use of car

parking spaces through the

consolidation of car parking facilities.

▪ To ensure that car parking does not

adversely affect the amenity of the

locality.

▪ To ensure that the design and location

of car parking is of a high standard,

creates a safe environment for users and

enables easy and efficient use.’

Table 1 Car Parking Requirements at Clause

52.06-5 provides the statutory car parking

requirement for various land uses which are

to be incorporated within development

proposals.

Of relevant to the current proposal are the

following Clause 52.06 car parking

requirements:

▪ ‘Shop 4 spaces to each 100m2

leasable floor area

▪ Supermarket 5 spaces to each 100m2

leasable floor area

▪ Office 3.5 spaces to each

100m2 net floor area’


As noted, the new Bannockburn Plaza

Shopping Centre includes a total of 519

car parking spaces including 8 disabled

parking spaces.

A new open McPhillips Road ground level

car park will accommodate 312 car

parking spaces in addition to 6 disabled

spaces, 6 parents-with-prams spaces, 20

bicycle parking spaces, 2 drop-off spaces,

2 taxi parking space and 3 trolley

collection parking spaces.

Located beneath, a new lower split-level

car park easily accessed from both Victor

and Burns Streets, will accommodate 131

car parking spaces in addition to 58 retail

tenancy parking spaces, 2 disabled

spaces, 15 bicycle parking spaces, 15

bicycle racks and 3 trolley collection

parking spaces.

In addition, a new lower level car park


rear open car park will accommodate 58

car parking spaces and connects directly

to Burns Street and to the internal linking

access road, allowing customers to

readily traverse the centre until a suitably

located parking space is found.

________________________________________________________________________________________________________________________________________________________________________


Accepting there is 3,600m2 floor space

associated with the Woolworths supermarket

and 3,500m2 floor space associated with the

remaining speciality retail outlets, the statutory

planning requirement pursuant to Clause

52.06 to the Golden Plains Planning Scheme is

a total of 320 car parking spaces for the


As noted, there are 519 car parking spaces

provided, easily exceeding the statutory

requirement by 199 spaces.

All parking spaces and access aisles are

dimensioned in accordance with a

Woolworths specification which exceeds both

Australian Standard AS2890.1 and Golden

Plains Planning Scheme requirements.







prepared by MC Architects Pty Ltd, Drawing

No TP-02 ‘Site Plan’, Drawing No TP-02A ‘Site

Plan Coloured’, Drawing No TP-03 ‘Lower

Level Plan’ and Drawing No TP-03A ‘Lower

Level Plan Coloured’.

________________________________________________________________________________________________________________________________________________________________________


Land Adjacent to a Road Zone, Category 1, or a Public Acquisition Overlay for a Category 1 Road

Clause 52.29

Purpose

▪ ‘To ensure appropriate access to

identified roads.

▪ To ensure appropriate subdivision of

land adjacent to identified roads.’


As noted within this submission, the existing

entrance vehicle access road off High Street,

a designated Main Road, is to be closed and

removed.

High Street is the only main road adjoining the

subject land.

________________________________________________________________________________________________________________________________________________________________________


5 The Proposal is suitable for Bannockburn and the Subject Property

5.1 The Proposal will assist with the Revitalisation and Enhancement of the Bannockburn Town Centre

As detailed above, the subject land is

strategically located centrally within and

fundamentally is the retail core


The introduction of the proposed new

amending plaza centre extending from

High Street to Victor Street will result in

considerable improvement and expansion

of the currently aging single storey plaza

centre, significantly contributing to the

revitalisation of the Bannockburn Town

Centre itself.

As noted, this major commercial

development proposal of regional

importance is the product of a long and

detailed planning process undertaken in

consultation with the Golden Plains Shire.

The resulting current amending

development proposal strikes an excellent

balance between preserving the existing

town centre locational character and

responding to the growing retail and

commercial demand within the

Bannockburn town centre and existing

plaza centre arcade.



expansion supersedes the existing plaza

building, the previous 2011 shopping

and the originally submitted proposal as the

dominant feature of the Bannockburn central

business core.

The introduction of modern retail outlets,

pedestrian pathways, landscaping and

closure of the existing High Street access road

will considerably improve the existing High

Street character, introduce activity to an

existing generally underutilised area and act

as an attracting feeder to the centre, from a

land use, pedestrian friendly and built form

perspective.

In this respect, the proposal introduces new

specialty retail outlets, cafes, restaurants,

offices and a state-of-the-art Woolworths

supermarket to the centre which, it is

anticipated, will perform as a regional

modern retail commercial attractor

destination with commensurate regional

customer patronage.

From a built form perspective, it is further

anticipated that the proposed split-level

development with ground level shop front

activity, pedestrian friendly level connectivity

and visually interesting built form and

landscaping application to the exposed

supermarket elevation, has potential to act as

a landmark attracter for Bannockburn.

Associated traffic access throughout the

town centre and surrounding the subject

property is to be considerably improved.

Traffic access associated with loading is

restricted to McPhillips Road to the

supermarket and Burns Street for specialty

retail outlets.

Loading associated traffic relies upon the

recently completed round-a-bout at the

intersection of High and Milton Streets to

safely and efficiently direct south-bound High

Street traffic around the centre to Burns

Street and along the recently upgraded

Victor Street to McPhillips Road.

Customer access is removed from the High

Street frontage, yet safely and efficiently

distributed between McPhillips Road, Victor

Street and Burns Street.

Pedestrian connectivity and linkages are

provided throughout the entire centre linking

McPhillips Road, Victor Street, Burns Street,

High Street, the Heritage Municipal Shire Hall

Building and the Village Square.

Accepting one fundamental intent of the

Golden Plains Municipal Strategic Statement

(MSS) and the 2008 Bannockburn Town

Centre Investment Strategy is to consolidate

and strengthen the retail and commercial

role and function of the Town Centre and

________________________________________________________________________________________________________________________________________________________________________


Plaza Shopping Centre, I would emphasise

the current proposal includes over 7,000m2

retail and commercial floor area, 519 car

parking spaces, pedestrian friendly

connectivity, a new Village Square and

upmost respect and regard for the growing

needs of the Bannockburn Township,

holistically encapsulating the intent and

objectives to the Golden Plains MSS.

The proposed amending split level

contemporary retail development,

replacing an aging single storey retail plaza

centre, will undeniably assist with the

strengthening and consolidation of the

Bannockburn Town Centre and it is

envisaged will revitalise, stimulate and

enhance an existing generally aging retail

centre to the benefit to the township itself

and wider Golden Plains Shire.

________________________________________________________________________________________________________________________________________________________________________


5.2 The Proposal Respects and Responds to Adjacent Residential Properties

Adjoining Southern Residential Zone Land

No 13 Victor Street

The residential property at No 13 Victor

Street contains a single storey

weatherboard with central corrugated iron

roof form dwelling with a varying splayed

setback of between approximately 1m-3m

to a 1.8m high paling fence for a length of

50.51m along the subject property’s south-

eastern boundary.

The 50.51m common boundary of No 13

Victor Street abuts the vehicle driveway to

the lower level car park, with centre

buildings well setback located beyond the

remaining property at No 9 Victor Street,

landscaped pedestrian pathway and

vehicle driveway.

The property at No 13 Victor Street is to be

treated and provided with a new

separating minimum 2m high solid paling

timber boundary fence and extensive

boundary screening landscaping.

No 12 Burns Street

The residential property at No 12 Burns

Street contains three single storey brick

and pitched tiled roof units, setback only

between approximately 1m-1.6m from the

subject property’s south-western

boundary for a length of approximately

51.5m and separated by a newer 1.8m

high paling fence.

The 51.5m common boundary of No 12

Burns Street is to the rear of the centre,

with the centre being setback a minimum

of 4.7m with a maximum building height of

7.91m above open undercroft car

parking.

The property at No 12 Burns Street is to be

separated by a wide extensively

landscaped setback and vehicle

driveway and treated and provided with

a new separating minimum 2m high solid

paling timber boundary fence and

extensive boundary screening

landscaping.

________________________________________________________________________________________________________________________________________________________________________


Landlocked Commercial Zone Land

No 9 Victor Street

As noted, there remains one residential

property at No 9 Victor Street located

wholly within the commercial zone land

designated to the new Bannockburn retail

core centre.

The remaining property sits on the lower

level portion of land fronting Victor Street.

I note ongoing respectful, yet unsuccessful,

negotiations have been undertaken over

many years with the owner of the

remaining residential dwelling at No 9

Victor Street in respect to the potential for

purchasing the property and relocating the

dwelling to accommodate for the property

to be holistically included within the current

proposal on the commercial zone land.

Past negotiations have been undertaken

prior and subsequent to the issuing of 2011

Planning Permit No P10/326 approving the

original Bannockburn Plaza Centre


Recent negotiations have been

undertaken in response to the current

proposal and on the understanding the

Council remain supportive of the current

proposal.

In response, the owner has advised it is

intended to separately redevelop the

property for commercial purposes at a later

stage.

Accordingly, prior to reviewing the

potential for impact upon the remaining

property at No 9 Victor Street, the following

considerations are initially accepted:

▪ 2011 Planning Permit No P10/326 and

acceptance from that time that the

property will indeed be wholly

contained within the commercial

development

▪ acknowledgement and acceptance

the redevelopment and expansion of

the existing Bannockburn Plaza Centre

will include development and use of

land abutting all property boundaries

▪ Commercial 1 Zone to the property

▪ expressed intent for future separate

commercial redevelopment of the

property

Juxtaposed with the above, it is accepted

the current proposal results in the inevitable

presentation to the remaining northern side

and eastern rear boundaries to the property

of the rear 10.2m high elevation to the

Woolworths supermarket.

As detailed earlier, the built form outcome

upon the remaining property is

unavoidable given the fall-in-slope across

the subject land.

Correspondingly, the fall-in-slope across the

land has also impacted the overall layout

and design of the new centre.

In this regard, in creating a safe and

community conscious environment, the

current proposal includes extensive

pedestrian connectivity throughout the

centre linking with Victor Street, Burns Street,

McPhillips Road and the High Street

frontage, with pedestrian comfort, safety,

ease of access and connectivity with the

town centre and throughout the new plaza

shopping centre being community-wide

paramount considerations of the current

proposal.

Accordingly, a fundamental pedestrian

friendly safety component to the new plaza

shopping centre has been to maintain a

consistent floor level (RL 119.70) across the

centre providing safe ease of access for

pedestrians throughout and across the

entire centre.

Given the sloping nature of the land, the

unavoidable built form outcome is the

________________________________________________________________________________________________________________________________________________________________________


centre presents as single storey to the main

McPhillips Road frontage whilst also

retaining the single storey frontage to High

Street with a resultant unavoidable two

level split presentation to Burns Street and

part Victor Street.

Maximising the built form opportunity

afforded from the slope of land, the

commercial development incorporates

undercroft and basement car parking

beneath the consistent retail floor level

above.

As noted, such built form presentations

are unavoidable given the slope of land

and low-lying location of No 9 Victor

Street within the commercial zone land.

Within the context of the overall proposed

commercial development across the

extensive subject land, the siting of the

important Woolworths supermarket is

optimal in terms of pedestrian access,

linking and any potential future expansion

needs.

Part of this consideration is accepting

Victor Street is not a residential street in

whole, particularly the northern exposed

end towards McPhillips Road being Public

Use Zone 1 (PUZ1) land housing the

unsightly Bannockburn Maintenance

Depot with adjoining open space,

availing itself for such.

Land midway along Victor Street, south of

the subject land and earmarked for future

two storey medium density development

pursuant to the DDO9 Land Use Structure

Plan, is then zoned Residential 1 Zone

(R1Z), containing No 13 Victor Street and

No 12 Burns Street.

To reduce any potential built form impact

upon the remaining property, again

unavoidable given the fall in slope across

the site, compliant generous setbacks and

boundary landscaping are applied to

ensure adequate solar access is retained to

rear private open space areas.

Indeed, although located in commercial

zone land, compliant setbacks are applied

to the remaining property and dwelling in

accordance with residential development

on residential zone land pursuant to

ResCode Standard A10 ‘Side and Rear

Setbacks’ to the Golden Plains Planning

Scheme (shown below).

Other elevations to the development which

present as being two level in height,

generally restricted to the Burns Street

elevations, also include compliant setbacks

to property boundaries, sloping roof features

and built form recessive elements ensuring

impact is marginal.

Whilst unavoidable, it is accepted the siting

of the rear Burns Street two level building

elements front only existing commercial

properties and only residential properties

earmarked pursuant to the DDO9 Structure

Plan as future medium density land where

two storey level residential development

would be encouraged.

Importantly, the resultant overall built form

presentation to main street frontages

remains single storey with two storey built

form elements restricted to the south and

part Victor Street and all being

ResCode Compliant Setbacks

________________________________________________________________________________________________________________________________________________________________________


effectively treated to reduce any potential

for impact.

As illustrated in the following Community

Based Centre Layout and Orientation Plan,

the current layout and orientation of the

commercial development has taken into

consideration all site-specific features,

surrounding development, surrounding street

network and the town centre fabric.

In essence, the proposal includes an

expanded community based architecturally

designed pedestrian and vehicle friendly

centre which accommodates the future

expansion retail and commercial needs and

functional role within the Bannockburn town

centre.

Whilst the resultant restricted potential for

impact upon the remaining property and

part Victor Street from the unavoidable split

two level centre is acknowledged, the wider

benefits and advantages afforded to the

Bannockburn community and town centre

functionality from the current layout,

orientation and presentation are accepted

as far greater and of considerable more

significance.

In this regard, it is noted the owner of the

remaining property has raised such concern

with the proposal and potential for impact

upon both his property and the Victor Street

frontage, in response to the original 2017

submitted proposal.

As provided, the split two level built form

presented to the remaining property and

part Victor Street is unavoidable resulting

from the fall-in-slope across the land.

Accepting the above, any potential for

resultant perceived built form impact is

considerably lessened where an impressive

green wall featuring extensive

landscaping, built form treatments,

different material application and a

community artwork designated display

area is being applied to the exposed

Victor Street elevation ensuring there will

result minimal impact upon Victor Street or

the public use zone land located opposite.

The proposed urban design treatment

methods are accepted as being suitable

and appropriate to the Victor Street

elevation in context of its locational

attributes, particularly fronting public use

zone land and the Council maintenance

depot.

I note that in support of his concern with

the current built form presentation and

proposed urban design treatments to the

Victor Street elevation, the owner of the

remaining property made particular

reference to VCAT Case (Woolworths Ltd v

Yarra Ranges SC (2008) VCAT 789), where

similar urban design treatments to a

proposed exposed Woolworths

supermarket street elevation were refused

given site context.

In response to the cited VCAT case, I

would simply note the finding of VCAT to

refuse that proposal makes sound land use

planning land sense, particularly noting and

given the exposed elevation fronted

residential zone land and established

properties, land affected by a significant

landscape overlay and as a result of the

surrounding undulating Lilydale landscape

would have been clearly visible and

exposed to surrounding areas.

Accordingly, I would consider the cited case

not to be particularly relevant to the current

proposal nor Victor Street elevations.

In review, the remaining property and Victor

Street elevation have been compliantly and

effectively addressed and treated to ensure

there results minimal resultant impact by

way of built form, overshadowing, character

and presentation.

________________________________________________________________________________________________________________________________________________________________________


Pedestrian Entry

Customer Vehicle Access


Specialty Retail Loading

Pedestrian Entry

Pedestrian Entry

Centre Frontage

Centre Frontage Pedestrian Entry

Pedestrian Entry

Woolworths Loading



Pedestrian Entry

Pedestrian Entry

Pedestrian Entry

Pedestrian Access

Residential 1 Zone

Land

Designated as a 2 storey

precinct pursuant to the DDO

Special Use Zone

Land

Commercial

Commercial

Commercial

Public Use Zone Land – Railway Line Gateway

Views

Town Centre

20% estimated

customer traffic

40% estimated

customer traffic

40% estimated

customer traffic

Residential

Community Based Centre Layout and Orientation Plan

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5.3 Impact is Avoided

Scale and Bulk

No 13 Victor Street, separated from the

development by landscaped vehicle

access and No 9 Victor Street, will have

resultant marginal impact by way of

perceived scale and bulk.

As noted, No 12 Burns Street, containing 3

single storey residential units, will adjoin

the redevelopment being setback a

minimum of 4m at ground level to the

open lower level car park, separated by

a landscaped pedestrian pathway,

replacement minimum 2m high solid

paling timber fence, extensive boundary

landscaping and a minimum 4.7m

setback to the rear building height of

7.2m.

It is acknowledged the resultant minimum

7.2m building height to the first floor level

results from the fall-in-slope across the

property and away from McPhillips Road

to the Burns Street property, which is

inevitable yet considered respectful.

In this regard, it is accepted that the

introduction of a two level built form to

the recently cleared and vacant

adjoining land will result in unavoidable

scale and bulk impact particularly as No

12 Burns Street has enjoyed a clear view

to the sky over recent years.

However, prior to the subject land being

recently cleared, No 12 Burns Street was

adjoined by a residential property located at

a higher street level and containing a single

storey dwelling built to the common boundary

with commensurate associated built form

impacts.

The current proposed development has

incorporated respectful elements designed to

reduce the potential for perceived scale and

bulk upon No 12 Burns Street and also No 13

Victor Street’s rear boundary, including:

▪ extensive boundary planting

▪ new replacement minimum 2m high

timber paling boundary fence

▪ minimum 4m ground level setback to the

open car park

▪ minimum 4.7m setback to the first floor

level

▪ application and compliance with the

‘Building Envelope’ requirement applied

to side and rear residential setbacks

pursuant to ResCode Standard A10 ‘Side

and Rear Setbacks’ Clause 54 to the

Bannockburn Planning Scheme

▪ application of a sloping flat roof form to

the first floor level, sloping away from

the common boundary and following

the slope of land towards the McPhillips

Road frontage

As such, it is desired the proposed

development will present to the adjoining

property at No 12 Burns Street built form

acceptably equitable to the introduction of

the new two storey dwelling.

In doing so, it is intended that any resultant

potential for impact by way of scale and

bulk will be considerably minimalised and/or

avoided.

Perceived scale and bulk impact upon No 9

Victor Street have been adequately

addressed in the preceding assessment.

________________________________________________________________________________________________________________________________________________________________________


Overshadowing

No 13 Victor Street, separated from the

development by landscaped vehicle

access and No 9 Victor Street, will have

resultant negligent impact by way of

overshadowing.

As noted above, No 12 Burns Street

contains 3 single storey residential units’

setback only between approximately 1m-

1.6m from the subject property’s higher

south-western boundary for a length of

approximately 51.5m.

As a result, it is accepted the existing

residential units at No 12 Burns Street

already experience some overshadowing

from the existing solid timber paling

boundary fence.

It is further accepted that given the south-

western orientation of the common

boundary with No 12 Burns Street there will

result some unavoidable morning

overshadowing.

With regard to the potential for additional

overshadowing resulting from the proposed

current development, the accompanying

Town Planning Drawings include Shadow

Diagrams, Drawing No TP-09, which clearly

show there will result no overshadowing of

No 12 Burns Street beyond around 11am

leaving the late morning and afternoons

free of shadowing.

Taking into account the fall-in-slope across

the land and between the two properties,

building setbacks applied and boundary

landscaping, it is considered the level of

morning restricted overshadowing to be

unavoidably acceptable.

Perceived overshadowing impact upon No

9 Victor Street has been adequately

addressed in the preceding assessment,

where compliant building setbacks ensure

adequate sunblight is provided to the

remaining proerty.

Please refer to the Shadow Plans, preapred

by MC Architects Pty Ltd, accompanying

this application.

________________________________________________________________________________________________________________________________________________________________________


Noise

As detailed at Section 4.1 ‘State Planning

Policy Framework (SSPF)’ Clause 13.04

‘Noise and Air’ to this submission, the

overall commercial development itself is

orientated to the McPhillips Road, Victor

Street, High Street and existing rear open

Burn Street car park and away from

adjoining residential properties at No 12

Burns Street and No 13 Victor Street.


expansion to the existing plaza centre has

been designed to ensure that impacts

upon No 12 Burns Street and No 13 Victor

Street are minimised and/or avoided.

The accompanying Roof Plan, Drawing No

TP-04, shows there are to be four roof top

screened plant decks which will

accommodate air conditioning units and

similar, which will be fully screened from

view to adjoining residential properties

with timber sceening (anticipated).

The roof top screended plant decks have

been located centrally, towards road

frontages, generally behind building

parapets and importantly, well away

(minimum 16m) from residential properties.

Further, as noted at Section 3.3.9

‘Landscaping’ to this submission, the

accompanying Landscaping Plans

prepared by Wallbrink Landscape

Architecture highlight proposed planting to

the common boundaries to the Victor and

Burns Streets resiendtial properties inlcuding

introducing numerous trees and shrubs.

The introduction of the boundary planting

will will considerably further soften any

potential for acoustic impact provding

acoustic protection and buffering

associated with associated vehicle traffic

noise upon adjoining residential properties.

Overall, it is accepted the design, layout,

orientation and landscaping to the

proposed redevelopment and expansion of

the plaza centre will ensure there results

negligent impact upon adjoining residential

properties by way of acoustic impact from

associated traffic, air conditoning units or

the general daily operations of the centre

itself.

________________________________________________________________________________________________________________________________________________________________________


Stormwater Drainage

The potential for stormwater drainage

runoff impact upon adjoining residential

properties, particularly to lower Burns Street

itself, are negligent given best practices

applied to stormwater and drainage

management within the proposed split

level development and across the subject

land.

As noted at Section 3.3.10 ‘Stormwater and

Drainage’ to this submission, accompanying

this planning submission is a Stormwater

Impact Assessment Report prepared by Van

Der Meer Pty Ltd, who conclude:

‘This report aims to provide the drainage

assessment on the proposed commercial

development at Bannockburn.

The minor and major drainage systems are

controlled on-site.

The overland flows are restricted within the

development area.

The permissible site discharge is limited to

100 year ARI, and the on-site detention

system to 20 year ARI for minor events.

In addition, the partial ponding on

carpark of 38mm was taken into

consideration for major storms, where the

carpark was shaped to maximise its

capability in 100 year ARI.’

In effect, all minor and major drainage

systems and overland flows are restricted

and contained within the development

and the lower level car park ponding

capacity of 38mm ensures that a worst-

case scenario major storm event ‘Average

Recurrence Interval’ (ARI) of 100 years,

would be adeautely accommodated for

without causing stormawater or drainage

runoff beyond the subject property itself.

________________________________________________________________________________________________________________________________________________________________________


Traffic and Car Parking

It is acepted that McPhillips Road, Burns

Sreet and High Street are currently used for

vehcile access to the existing car parks

servicing the plaza centre.

It is accepted that Milton Street is currently

used for vevhile access to Burns Street

including delivery trucks.

It is accepted the recently completed

round-a-bout at the intersection of High

and Milton Streets, for which the subject

land owner contributed circa $300,000.00

towards, was done so in association with

pending redevelopment and expansion to

the Bannockburn Plaza Shopping Centre.

The current proposal removes the existing

High Street vehcile access road and

directs all traffic in association with the

plaza centre to McPhillips Road, Milton

Street, Burns Dtreet and the recently

upgraded Victor Street.

Assessment of the surrounding road

network ensures there will result no impact

by way of increased traffic volumes and

use upon any residential property or

roadway as a result of the proposed

redevelopment and expansion of the

plaza centre with associated traffic access

measures.

As noted, compliant, adequate and

sufficent car parking is provided on-site

within highly accessible car parks satisfying

car parking requirements pursuant to Clause

52.06 to the Goilden Plains Planning Scheme.







prepared by MC Architects Pty Ltd, Drawing

No TP-02 ‘Site Plan’, Drawing No TP-02A ‘Site

Plan Coloured’, Drawing No TP-03 ‘Lower

Level Plan’ and Drawing No TP-03A ‘Lower

Level Plan Coloured’.

________________________________________________________________________________________________________________________________________________________________________


6 Summary and Conclusion

Summary

The proposed amending split level

contemporary retail development,

including a lower level responding to the

fall-in-slope across the subject land, will

undeniably assist with the strengthening and

consolidation of the Bannockburn Town

Centre and it is envisaged will revitalise,

stimulate and enhance an existing

generally aging retail centre to the benefit

of the township itself and wider Golden

Plains Shire.


Centre is to be provided with compliant,

suitable and responsive car parking and

vehicle access that is appropriate to the

road network and the surrounding



Centre is to be provided with extensive

pedestrian connectivity and landscaping.

The current proposal complies with all

relevant planning policies and controls

including:

▪ Regional Victoria – Clause 11.07

▪ Environmental Risks – Clause 13

▪ Built Environment Heritage – Clause 15

▪ Sustainable Development – Clause 15.02

▪ Heritage – Clause 15.03

▪ Economic Development – Clause 17

▪ Transport – Clause 18

▪ MSS – Clause 21

▪ Commercial 1 Zone – Clause 34.01

▪ Heritage Overlay No 95 – Clause 43.01

▪ DDO No 9 – Clause 43.02

▪ Advertising Signs – Clause 52.05

▪ Car Parking – Clause 52.06

▪ Land Adjacent to a Road Zone,

Category 1, or a Public Acquisition

Overlay for a Category 1 Road - Clause

52.29

The proposed redevelopment and expansion

of the existing Bannockburn Plaza Shopping

Centre will not result or contribute to undue

impact upon the amenity levels of any

adjoining or nearby residential property.

It is concluded that the current amending

proposal is appropriate, beneficial, makes

sound land use planning sense and should be

supported by the Golden Plains Shire Council

to the benefit of Bannockburn and the wider


Jack Manion Principal

bannockburn plaza shopping centre - … · 2 subject property and surrounding bannockburn ......

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