brimbank city council ordinary council meetingagenda ... · ordinary council meetingagenda officer...

Brimbank City Council Ordinary Council Meeting Agenda Officer Reports 20

Meeting No. 397 24 November 2015

Report 12.8 - Brimbank Planning Scheme Amendment C162 - Keilor Village Design and Development Overlay Schedule 10 Directorate: City Development Director: Stuart Menzies Policy: Council Plan Action 2013-2017, Keilor Village Vision Document

2012 (revised November 2015), Brimbank Activity Centre Strategy 2008, Planning and Environment Act 1987

Attachments: 1. Panel Report 2. Revised Keilor Vision Document (November 2015) 3. DDO10, Clause 21.08, Planning Scheme Map 4. Strategic Assessment Report 5. Explanatory Report Purpose For Council to consider the modified Brimbank Planning Scheme Amendment C162 (Amendment C162), which seeks to apply a Design and Development Overlay Schedule 10 (DDO10) to Keilor Village, and include the Keilor Village Vision Document (revised November 2015) as a reference document at Clause 21.08 of the Brimbank Municipal Strategic Statement. Report 1. Background At the Ordinary Council Meeting on 28 April 2015, Council resolved to request the Minister for Planning appoint a planning panel (Panel) to review an unresolved submission in relation to Amendment C162. The Panel focused on making a recommendation about the appropriate height and setback in DDO10, to land on the north-east corner of the Old Calder Highway and Arabin Street, Keilor, which is an undeveloped site that forms part of the Keilor Hotel complex. The proposed Amendment 162 included a preferred three (3) storey maximum building height apply to this site. Following consideration of submissions, Council proposed a preferred one (1) storey maximum building height with a two (2) storey maximum, set back 10 metres from the Old Calder Highway frontage. The submitter argued the height should be three (3) storeys over the whole site. The Panel has recommended a preferred two (2) storey maximum building height be applied to this site. The Panel was satisfied the two (2) storey maximum height will maintain the ‘low scale’ character of Keilor Village, while providing an appropriate opportunity for the future development of the site. The Panel was also satisfied that DDO10 is an appropriate tool to apply built form controls in the Keilor Village. The Panel Report is at Attachment 1 to this report. The revised Keilor Vision Document (November 2015) incorporating the recommended two (2) storey maximum height is at Attachment 2 to this report. A copy of the modified DDO10, Clause 21.08 and planning scheme map is at Attachment 3 to this report.

Brimbank City Council Ordinary Council Meeting Agenda Officer Reports 21

Meeting No. 397 24 November 2015

Report 12.8 - Brimbank Planning Scheme Amendment C162 - Keilor Village Design and Development Overlay Schedule 10 (continued) 2. Consultation Council received 10 submissions to the proposed Amendment C162: three (3) were non-objecting submissions; and seven (7) related to building height and the character of the Keilor Village. Six (6) submissions were withdrawn as changes were proposed to the DDO10 that addressed the submitters’ concerns. One (1) submission could not be resolved and was the subject of the Panel hearing. 3. Analysis The strategic assessment report that assesses Amendment C162 is at Attachment 4 to this report. In summary, the strategic assessment report indicates Amendment C162 is supported by the Planning and Environment Act 1987 (the Act), State Planning Policy Framework and Local Planning Policy Framework of the Brimbank Planning Scheme. The Panel recommended Amendment 162 be adopted with some changes, including a two (2) storey height limit on the vacant land located around the Keilor Hotel site, and minor wording changes to the DDO schedule, to reflect this change. Minor changes to the Keilor Vision Document have also been made to correct a mapping error on the Keilor Hotel site, to ensure the whole building is included in the DDO. The reference to residential zones within the Keilor Village have also been updated to remove ‘Residential 1 Zone’ and replace with ’General Residential Zone’. 4. Resource Implications Resource requirements can be met within Council’s 2015/2016 Annual Budget. 5. Compliance Statement This report has been prepared in accordance with Part 1A (Victoria Planning Provisions) and Part 3 Division 1 (preparation and exhibition of amendments) of the Act, and is consistent with the Council Plan 2013–2017 action to ‘undertake a planning scheme amendment to implement the Keilor Village Vision’. 6. Officer Recommendation That Council:

a. Adopts modified Amendment C162 to the Brimbank Planning Scheme

under Section 29 of the Planning and Environment Act 1987, to apply a new Design and Development Overlay Schedule 10 to Keilor Village, and include the Keilor Village Vision Document (revised November 2015) as a reference document at Clause 21.08 of the Brimbank Municipal Strategic Statement, in accordance with Attachments 2, 3 and 5 to this report.

b. Forwards Brimbank Planning Scheme Amendment C162 - Keilor Village

Design and Development Overlay Schedule 10, to the Minister for Planning for approval.

Planning and Environment Act 1987

Panel Report

Brimbank Planning Scheme Amendment C162 Keilor Village

31 August 2015

Attachment 1


Panel Report pursuant to Section 25 of the Act

Brimbank Planning Scheme Amendment C162

Keilor Village

31 August 2015

Michael Kirsch, Chair

Brimbank Planning Scheme Amendment C162 | Panel Report | 31 August 2015

Contents Page

Executive Summary ........................................................................................................... i

1 Introduction ..............................................................................................................1

2 Background ...............................................................................................................3 2.1 The Amendment ...................................................................................................... 3 2.2 Keilor Village ............................................................................................................ 4 2.3 The subject site ........................................................................................................ 5 2.4 Council’s proposed changes to the Amendment .................................................... 6

3 Planning Context .......................................................................................................8 3.1 Policy framework ..................................................................................................... 8 3.2 Design and Development Overlay ........................................................................... 8 3.3 Other planning strategies and documents .............................................................. 9 3.4 Planning Practice Notes ........................................................................................... 9

4 Issues ...................................................................................................................... 10 4.1 Strategic justification ............................................................................................. 10 4.2 Economic impacts .................................................................................................. 11 4.3 Height and setbacks on the subject site................................................................ 11 4.4 Other issues ........................................................................................................... 15

Appendix A List of Submitters

Appendix B Document List

Appendix C Recommended DDO10 Schedule


List of Tables Page

Table 1 Parties to the Panel Hearing .................................................................................... 1

List of Figures Page

Figure 1 Proposed application of the Design and Development Overlay Schedule 10 ............................................................................................................. 3

Figure 2 Exhibited Keilor Village Precincts and Building Heights plan .................................. 4

Figure 3 The subject site ........................................................................................................ 5

Figure 4 Keilor Hotel site ....................................................................................................... 6

Figure 5 Council’s revised Keilor Village Precincts and Building Heights plan ...................... 7

Figure 6 Victorian Heritage Register Plan Number H1974 .................................................. 13

List of Abbreviations

DDO Design and Development Overlay


Page i

Executive Summary Amendment C162 to the Brimbank Planning Scheme seeks to apply a new Design and Development Overlay Schedule 10 to the Keilor Village. The Amendment is based on various findings and recommendations of the Keilor Village Vision Document, April 2014. The Vision Document is the culmination of various studies and reports completed since 2008.

The Amendment was relatively uncontentious although it attracted a number of submissions relating to building height and the character of the Village. Following its consideration of submissions, Council proposed some changes to the Schedule and a number of submissions were subsequently withdrawn.

The key matter in contention is what (if any) height and setback controls should apply to the land on the north-east corner of the Old Calder Highway and Arabin Street. This undeveloped site forms part of the Keilor Hotel complex.

The exhibited Amendment proposed that a discretionary three storey maximum building height apply to this site. Following its consideration of submissions, Council proposed to apply a discretionary one storey maximum building height with a two storey discretionary maximum where it is set back 10 metres from the Old Calder Highway frontage.

Having reviewed submissions and evidence on this issue, the Panel has recommended that a discretionary two storey maximum building height be applied to this site. The Panel is satisfied that this will assist Council in maintaining the ‘low scale’ character of the Village, while providing an appropriate opportunity for the future development of this site.

Recommendation

Based on the reasons set out in this Report, the Panel recommends:

Brimbank Planning Scheme Amendment C162 should be adopted as exhibited subject to the following:

1. Change Figure 1 (Keilor Village Precincts and Building Heights) in the Design and Development Overlay Schedule 10 to apply a discretionary two storey maximum building height to the land at the north-east corner of the Old Calder Highway and Arabin Street, Keilor.

2. Include the Design and Development Overlay Schedule 10 included at Appendix C of the Panel’s report.


Page 1 of 23

1 Introduction Brimbank Planning Scheme Amendment C162 (the Amendment) was prepared by the City of Brimbank Council as Planning Authority. As exhibited, the Amendment proposes to apply a new Design and Development Overlay Schedule 10 to the Keilor Village Activity Centre.

Council advised that the Amendment was not authorised but provided advice from the Department of Environment, Land, Water and Planning that Council was able to prepare the Amendment without authorisation.

The Amendment was placed on public exhibition between 9 October and 10 November 2014. Ten submissions were received, with seven of these subsequently withdrawn.

At its meeting of 28 April 2015, Council resolved to refer the submissions to a Panel. As a result, a Panel to consider the Amendment was appointed under delegation from the Minister for Planning on 6 May 2015 and comprised Mr Nick Wimbush (Chair). The Panel was reconstituted on 10 August 2015 and comprised Mr Michael Kirsch (Chair).

A Directions Hearing was held in relation to the Amendment on 5 June 2015.

The Panel undertook an unaccompanied inspection of the Keilor Village and surrounding area on 15 August 2015.

The Panel Hearing was held on Monday 17 August at the Council offices, Keilor. Those in attendance at the Panel Hearing are listed in Table 1.

Table 1 Parties to the Panel Hearing

Submitter Represented by

Brimbank City Council Louise Hicks (counsel) and Daniela Padula (Council) who called the following expert witness: - Anthony Hemmingway (RBA Architects)

Ray Dodd Juliet Forsyth (counsel) who called the following expert witness: - Julie Katz (The Planning Group)

Keilor Residents and Ratepayers Association Kelvin Bennett

Michael Cook

Ms Susan Jennison had been scheduled to attend the Hearing but subsequently withdrew in a letter to the Panel dated 27 July 2015.

The Panel considered all written submissions, as well as submissions and evidence presented to it during the Hearing. In addressing the issues raised in those submissions, the Panel has been assisted by the information provided to it as well as its observations from inspecting the Keilor Village.

The Panel’s considerations have been focussed on those elements of the Amendment that affect the specific site referred to in submissions and evidence (described in section 2.3 of


Page 2 of 23

this report). The Panel has not formed any views about other elements of the Amendment, although it has provided some ‘policy neutral’ advice about drafting issues.

This report deals with the issues under the following headings: • Strategic justification • Economic impacts • Height and setbacks on the subject site • Other issues, including other changes proposed by Council, drafting issues and the

Melbourne Airport submission.


Page 3 of 23

2 Background 2.1 The Amendment The Amendment proposes to apply a new Design and Development Overlay Schedule 10 (Keilor Village Activity Centre) to the Keilor Village, as shown on Figure 1 below. It also includes the Keilor Village Vision Document, revised April 2014 as a reference document at Clause 21.08 of the Municipal Strategic Statement.

Figure 1 Proposed application of the Design and Development Overlay Schedule 10


Page 4 of 23

The exhibited schedule includes general design objectives and guidelines, together with design objectives and design guidelines for shopfronts, signage and the public realm. It also includes a plan that identifies precincts and building heights. This plan is shown at Figure 2.

Council advised that the building height and setback provisions are intended to be discretionary and not mandatory.

Figure 2 Exhibited Keilor Village Precincts and Building Heights plan

2.2 Keilor Village Keilor Village is classified as a ‘Small Neighbourhood Activity Centre’ in the Brimbank Planning Scheme. It has a low-rise building form and a strong landscape character. A key feature is the Keilor Hotel which is on the Victorian Heritage Register.

The Village has been described as retaining a ‘semi-rural character’ despite its proximity to Melbourne.


Page 5 of 23

The Keilor Village Vision Document recognises this character and includes the ‘vision statement’:

To create an attractive, inviting and compact centre offering a broad range of retail opportunities and services, whilst preserving and enhancing the distinctive natural historic and semi-rural character of the Keilor Village.

The Amendment seeks to protect this character through the application of the Design and Development Overlay Schedule 10.

2.3 The subject site A number of submissions raised issues about building heights, with most focussed on the exhibited three storey height limit proposed to apply to vacant land on the north-east corner of the intersection of Arabin Street and the Old Calder Highway. The site is undeveloped and has a number of mature trees (refer to Figure 3).

Figure 3 The subject site

(source: TPG evidence report)

The site forms part of the Keilor Hotel complex (refer to Figure 4).


Page 6 of 23

Figure 4 Keilor Hotel site

(source: TPG evidence report)

2.4 Council’s proposed changes to the Amendment Following its consideration of submissions at its meeting on 28 April 2015, Council resolved to modify the Keilor Village Precincts and Building Heights plan and include some new and revised content in the general design guidelines.

The revised plan (Figure 4) changes the designation that applies to the subject site from:

Keilor Hotel and environs (3 storey max)

to:

Corner Old Calder Hwy & Arabin St (1 Storey Preferred Height, 2 with 10m setback from Street Frontage.

The changes to general design guidelines reflect the modified plan and introduce a guideline requiring that development along the north side of the Old Calder Highway between Arabin and Hunter Streets should provide an ‘appropriate setting’ for the Keilor Hotel.


Page 7 of 23

Figure 5 Council’s revised Keilor Village Precincts and Building Heights plan


Page 8 of 23

3 Planning Context This section provides an overview of the planning context and the various documents and policies that were raised in submissions and evidence.

3.1 Policy framework

(i) State Planning Policy Framework

Ms Hicks submitted that the Amendment is supported by the following clauses in the State Planning Policy Framework:

• Clause 11 (Settlement) • Clause 15 (Built Environment and Heritage) • Clause 17 (Economic Development).

She submitted that the Amendment ‘supports state policy by promoting high quality, well-designed and sustainable development within an existing neighbourhood activity centre which supports a sense of place and cultural identity. It also allows for growth but growth that is appropriate and sustainable in its village context.’

(ii) Municipal Strategic Statement

Ms Hicks submitted that the Amendment is consistent with the following clauses in the Municipal Strategic Statement:

• Clause 21.06 (Built Environment) • Clause 21.07 (Housing) • Clause 21.08 (Retailing and Activity Centres).

She noted that the Municipal Strategic Statement identifies Keilor Village as a ‘Small Neighbourhood Activity Centre’ and that it includes a ‘further strategic work’ reference to investigating ‘the application of a Design and Development Overlay to activity centres to guide future development outcomes’.

3.2 Design and Development Overlay The ‘purposes’ of the Design and Development Overlay (DDO) are:

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.

Ms Hicks submitted that the DDO is the appropriate tool to implement the recommendations of the Keilor Village Vision Document relating to the built form and design of future development in the Village. She also noted that the use of the DDO is consistent with the Planning Practice Note 60 - Height and setback controls for activity centres, which includes:


Page 9 of 23

The Design and Development Overlay (DDO) is the preferred planning instrument for implementing discretionary and mandatory building heights and setbacks on an interim basis or at neighbourhood centres.

3.2.1 Keilor Village Vision Document, April 2014 The ‘purpose’ of the Vision Document is ‘to provide guidance for ongoing change for Keilor Village Activity Centre and facilitate, where appropriate, development that is both sustainable and respectful of the area’s character and history’. Its ‘aim’ is ‘to allow Keilor Village Activity Centre to develop, building upon its strengths under the direction of sound urban design principles that will reinforce its particular sense of place and village character’.

It includes analyses of various themes and issues, and provides ‘directions’ relating to land use, shopfronts, signage, public space, urban infrastructure, landscape and paving. It also provides precinct-based recommendations and a plan showing ‘Preferred Building Height by Precinct’ that formed the basis for the plan in the exhibited Design and Development Overlay Schedule 10.

The Vision Document identifies the subject site as an ‘opportunity site’ (Site C):

This location is a significant opportunity site, located in the centre of the village. This site has the potential to accommodate development and/or the creation of a small central plaza that can serve as a space for events, such as markets and passive recreation.’

Ms Hicks noted that use of the site as a public plaza was unlikely given that it is privately owned.

The Vision Document also identifies that Council will ‘facilitate the development of an effective planning scheme tool’ to implement its recommendations. Amendment C162 seeks to implement this recommendation.

3.3 Other planning strategies and documents Submissions and evidence referred to various background documents including:

• Brimbank Activity Centres Strategy, September 2008 • Capire Keilor Village Design and Vision Forum, May 2008 • Keilor Village Future Directions Design Framework, May 2010 • The Brimbank Housing Strategy, February 2014.

Where appropriate, the Panel has had regard to these documents.

3.4 Planning Practice Notes Submissions and evidence referred to various Planning Practice Notes, including: • Planning Practice Note 59 – Structure Planning for Activity Centres, June 2015 • Planning Practice Note 60 - Height and setback controls for activity centres, June 2015.

Where appropriate, the Panel has had regard to these Planning Practice Notes.


Page 10 of 23

4 Issues 4.1 Strategic justification

4.1.1 The issue The issue is whether there is adequate strategic justification for applying the Design and Development Overlay Schedule 10 (DDO10) to the subject site.

4.1.2 Evidence and submissions Ms Hicks outlined the background to the Amendment, including the various investigations and reports that had led to the preparation of the Keilor Village Vision Document and Amendment C162. She also highlighted that the application of built form controls to the Village (and other activity centres) was foreshadowed in the Municipal Strategic Statement and recommended in the Vision Document. She also submitted that applying a DDO was consistent with Planning Practice Note 60.

Ms Forsyth relied on the evidence of Ms Katz who submitted that applying the DDO10 to the subject site would be contrary to the State and Local Planning Policy, and the purposes of the Commercial 1 Zone. She also submitted that the DDO10 was unnecessary in light of the existing provisions in the Brimbank Planning Scheme that provided guidance on managing development on the subject site.

4.1.3 Discussion and conclusion The Design and Development Overlay is a commonly used tool in the Victoria Planning Provisions to manage built form in activity centres, including Neighbourhood Activity Centres. As Ms Hicks noted, its use is consistent with Planning Practice Note 60. The Panel is satisfied that the DDO is an appropriate tool to address built form issues in the Keilor Village.

The more fundamental issue is whether there is adequate justification for applying the DDO to the Keilor Village and specifically the subject site. Firstly, the Panel does not believe that the subject site can be considered in isolation from the remainder of the Village. The site is an integral element of the Village and it would make no sense to exclude it from the DDO10 while applying it elsewhere.

In relation to whether the DDO10 is broadly justified, the Panel is satisfied that the Village has a discernible character and that its character is valued by Council and the community. This character has been recognised and described in varying detail in the range of planning reports and studies that have dealt with ‘planning’ issues in the Village since 2008. While there are many factors that contribute to that character, it is clear that built form is one of them and that the DDO is an appropriate tool to manage built form.

While Ms Katz was correct when noting that the Brimbank Planning Scheme contains a range of provisions that enable built form and heritage issues to be managed, they do not have the specificity or local context that is provided in the DDO10.

For these reasons the Panel believes that the Design and Development Overlay is an appropriate tool to apply to the Village, including the subject site. The Panel also believes


Page 11 of 23

that the design objectives and guidelines in the Schedule area generally sound and have support in the findings and recommendations of the Keilor Village Vision Document. For these reasons, the Panel is satisfied that the Amendment should be adopted, subject to the changes discussed later in this report.

4.2 Economic impacts

4.2.1 The issue The issue is whether Council’s revised height provisions will negatively impact on the future growth and development of the Keilor Village.

The exhibited Amendment applied a discretionary three storey maximum height to the subject site, while Council’s revised position is that it be subject to a one storey discretionary maximum height with a second storey set back a minimum of 10m from the Old Calder Highway frontage.

4.2.2 Evidence and submissions Ms Forsyth relied on the evidence of Ms Katz who submitted that ‘…the built form proposed by the changes to Council’s report may harm the economic development of the Keilor Village Centre and its growth into the future’.

Ms Hicks did not agree that applying discretionary height controls would compromise the long term viability of the centre and queried whether Ms Katz was qualified to assess potential economic impacts.

4.2.3 Discussion and conclusion The subject site has an area of approximately 1,000 sqm, within an activity centre that includes approximately 30,000 sqm1 of land zoned Commercial 1 Zone. That zoned area includes land that is potentially underutilised (such as the hotel carpark) and other land that would seem to be suitable for future redevelopment. In this context, limiting development on the subject site to a mixture of 1 and 2 storeys, rather than 3 storeys, will have a negligible impact on the development capacity of the Village.

For this reason, the Panel does not believe that applying a discretionary maximum building height (one, two or three storeys) will have an economic impact that warrants the removal of height controls from the Amendment.

4.3 Height and setbacks on the subject site

4.3.1 The issue The issue is what height and setback provisions (if any) should apply to the subject site.

The exhibited Amendment applied a discretionary three storey maximum height to the subject site, while Council’s revised position is that it be subject to a one storey discretionary maximum height with a second storey set back a minimum of 10m from the Old Calder Highway frontage.

1 This is an approximate calculation and excludes roads.


Page 12 of 23

4.3.2 Evidence and submissions Ms Hicks submitted that Council’s decision to reduce the preferred height on the subject site from three storeys to a mixture of one and two storeys was in response to community opposition to three storey development along the Old Calder Highway and the view that the height of future development on the site should be consistent with the existing one storey development to the west of the site. The area to the west (fronting the Old Calder Highway, between Kennedy Street and Arabin Street) consists of predominantly single storey commercial development constructed between the 1960s and 1980s.

Ms Hicks relied on the evidence of Mr Hemmingway who supported Council’s proposed change on the basis that it would achieve development consistent with the built form to the west of the site. Mr Hemingway initially submitted that limiting building height could also assist in protecting the heritage significance of the Keilor Hotel, although he later conceded that this was not a significant factor. He advised, for example, that it would be possible to design a two storey development for the intervening area between the subject site and the Hotel that would not impact on the heritage significance of the Hotel.

Mr Bennett (Keilor Residents and Ratepayers Association) opposed three storey development on the subject site (particularly the Old Calder Highway frontage) and submitted that a two storey limit would be more appropriate. He submitted that three storey development would be inconsistent with the predominantly single storey built form along the north side of the Old Calder Highway.

Mr Cook also opposed three storey development on the subject site and supported Council’s proposal to limit the site to one storey, with a set back second storey.

Ms Forsyth opposed any height controls on the site, but preferred the exhibited three storey limit to Council’s revised position. She relied on the evidence of Ms Katz who submitted that any prescribed height limit would unnecessarily constrain development on the site. Ms Katz particularly opposed a one storey limit, submitting that:

• The site is strategically located in the centre of the Village and was suitable for more intensive (taller) development.

• The site is distant from and unrelated to the ‘one storey’ area to the west and should not be subject to the same one storey height limit and setback requirements.

• The 10m second storey setback was arbitrary and had not been justified. • The height and setback provisions were not necessary to protect the heritage

significance of the Keilor Hotel.

Ms Forsythe and Ms Katz also referred to various background documents that sought or anticipated differing land use and built form outcomes on the subject site. In particular, they referred to the ‘Keilor Village Opportunities Plan’ in the Brimbank Activity Centres Strategy. This Plan includes the subject site as part of a broader site identified as ‘Opportunity for retail expansion including supermarket (with residential over)’.2 They submitted that this

2 This plan includes the notation ‘This is an indicative plan only prepared to highlight a potential future

development scenario that would achieve the objectives of the Activity Centres Strategy’.


Page 13 of 23

approach was to be preferred and was underpinned by more analysis than the Vision Document.

4.3.3 Discussion and conclusion The Keilor Village has been the subject of a number of studies, with many of those studies having various iterations. Without detailing the content of those studies, it is clear that there have been differing approaches to some land use and built form outcomes, particularly on the subject site. Notably, none of the options canvassed in those studies included a one storey height limit on the site, which only seems to have been an outcome of Council’s response to submissions.

Nevertheless, these studies identify that Keilor Village has a particular character, and that the low-scale development along the northern frontage of the Old Calder Highway is an important element of this. For this reason, the Panel is satisfied that the height along this frontage is an appropriate issue to be addressed in the DDO and that it should include guidance about preferred outcomes.

Submissions and evidence raised a number of factors relevant to this issue that are discussed below.

(i) Heritage significance of the Keilor Hotel

The Keilor Hotel is subject to the Heritage Overlay (HO12) and is included in the Victorian Heritage Register (VHR) (no H1974). The VHR listing (refer to Figure 4) applies to the original hotel building (B1) and surrounding land (L1) that extends north and west and has a boundary with the subject site.

Figure 6 Victorian Heritage Register Plan Number H1974


Page 14 of 23

Mr Hemmingway agreed that this area (L1) was adequate to protect the heritage significance of the original hotel building (B1) and that it would be possible to design a two storey building for this area (to the north-west of the original hotel building) without impacting its heritage significance.

In light of the area included in L1 and the distance between the original hotel building and the subject site, the Panel is satisfied that protecting the heritage significance of the Hotel is not a factor that should determine a preferred building height for the subject site.

(ii) The character of the commercial area to the west of the subject site

The area to the west of the subject site (fronting the Old Calder Highway, between Kennedy Street and Arabin Street) consists of predominantly single storey commercial development constructed between the 1960s and 1980s. This exhibited DDO10 applies a discretionary one storey maximum height with a 10m second storey setback from the Old Calder Highway frontage to this area (refer to Figure 2).

The Panel agrees that this area contributes to the overall ‘low-scale’ character of the Village, but does not believe that it is a key or overriding element of this character. This character is also established by the taller building forms on the hotel site (including parapets and pitched roofs) and more recent two storey development on the southern side of the Old Calder Highway. This character will also evolve as other sites are redeveloped with a taller built form.

Ms Forsythe and Ms Katz submitted that the subject site and the commercial area to the west should be treated differently because of the distance between them and because of their different contexts. The Panel agrees with this and does not believe that what might be suitable for the western commercial area is necessarily applicable to the subject site.

(iii) An appropriate height provision for the subject site

In light of the above issues, the Panel is not satisfied that there is adequate justification for applying a one storey height limit on the subject site, regardless of whether there is an opportunity for a setback second storey. It is not needed to protect the heritage significance of the Keilor Hotel and there is no clear justification for the proposition that what might be suitable for the western commercial area should also be adopted for the subject site.

However, the Panel does not believe that applying a three storey height limit to the subject site (as exhibited) is consistent with the ‘low-scale’ character of the Village. Although no issues have been raised with the three storey maximum at the rear of the subject site or in the east group of shops, the Panel is sympathetic with submissions that seek a lower built form on the subject site and agrees that a three story development would potentially be a discordant streetscape element in this area.

The Panel believes that a two storey preferred maximum height is an appropriate response to the site’s context and the character of this area of Village, while providing reasonable development potential for an important central site. In making this assessment, the Panel notes Council’s advice that the height of the facade on the single storey Keilor Hotel extension (the red brick building adjoining the bottle shop) is approximately 7.7 metres high. This height is equivalent to (or is slightly higher) than a two storey building. The adjoining


Page 15 of 23

timber building (to the south-east) is of a similar height, although probably a metre or so shorter.

The Panel considered whether the DDO10 should provide for a third level that is set back from the frontage, but had concerns about the visibility of any third storey element. Although the Old Calder Highway frontage of the site is the most visible area, the Arabin Street frontage would also be highly visible from sections of the Old Calder Highway. For this reason, the Panel is satisfied that a discretionary two storey maximum height should be applied across all of subject site and recommends that the Amendment be changed to reflect this.

In forming this view, the Panel has been mindful that the height provisions are discretionary and that Council has the opportunity to support a taller building form if justified. The design objectives and guidelines in the DDO10 provide a comprehensive basis on which any variations to the preferred heights can be assessed.

Implementing this recommendation will require changes to the Keilor Village Precincts and Building Heights plan.

4.3.4 Recommendations The Panel recommends:

1. Change Figure 1 (Keilor Village Precincts and Building Heights) in the Design and Development Overlay Schedule 10 to apply a discretionary two storey maximum building height to the land at the north-east corner of the Old Calder Highway and Arabin Street, Keilor.

4.4 Other issues

4.4.1 Other changes to the DDO10 Following its consideration of submissions, Council proposed some minor changes to the DDO10. The Panel supports most of those changes and has included them in its recommended DDO10 included at Appendix C. The Panel has also included some minor editing changes and included an additional design guideline to reinforce that the heights and setbacks in Figure 1 (Keilor Village Precincts and Building Heights) are discretionary, not mandatory.

There was discussion at the Hearing about whether building heights should be expressed in metres or storeys. Ms Hicks submitted that storeys had been used because the term was more clearly understood by the community. The Panel accepts this view.

The Panel recommends:

2. Include the Design and Development Overlay Schedule 10 included at Appendix C of the Panel’s report.


Page 16 of 23

4.4.2 Melbourne Airport submission Melbourne Airport lodged a submission noting that the Melbourne Airport Environs Overlay (MAEO) applies to the Village and that it includes requirements relating to noise attenuation (among other things). The submission queried whether it would be appropriate to include these requirements in the DDO10. In the Panel’s view it is not necessary to repeat these requirements, although it notes that the schedule includes references to the airport and the overlay in the ‘Subdivision’ and ‘Decision Guidelines’ provisions.


Page 17 of 23

Appendix A List of Submitters

No. Submitter

1 A Ioannidis (withdrawn)

2 M and R Byrne (withdrawn)

3 N and G Goble (withdrawn)

4 V and M Cook (withdrawn)

5 M Kavanagh (withdrawn)

6 Melbourne Airport

7 H Senserrick (withdrawn)

8 Keilor Historical Society (withdrawn)

9 Keilor Residents and Ratepayers Association Inc

10 R Dodd


Page 18 of 23

Appendix B Document List

No. Date Description Presented by

1 17/08/2015 Council submission L Hicks

2 17/08/2015 Brimbank Activity Centres Strategy L Hicks

3 17/08/2015 Keilor Village Design and Vision Forum (Capire) L Hicks

4 17/08/2015 Victorian Heritage Database – Keilor Hotel J Forsyth

5 17/08/2015 Brimbank City Council Post-contact Cultural Heritage Study – Keilor Hotel (extract)

J Forsyth

6 17/08/2015 Brimbank City Council Post-contact Cultural Heritage Study – Keilor Hotel (extracts)

J Forsyth

7 17/08/2015 Brimbank Heritage Study Review, 2005 (extract) J Forsyth

8 17/08/2015 Planning Practice Note 60, June 2015 J Forsyth

9 17/08/2015 Keilor Village Future Directions Design Framework, May 2010

J Forsyth

10 17/08/2015 Google map image – Taylors Lakes J Forsyth

11 17/08/2015 Submission J Forsyth

12 17/08/2015 Brimbank Housing Strategy, February 2014 (extract) J Forsyth

13 17/08/2015 Correspondence from Council to Mr Dodd (18 February 2015)

J Forsyth

14 17/08/2015 VCAT decision VCAT 865 (15 May 2006) J Forsyth

15 17/08/2015 Plan Melbourne (extract) J Forsyth

16 17/08/2015 Submission K Bennett


Page 19 of 23

Appendix C Recommended DDO10 Schedule The recommended DDO10 schedule is based on Council’s revised schedule prepared following its consideration of submissions.

The Panels recommended changes are identified as follows:

Tracked Added

Tracked Deleted


Page 20 of 23

SCHEDULE 10 TO THE DESIGN AND DEVELOPMENT OVERLAY

Shown on the planning scheme map as DDO10

KEILOR VILLAGE ACTIVITY CENTRE

1.0 General design objectives

To improve the appearance of the Keilor Village Activity Centre (as shown in Figure 1) by facilitating development that is respectful of the area’s character and history.

To ensure development is of a high quality, sustainable and well designed so as to create an attractive built form.

To ensure development is of a scale and height (including setbacks) that respects the amenity of the public realm and neighbouring properties.

To ensure that car parking does not adversely affect the amenity of the locality and that development of land provides an attractive setting to car parking areas.

To ensure changes to the public realm are respectful of Keilor’s physical character and landscape setting and are complementary to private works that are undertaken.

To ensure that the development of land is consistent with the Keilor Village Vision Document, April 2014.

General design guidelines

Heights and setbacks should be consistent with those in Figure 1. Front and side setbacks should be consistent with the existing built form of the area. Any upper storey development proposed in the west ‘main’ group of shops should be setback

10m from the street Old Calder Highway frontage, so the existing low scale streetscape is retained (see Figure 1).

Development of up to three storeys may be considered behind the Keilor Hotel and in the ‘east’; group of shops (see Figure 1).

Where developments of three storeys are proposed, varied articulation and upper level setbacks are encouraged to reduce the potential impact of the scale and bulk of the development.

Any proposed development on the north side of the Old Calder Hwy between Arabin and Hunter Streets should provide an appropriate setting for the Keilor Hotel.

Development on the corner of Old Calder Hwy and Arabin Street should present a single storey frontage to the street with any proposed second storey setback 10m from the street frontage.

Residential development on the upper levels of existing or proposed retail development should integrate with the street and be designed to promote the surveillance of the public realm.

Commercial development abutting residential uses should respect the neighbouring property’s scale and privacy.

A simple and uncluttered approach to design is encouraged. Development should provide active frontages, natural surveillance and interest to the

streetscape. On corner sites development should address both street frontages with either opening or street level windows.

High fencing in front of buildings is discouraged to ensure active streetscapes and maintain surveillance of the public realm.

Development should incorporate environmentally sustainable design principals, including the selection of materials and building performance.

Roof forms should be generally flat or have a low pitch.


Page 21 of 23

Traditional building materials (such as brick, local stone, timber and corrugated iron) should be utilised. Modern lightweight materials can be considered on the upper levels and exterior building colours should be subtle.

Existing trees should be maintained where possible. Additional landscaping is encouraged to strengthen the vegetated setting of the village. Planting should complement the significant historical landscape elements of the village which

includes a mix of exotic and native species. Car parking should be located to the side and rear of properties. New development should minimise the visual intrusion of car parking facilities through the use

of landscaping. Water Sensitive Urban Design (WSUD) should be incorporated in the design of car parking

areas to improve the sustainability of the village centre and support additional planting. Lighting within car parking areas or other public spaces should be well-designed,

contemporary, simple and functional. Loading areas should be integrated into the design of new developments.

Shopfront design objectives

To ensure new development provides active frontages, natural surveillance, interest to the streetscape and are well lit and attractive.

To encourage urban design initiatives which discourage criminal activity. To ensure new or altered shopfronts are consistent with the Keilor Village Vision Document,

April 2014.

Shopfront design guidelines

80% of new / altered shoptfronts should comprise of clear glazing and / or entries. The obscuring / painting out of windows and glass doors is discouraged. The use of openable windows in shopfronts is encouraged to assist in activating the public

realm, if they do not pose an obstruction to pedestrians. The incorporation of a cantilevered canopy or verandah that is consistent with those existing in

the areas is encouraged. Where parapets are incorporated into the design, they should be simple in style and form. Shopfront design should encourage casual surveillance of the street by focusing activity at

street level, having shop fronts face the footpath and through lighting public spaces. Where security grilles are proposed, the use of open and transparent grilles isn encouraged.

Roller shutters on building frontages are discouraged. Rooftop plant and equipment should be located away from sensitive adjoining uses and be

appropriately screened so that it is not visible from the street and does not detrimentally affect the amenity of adjoining residents through noise or emissions.

Signage objectives

To encourage a uniform approach to signage. To ensure that the design and location of signs respects the character of the building they are

fixed to and the Keilor Village Activity Centre in general. To encourage discreet business signage for the mixed-use area on the south side of the Old

Calder Hwy (see Figure 1). To ensure signage is consistent with the Keilor Village Vision Document, April 2014.


Page 22 of 23

Signage design guidelines

Signage should be located having regard to the style and scale of the host building and its presentation to streetscape and surrounding area.

Signs greater than 10sqm should be limited throughout the centre and only apply to buildings of a suitable scale and location.

Signage proposed above a canopy or parapet is discouraged. If signage is proposed on a parapet it should follow the form and scale of the parapet. Internally illuminated signage should be located below a canopy or verandah. Signage in the mixed-use area on the south side of the Old Calder Hwy should be kept to a

minimum, be of a subtle design and avoid any illumination (see Figure 1).

Public realm objectives

To protect and enhance the public realm. To improve the appearance and connectivity of the village and maintain the amenity, comfort

and aesthetic qualities of the public realm, including; main pedestrian spaces, the streetscape, parking areas, laneways, street furniture and landscaping.

Ensure any changes to the public realm are consistent with the Keilor Village Vision Document, April 2014.

Public realm design guidelines

Any change to the public realm proposed as part of a development, should be respectful of Keilor’s physical character and landscape setting.

The creation of new public spaces, in a variety of sizes, is encouraged as part of new development proposals. New public spaces should be overlooked by active frontages.

Development should facilitate a shared-space approach in the laneway at the rear of the west ‘main’ group of shops fronting the Old Calder Hwy so that vehicles do not dominate this space and it can operate as a pedestrian friendly, appealing environment (see Figure 1).

Encourage connectivity from the west ‘main’ group of shops fronting the Old Calder Hwy, to the rear laneway, through the provision of walk through facilities (see Figure 1).

Ensure new development which adjoins the public realm applies a consistent range of materials and colour palette to infrastructure including paving.

2.0 Buildings and works

No permit required

A permit is not required for: The installation of an automatic teller machine. An alteration to an existing building façade provided:

The alteration does not include the installation of an external security grille or roller shutter. At least 80 per cent of the building facade at ground floor level is maintained as an entry or

window with clear glazing. The construction of a front fence within 3.0m of a street not exceeding 1.2m in height and is

50% transparent. The construction or carrying out of works normal to a dwelling. The construction or extension of an out-building (other than a garage or carport) on a lot

provided the gross floor area of the out-building does not exceed 10 square meters and the maximum building height is not more than 3 meters above ground level.


Page 23 of 23

Application requirements An application must be accompanied by the following information, plans and reports to the satisfaction of the responsible authority: A comprehensive statement which demonstrates how the proposed development addresses the

relevant design objectives and guidelines of this schedule. Streetscape elevations. A schedule of materials and finishes which specifies high quality materials and finishes. Where an area identified in Figure 1 has a preferred height, applications Applications for development which exceed this the preferred heights in Figure 1 must be accompanied by: A set of ‘as constructed’ perspective diagrams, accurately showing the proposal as viewed

from the streetscape and public spaces. 3.0 Subdivision

An application for subdivision must be in accordance with the Melbourne Airport Environs Overlay.

4.0 Decision guidelines

Before deciding on an application, the Responsible Authority must consider, where appropriate: Whether the development complies with the design guidelines under Clause 1.0 of this

schedule. The views of Melbourne Airport, where relevant.

Reference documents

Keilor Village Vision Document, 2014. Brimbank Activity Centre Strategy, 2008.

INSERT REVISED FIGURE 1 – KEILOR VILLAGE PRECINCTS AND BUILDING HEIGHTS

KEILOR VILLAGE VISION DOCUMENT

Creating Our Future, Preserving Our Past.

MilyZ

Typewritten Text

milyz

Typewritten Text

Attachment 2

milyz

Typewritten Text

milyz

Typewritten Text

ACKNOWLEDGEMENTS

Brimbank City Council

RBA Architects & Conservation Consultants

Keilor Historical Society

Bambou Design

Prepared by Brimbank Council January 2012

Revised by Brimbank Council April 2014

FOREWORD

The Keilor Village Vision Document has been developed through a public consultation process, designed to reflect the aspirations of local residents and their desire for an attractive and sustainable community. The plan guides any new development within the Keilor Village Activity Centre by serving as a reference document to Council. In order to create the plan, consultation with the local community took place in 2008, 2010 and 2011. The community have informed the vision of this plan for the next 20 years.

NOTE: The capital works which are identified in this document represent the aspirations of the community. The projects which are identified in this document will require evaluation through the yearly budgetary process before Council allocate funds to capital works projects.

CONTENTS

Introduction

Vision Statement 5

Background 6

Purpose 7

Objectives 7

Analysis

History of Keilor Village 8

Location 9

Setting 9

Existing Built Form 10

Public Realm 11

Landscape 11

Key Elements 12

Key Issues 14

Directions

Land Use Direction 16

New Works Direction 16

Shopfronts Direction 17

Signage Direction 18

Public Space Direction 18

Urban Infrastructure Direction 19

Landscape Direction 19

Paving Direction 20

Recommendations

Main (West) Group of Shops 20

Arabin Plaza 21

Keilor Hotels & Environs 22

East Group of Shops 22

South Side of the Old Calder Highway 23

Circulation Recommendations 24

Opportunity Sites 25

Implementation and Actions 26

Appendix

Sites of Heritage Significance 27

VISION STATEMENT

To create an attractive, inviting and compact local centre offering a broad range of retail opportunities and services, whilst preserving and enhancing the distinctive natural historic and semi-rural character of the Keilor Village.

BACKGROUND

The impetus to create the Keilor Village Vision Document evolved out of a public consultation regarding the Keilor Village held in 2008. At this consultation, one of the key aspirations expressed was the desire of the local residents to maintain the village character and create an attractive and sustainable community.

Keilor Village is a unique example of a local urban environment that has retained a semi-rural character over the last 150 years, despite Melbourne’s growth around it. This is primarily due to the low-scale development and the strong landscape character created by significant mature tree strands, which in combination have created the much prized, intimate nature of the village.

Keilor Village Activity Centre currently contains a variety of shops in proximity to several community services. It is recognised however, that the public realm requires an upgrade and some expansion of the centre may be desirable. Any future plans for expansion will need to maintain the integrity of the local character, which is important to the community.

According to the Brimbank Activity Centre Strategy, Keilor Village Activity Centre has been designated a neighbourhood centre and also identified as an area that could accommodate a moderate increase in density. It is likely that the Keilor Village Vision Document will inform change to the Brimbank Planning Scheme.

There are three main sections to the Keilor Village Vision Document:

• A detailed analysis of the existing conditions, highlighting the various issues affecting Keilor Village Activity Centre;

• A section outlining future directions; and

• Some specific recommendations for various parts of the Activity Centre.

INTRODUCTION

Purpose

The purpose of the Keilor Village Vision Document is to provide guidance for ongoing change for Keilor Village Activity Centre and facilitate, where appropriate, development that is both sustainable and respectful of the area’s character and history.

The aim is to allow Keilor Village Activity Centre to develop, building upon its strengths under the direction of sound urban design principles that will reinforce its particular sense of place and village character.

Objectives

The following objectives are derived from the public consultation of 2008; an analysis of the study area and continued consultation with stakeholders and the community.

1. To define and preserve the existing qualities ofthe centre that make it a valued local communityhub

2. To draft guidelines for future built form, includingheights, setbacks and additional designrequirements.

3. To define the main entry points of the villageto clearly announce arrival at the Keilor VillageActivity Centre.

4. To improve walkability within the study area forpedestrians of all abilities, cyclists and drivers.

5. To enhance the pedestrian and cyclingenvironment.

6. To improve the appearance of the village andmaintain the amenity, comfort and aestheticqualities of the public environment including thestreetscape, parking areas, shop fronts, streetfurniture and landscaping.

7. To facilitate opportunities to relax and meetwithin Keilor Village Activity Centre through theprovision of additional high quality public spaces.

8. To encourage, where possible, environmentallysustainable design initiatives.

9. To make recommendations regarding the retailcomposition of the urban village, includingbroadening the variety of commercial uses.

10. To identify under-utilised areas that couldaccommodate further development.

11. To develop a vision for the future character of theshopping centre as a guide for marketing andpromotional activities, along with public realmupgrades. .

ANALYSIS

History of Keilor Village

The history of Keilor begins with the Wurundjeri people, who inhabited the Keilor area for many millennia and lived within a complex and rich society where the Maribyrnong Valley was key to their culture and survival.

The post-Contact development of Keilor Village began as a pastoral settlement from the mid-1830s to the 1850s. the first settlers to arrive in the area were looking for the ‘beautiful sheep pasture’ that John Batman had described in 1835. It was not until the 1850s gold rush that the village of Keilor came to be established due to its location along the Old Calder Highway, which was the main route to the gold diggings. It was during this time that some of Keilor Village’s most notable historic buildings were constructed.

Two sites in the vicinity of the village centre serve as historical focus points from this early period of development: the Keilor Hotel/Galway Arms and the former courthouse/Arts Centre. The original section of the Keilor Hotel was built in 1848 and the courthouse in 1859.

For the next 100 years after the gold rush, Keilor maintained a quiet existence as a rural area characterised by orchards, market gardens and farmland. This changed after World War Two when Australia underwent rapid suburbanisation, and throughout the later part of the 20th century, residential development began to encroach upon the landscape setting. These circumstances have led to the Keilor of today – a diverse population within a low-density suburb that still retains a connection with the landscape and its village roots.

Since its inception as a stopping place, to today, with its array of shops that cater to local needs, Keilor Village Activity Centre has been the hub of community life.

Images (from top) - Some sites of historic significance within Keilor Village:Historic treescape along Old Calder Highway;McFarlane Gates, Keilor Recreation Reserve;Courthouse;Keilor Hotel; andOriginal Iron Bridge.

Location Keilor Village is located within the City of Brimbank, approximately 15 kilometres northwest of central Melbourne.

Keilor Village is comprised of the shopping areas fronting the Old Calder Highway from Kennedy Street to Flora Street, and those to the rear in Arabin Plaza, as well as the various community and commercial enterprises on the opposite (south) side of the Old Calder Highway.

Setting The character of Keilor Village relates to its picturesque physical setting.

Nearby to the north and east is the river valley through which the Maribyrnong River flows, retaining much vegetation. The town centre is located on the valley floor and to the north and south are the escarpments of the plateaus above. The valley, with the neighbouring parkland to the west and east, and the wide planted verges of the Old Calder Highway, create a unique, semi-rural setting.

Page 9

Existing Built Form

The low-rise building form has contributed to the establishment of the character of Keilor Village Activity Centre.

The integrity of the few remaining heritage buildings in, or near, the Keilor Village Activity Centre has been somewhat overshadowed by more recent construction (refer to the appendix for an overview of the nearby heritage sites). The Keilor Public Library however is an example of distinctive contemporary, yet sympathetic, architecture because its design is responsive to the adjacent and significant courthouse building.

The main (west) group of shops was constructed from the 1950s to the 1970s and demonstrates a varying yet uniformly unpretentious and functional expression consisting of large windows and cantilevered canopies with signage. Amongst this generally consistent row of shops there are some minor departures including one building with a large angled canopy and a few with a parapet, one which obscures a second level to the rear.

A laneway extends behind the group of shops, opening onto Arabin Plaza at the east end. The laneway is narrow at the west end and is generally an uninviting environment, though a few mid-20th century brick privies at the east end are of some historical interest.

Arabin Plaza is a more homogeneous development that was constructed in two phases – the southern portion employs some typical Victorian detailing as compared to the more generic northern section. The buildings have parapets and verandahs and are indicative of a recent tendency for new development to adopt an imitative mode.

In addition to the Keilor Hotel and the petrol station, there is another group of shops located at the eastern end of the village. These shops were constructed during the 1980s and are of a utilitarian style with cantilevered canopies, brickwork and a large parapet clad in sheet metal. There is currently a higher percentage of obscured shopfronts in this section and they are partially hidden from the highway by plantings and the service station.

Images (from top) - Main group of shops, Old Calder Highway;Arabin Plaza;Laneway, opening into Arabin Plaza;East group of shops;Keilor Library.

Public Realm

The public realm is varied and consists of hard paved areas and more generous grassy verges which are tree-lined. Further observations regarding the current public realm include:

• A range of paving materials and styles has beenused, which creates visual confusion. Someof the paving is also set at difficult grades.Inadequate separation from vehicles createsa dangerous environment for pedestrians andcyclists.

• Some fixed seating is available however it is notsufficiently protected from inclement weather.

• The street furniture has recently been replacedwith a robust, contemporary type.

• The street lights are of a 19th century type at acurious reduced scale. The period styling of thelight is at odds with the character of the shops.

• There is a medley of different trees, shrubs andsmaller plants throughout Keilor Village ActivityCentre. These include grasses, hedges andsmall plants, some of which are under threat ofbeing trampled upon.

• There are many different bollard styles employedthat could benefit from standardisation.

• There is a lack of cycling facilities.

Landscape

The picturesque setting of the Keilor Village Activity Centre is due to its topographical location, the views from the centre, the significant strands of established trees, proximity to the Maribyrnong River, and the adjacent parkland.

The extensive plantings of mature trees provide an attractive landscaped environment. The large sugar gums that line the Old Calder Highway are historically significant because some were planted as early as the 1850s gold rush as landscape markers to guide travellers to the diggings by indicating the river crossing. Also in the vicinity are several types of pine trees, including Monterey and Canary Island, as well as Oaks and Elms.

The Keilor Recreation Reserve and the Lagoon Reserve have an important relationship with Keilor Village Activity Centre in that they partly define the extent of the village, create ‘green’ bookends and are activity generators.

Images (from top) - Existing period style lamp post;Low shrubbery, under threat of being trampled upon;Cyclists and cars share lanes on Old Calder Highway;Existing street furniture;Sugar gums line Old Calder Highway.

N

Road Barriers Bus SheltersLand Reserves Car ParkingBuildings

Kenn

edy S

treet

Rear Laneway

Macedon Street

Old Calder Highway

Kenn

edy S

treet

Arab

in St

reet

Arab

in St

reet

Hunte

r Stre

et

Flor

a St

reet

Keilor Reserve

Lagoon Reserve

Keilor LibraryArt Centre

PedestrianCrossing

Keilor Hotel

PetrolStation

Keilor Motor Inn

Day CareOffices

KEY ELEMENTS

Existing Conditions

N

Road Barriers Bus SheltersLand Reserves Car ParkingBuildings

Kenn

edy S

treet

Rear Laneway

Macedon Street

Old Calder Highway

Kenn

edy S

treet

Arab

in St

reet

Arab

in St

reet

Hunte

r Stre

et

Flor

a St

reet

Keilor Reserve

Lagoon Reserve

Keilor LibraryArt Centre

PedestrianCrossing

Keilor Hotel

PetrolStation

Keilor Motor Inn

Day CareOffices

KEY ISSUES

Traffic and Transport

• The Old Calder Highway supports most of thetraffic in the area and provides another focalpoint for the village. On the south side there isa wide verge with mature trees, which providesan important landscape element. However thereis a lack of adequate pedestrian crossing to linkuses on either side of the roadway.

• In some areas, vehicles intrude upon thepedestrian environment or there is no definedpedestrian zone (eg the rear lane), which createsa safety issue.

• Public transport servicing Keilor Village ActivityCentre is limited to a bus route that linksWatergardens Town Centre and Hillside throughEssendon to Moonee Ponds. There are busstops at both the east and west end of the villagealong the Old Calder Highway.

• Liaison with VicRoads will continue to ensurethe roadway and verges are maintained.

Built Form and Character

• The existing low scale development within andaround the commercial centre is the preferredform of development and contributes to thecharacter of the area. Outside the study area,particularly on the southern escarpment, largeand imposing structures feature, impacting theintegrity of the village landscape.

• The mature trees significantly contribute tothe character of the area. A succession planfor replacement and revegetation has beendeveloped

• There are no guidelines for future developmentwithin the Activity Centre.

The Commercial Area

1. East Group of Shops (between Hunter and FloraStreets)• The east group of shops is isolated from the main

group of shops at the west end, in particular by theintermediate service station.

• The bus stop, located on the vegetated island to thefront of these shops, is also disconnected without afootpath to link it with the surrounding area.

• There is a footpath adjacent to the terrace housing tothe east of the framework area that ends abruptly atthe shop’s parking lot.

2. Keilor Hotel & Environs• The footpath along the Old Calder Highway to

the front of the Keilor Hotel is narrow and there isinsufficient separation between the footpath and theparking area.

• The footpath and the verandah also do not relate toeach other.

• Entrances are poorly defined.3. Arabin Plaza

• Along Arabin Street the footpaths vary in quality andwidth, materials and condition.

• Vehicles encroach into the pedestrian realmthroughout the plaza and along the adjacent narrowlaneway behind the shops fronting the Old CalderHighway.

• Lack of visibility of businesses within the plaza.4. Main (West) Group of Shops (between Kennedy and

Arabin Streets)• Jaywalking is prevalent along this stretch of the Old

Calder Highway, which is a symptom of weak andundefined connections across the roadway. Thiscondition is especially notable between the busstops.

• The footpath, to the front of the main group of shops,slopes at an awkward angle and, combined withthe paving, creates an uncomfortable pedestrianenvironment which is also impractical for the locationof street furniture and kerbside cafés.

• Traffic banks up at the entrance to the angled carparking area in front of the shops, causing the blockingof access around and through the roundabout andinto Kennedy Street.

• The street furniture is ‘tired’ and in poor repair.5. Kennedy Street

• There is some conflict between pedestrians,especially those moving between the Keilor Counciloffices and the village centre, and vehicles accessingthe nearby school and crèche.

6. South side of the Old Calder Highway• There are a range of services and some commercial

facilities including: library, arts centre, kindergarten,several medical centres and a motel which aredisconnected from the main commercial zone onthe opposite side.

1

2

3

4

5

6

DIRECTIONS

Land Use Direction

The current land use is commercial, however, there may be pressure in the future to allow for a different mix.

1. Encourage a mix of uses that reflect localneeds while providing variety and choice (ieconvenience retail, office with some residential).

2. Investigate the potential to develop shoptophousing and small office use.

3. Maintain sufficient areas of landscaping.

4. The area along the south side of the Old CalderHighway can continue to house commercialuses as long as they maintain a residential form.

5. Encourage an increase in community facilities(such as a meeting room) in the village area.

New Works Direction

The following guidelines have been formulated to allow for development within the village centre that will relate and maintain the character of Keilor Village Activity Centre.General

1. New development should respect the villagecharacter.

2. New development should provide activefrontages, natural surveillance and interest tothe streetscape.

3. A simple, uncluttered approach is recommendedfor new buildings or alterations while still allowingfor individual, yet subtle, expression.

4. Overtly bold developments are generally notconsidered appropriate as they could overwhelmthe understated village character.

5. Potential negative impacts resulting from theloss of existing residential stock on the boundaryof the activity centre should be carefullyconsidered.

6. New structures at the edge of the activity centreshould respect the neighbouring residentialproperty’s scale and privacy.

7. Encourage the incorporation of environmentallysustainable principles, both in materials andtechnology, whenever possible.

8. New development should include a landscapecomponent.

A The use of natural materials specific to the area will help to maintain the Village character.

B Restricted palettes of low key colours are preferable for exteriors.

C Roller shutters should be replaced by cast iron security screens.

D Signage should not obscure the form of the parapet.

A

B

C

D

Specific1. Limit the scale of individual developments in

terms of height and footprint.2. If a larger scale development occurs, encourage

a varied form and/or articulation to reduce thepotential impact of the scale.

3. Encourage the use of predominately singlestorey forms.

4. Two-storey development could occur to therear of the existing shops. Some limited higherdevelopment, up to three storeys, could occur inthe centre of the commercial area, located wellaway from existing residential development andopen space areas, to reduce negative amenityimpacts on these uses.

5. Simple, cuboid forms are recommended.6. Roofs should generally be flat or have a low

pitch.7. The use of materials typical to the village is

recommended.8. The use of traditional materials evident in some

of the heritage sites in the vicinity (such as thebrick, local stone, timber and corrugated iron) ina contemporary, uncomplicated manner wouldalso be appropriate.

9. Exteriors should be of a restricted palette of low-key colours that reflect precedents in the villageActivity Centre.

Shopfronts Direction

A consistent approach to shopfronts is recommended as follows:

1. Ensure a substantial amount of glazing to new/altered shopfronts.

2. Limit the amount of obscuring/painting out ofwindows.

3. Encourage the use of openable windowsto shopfronts where appropriate to assist inactivating the public realm.

4. Ensure the employment of either a cantileveredcanopy or a verandah.

5. Ensure the use of standard types and dimensions,especially width, of canopies and verandahs.

6. Simple parapets could also be employed.7. With any new development, ensure loading

areas are visually integrated and do not interferewith active frontages.

8. Roller shutters should be prohibited.9. Rooftop plant should be recessed or screened.

E The use of openable windows to shopfronts is encouraged.

F Simple parapets and screened/recessed rooftop plant is preferred.

G Laneway utilised for public use.

H A consistent and neutral palette is encouraged for urban infrastructure.

E

F

G

H

Signage Direction

A uniform approach to signage is encouraged as follows:1. Limit large areas of signage as much as possible.2. Signage below the canopy should generally be

internally illuminated.3. Generally, discourage the use of signage above

canopies and parapets.4. Signage to parapets should follow the form of

the parapet.5. A branding strategy is encouraged to both

formalise and convey the identity of Keilor VillageActivity Centre.

6. Discreet business signage is encouraged forthe multi-use area on the south side of the OldCalder Highway.

Public Space Direction

Currently there are a limited number of general public spaces. The provision of additional areas of public space and enhancement of the existing areas will improve the usability of the Keilor Village Activity Centre.

1. Any changes to the public realm should berespectful of Keilor’s physical character andlandscape setting.

2. Incorporate Water Sensitive Urban Design(WSUD) wherever possible to improve thesustainability of the village centre and supportadditional planting.

3. Facilitate the development of a shared-spaceapproach in the laneway at the rear of theshops fronting the Old Calder Highway, so thatvehicles do not dominate other activities suchas pedestrian and bicycle usage and pedestriansafety is improved.

4. Create stronger pedestrian connections to theopen spaces and parks within, or adjacent tothe village such as a more extensive, plantedmedian strip.

5. Preserve the integrity of the open spacessurrounding the village centre.

6. Seek to create additional areas of public use –preferably a combination of large and smallerspaces.

7. A variety of public spaces, including some flexibleareas, should be created to allow for a rangeof activities, from passive recreation to smallevents/gatherings and include public amenities.

8. Public spaces should be designed in such a wayas to allow activity to take place unencumbered.

9. Public space should be overlooked by activefrontages.

I Simple, low maintenance street furniture.

J Contemporary lighting.

K Public Art, one option for marking gateways.

L An example of public art.

I

J

K

L

Urban Infrastructure Direction

1. A consistent range of materials should beemployed throughout the public realm.

2. A consistent and neutral colour palette shouldgenerally be used for urban infrastructure.

3. Street furniture should be of simple designthat can be easily maintained while still beingattractive and inviting to use.

4. Street furniture should be sited with someweather protection if possible.

5. Ensure fixed and movable seats and tablesthat are provided by traders, are placed in amanner that enables comfortable passage forpedestrians.

6. Street lighting should be well-designed,contemporary, simple and functional ensuringadequate lighting is provided without beingintrusive to nearby residences. Energy efficient/solar powered options should be investigated.

7. Public art could be commissioned to markgateways and/or other points about the village.Artworks should preferably have a localsignificance and be developed with communityinvolvement.

8. A consistent form of way finding, signage andlinkages to other uses and activities should bedeveloped.

Landscape Direction

Historic and recent plantings already provide a valued backdrop that distinguishes Keilor Village Activity Centre, however, these elements can be augmented.

1. Planting should complement the significanthistorical landscape elements, which is a mixtureof exotics and native vegetation.

2. Landscaping should be robust where possiblewith new trees or shrubs planted in a coordinatedmanner.

3. Existing trees are to be maintained and notencroached upon. A succession plan for thereplanting and replacement of trees has beendeveloped to facilitate this.

4. An active management regime should bedeveloped to maintain existing trees.

5. Additional landscaping should be used tostrengthen the existing setting of the village.

6. Additional areas of landscaping could be used tovisually break up areas of car parking.

7. Planting can be used to create screened outdoorspaces for dining and passive recreation.

8. An extended and planted median strip wouldprovide an opportunity to better integrate bothsides of the Old Calder Highway and improvepedestrian safety.

9. Tree removal requires approval from Council.

M A planted median strip provides a pedestrian friendly environment.

N Planted seating area.

O Existing trees are to be maintained.

P Consistent, simple, attractive and low maintenance paving is recommended.

M

N

O

P

Paving Direction

1. A consistent approach to paving should be taken throughoutthe Activity Centre as a means of visually linking the variouselements.

2. Ensure footpaths are at an appropriate grade and areaccessible to people of varying physical abilities.

3. Paving should be sympathetic to the local character interms of colour and material. A simple, utilitarian approach isrecommended, such as concrete.

4. The issue of furniture maintenance should be consideredwhen designing new paving.

RECOMMENDATIONS

1. Main (West) Group of Shops

This area is the most prominent and well-used part of the village, however, improvements are recommended as follows:

• Improve connectivity between both sides of the Old CalderHighway.

• Improve the relationship with the library andart gallery, both important local assets, to strengthen a sense of community. This could be achieved by:

a. Improved signage.b. Commissioning public art.c. Another pedestrian crossing or relocating the

existing crossing across the Old Calder Highway.• Strengthen pedestrian access to the bus stops. This is

especially important in the parking area to the front of theshops where pedestrian visibility is poor.

• A pedestrian treatment is recommended to the KeilorRecreation Reserve across Kennedy Street.

• Maintain the parking facilities but improve the adjoining publicspace by means of paving and landscaping.

• Provide more shared space in appropriate locations such asthe rear laneway.

• The public spaces at either end of the front parking areashould be enhanced through landscaping, signage and streetfurniture as a method of traffic calming.

• Consider the introduction of urban design treatments. Masonryplanter boxes with perimeter seating at either end to createrobust, screened public areas offers a multi-purpose solution.

• Improve the grade of the paving in the front walkway facingthe Old Calder Highway.

• Investigate ways of promoting the development of secondaryfrontages to the laneway, such as rear dining areas.

• Investigate ways of connecting the shops along the OldCalder Highway to Arabin Plaza, especially if the rear lanewayis upgraded to a secondary frontage. Investigate possibilityfor some shops to provide walk-through capacity.

• Due to the depth of the blocks, there are opportunities for somesecond storey development to the rear, however they shouldbe well set back (at least 10 metres) from the Old CalderHighway so the existing low scale streetscape is retained.

• New development should be limited to two storeys fronting the Old Calder Highway Kennedy Street and Arabin Street.

• Create strong pedestrian links to a tree median on the south side of Old Calder Highway and Lagoon Reserve.

• Investigate a suitable location for the provision of public toilets to service the Activity Centre.

• Investigate the viability of making the laneway to the rear of the shops a ‘one-way’ traffic flow to improve safety.

2. Arabin Plaza This area is currently disconnected from the main activity zone along the Old Calder Highway.

• Improved signage and coordinated public space treatments would improve the connectivity with the main group of shops along the Old Calder Highway.

• Investigate ways of linking Arabin Plaza through the main group of shops to the Old Calder Highway.

• Improvements to the laneway would help connect Arabin Plaza to the main shopping area. A shared space approach, improved lighting and pavement treatment is advocated to create a more pedestrian friendly and appealing environment and should be investigated further.

• Reduction in the amount of car parking should be considered to increase the areas of public space, especially to facilitate outdoor eating areas if necessary.

• Encourage the use of public art along the blank walls, particularly along the laneway.

Page 21

3. Keilor Hotel & Environs

This is the central part of Keilor Village Activity Centre but does not provide sufficient public amenity or connectivity between the eastern and western groups of shops along the Old Calder Highway:

• Improvements to the hard paving, both dedicatedfootpaths and car parking areas, is recommendedto establish a stronger relationship between theseparate groups of shops on either side of thehotel.

• Provide greater separation along the OldCalder Highway between parked vehiclesand pedestrians by means of raised footpath,bollards or planting.

• Further develop the quality of existing publicopen spaces through improvements to furniture,fittings and facilities.

• Investigate the future development of the areaat the corner of the Old Calder Highway andArabin Street for the devlopment of a formalpublic space, such as a small piazza.

4. East group of shops

In an effort to better integrate the east part of Keilor Village Activity Centre both visually and physically, a number of interventions should be undertaken:

• Encourage shop owners to improve the shopfront presentation at this end.

• Improved visibility, directional cues and signagewould increase awareness of this group ofshops.

• A roundabout at Flora Street would help managetraffic, serve as a bookend to the centre andcould function as a gateway feature.

• The bus stop should be connected by a footpath.

• Safe pedestrian connectivity with the LagoonReserve should be provided, such as anextension of the median strip at the western end,contributing to the revitalisation of this area.

5. South side of the Old Calder Highway

The area to the south side of the Old Calder Highway currently serves as an ideal transition zone between the low-scale residences to the south and village retail core.

• The residential scale of this area should bemaintained.

• It is recommended that the zoning remainResidential 1 zone.

• Signage in the area should be kept at aminimum, employ a subtle design and avoid anyillumination.

CIRCULATION RECOMMENDATIONSThe various shopping areas of the Keilor Village Activity Centre are currently disjointed, there are difficulties for pedestrians and there is a lack of bicycle infrastructure. The following recommendations seek to improve these circumstances:

Pedestrian

• Connectivity between the various parts of theactivity centre needs to be improved.

• Ensure the public footpaths are safe, accessibleand in good condition.

• Ensure there are sufficient pedestrian crossingsthat are convenient, respect sight lines and arenot overly regulated with signage and barriers.

• Provide shared space areas where appropriate(in particular the laneway behind the main groupof shops and in the hotel car park).

• If new crossings are proposed, ensure treeplanting is retained.

• Increase the extent of the median strip eastwards,preferably to Flora Street.

• Preferably increase the width of the median stripso as to allow for tree planting.

• Create pedestrian connections to LagoonReserve and Keilor Recreation Reserve.

Bicycle

• Investigate ways in which bicycle lanes could beintroduced and connect to paths and lanes in thesurrounding area.

• Provide dedicated bicycle parking with the centre– as limited space is available on the street.

Vehicle

• Ensure there are sufficient parking facilities thatare easy to negotiate/access.

• Ensure the bus stops are adequate and meetrelevant standards.

• Consider seeking to reduce the speed limit inthe Keilor Village Activity Centre.

• Consider other traffic calming initiatives.• Investigate measures to deal with the bank up of

traffic entering the car parking area fronting OldCalder Highway.

• Liaise with Vic Roads regarding future traffic andcar parking issues.

Opportunity Sites

Though the scale and village character should be retained, there are some opportunities to expand with new development and/or additional public spaces. With any future expansion/development of Keilor Village Activity Centre, the integration with the public space treatments needs to be considered.

Site A

The residential or commercial development of this site could enhance the village centre by activating the existing car park while providing additional uses in an area that suffers from a lack of visibility and pedestrian traffic. Development here would extend the size of the centre and allow the existing parking area to form a more active part of the village.

Site B

Land on the corner of Flora Street and the Old Calder Hwy can accommodate a higher scale of development due to its location at a lower grade from the main centre and its relationship with the neighbouring residences. Two to three storeys would correspond with the terrace housing to the east of these shops. A mixture of uses – residential, retail and office, could be accommodated.

Site C

This location is a significant opportunity site, located in the centre of the village. This site has potential to accommodate development and/or the creation of a small central plaza that can serve as a space for events, such as markets and passive recreation.

Site D

A public space is encouraged in this location so as to link the library/art centre to the main group of shops and to create a formal gateway. Improvements could include paving, seating areas, plantings, public art and bike parking.

Site E

There is potential to create a public space here with seating and other elements, which would enhance this under-utilised area. It would provide an opportunity for a complementary open space to link with the library/ art centre and establish a western gateway to the village. Connections with the Keilor Council offices further west would also be reinforced.

Site F

In the future, this area may be considered for the expansion of the village centre. The area should only be rezoned from Residential 1 zone to a Business 1 zone when existing sites within the existing commercial centre have been fully developed.

Any development within this area should address both the front and rear of the site and have regard to the single storey built form and residential use in Kennedy Street. Additional levels up to a total of three storeys could be permitted, ensuring that the majority of the massing was setback from neighbouring residences. Some additional car parking could be accommodated in the existing wide nature strip

Page 25

Implementation & Actions

All works and initiatives will be subject to future budgetary processes.

Short Term (<2 years)• Facilitate the development of an effective

planning scheme tool to implement the relevant directions and recommendations of the Keilor Village Vision Document.

• Support and facilitate the creation of a businessassociation or business improvement district.

• Create and implement a Keilor Village ActivityCentre marketing strategy.

• Repair and replace footpaths that are damaged,too narrow or inappropriate with a simple andconsistent alternative.

• Commission and replace the street furniture in aconsistent, complementary and simple style.

• Investigate urban design treatments to improvepedestrian safety across Kennedy Street.

• Investigate and implement a landscape plan.• Support development that is appropriate and

maintains the village character.• Investigate pedestrian treatments to safely and

clearly link Lagoon Reserve to the village centre.• Implement a succession planting programme for

the replacement of significant trees.

Medium Term (2-5 years)• Approach VicRoads about the creation of

another roundabout at the intersection of the Old Calder Highway and Flora Street and also a median along the length of the Old Calder Highway to serve as a pedestrian refuge within the village centre.

• Facilitate the creation of more public spacessuch as a plaza(s).

• Investigate ways of improving the presentationand use of the laneway to the rear of the maingroup of shops.

• Investigate the viability to facilitate theestablishment of a small supermarket in thevillage.

• Investigate ways in which Water Sensitive UrbanDesign (WSUD) could be incorporated into thevillage character.

Long Term (>5 years)• Review the Keilor Village Vision Document.

LagoonReserveLagoonReserve

Calder Highway

Kenn

edy S

treet

Flor

a St

reet

Hunte

r Stre

et

Keilor Reserve

Arab

in St

reet

Old Calder Highway

Keilor Reserve

2

345

6

89

7

N

Appendix

Sites of Heritage Significance

1. Cenotaph (HO96)This cenotaph commemorates soldiers from the Keilor township and district who served in both world wars.

2. Keilor Reserve (HO95)The Keilor Recreational Reserve was created in the 1890 and serves as the sporting focal point for the area. The pine trees that line the reserve along the Old Calder Highway are over 100 years old.

3. McFarlane Gates (HO94)These gates consist of basat pillars with decorative iron gates.

4. Former Keilor Police Station (HO27)The former police station is a single storey, basalt house that is largely obscured by a tall hedge.

5. Former Shire Hall and Courthouse (HO49)The original courthouse section was constructed in 1859 and the library was added in the 1980s. This is a good example of how old and new can be sympathetically integrated as some detailing of the courthouse has been employed on the library that is the distinctive arched windows.

6. Christ Church Keilor (HO93)Christ Church, a rendered brick building, incorporates Gothic details and was constructed to replace an earlier corrugated iron building located further east in Bonfield Street.

7. Keilor Hotel (HO12)The original hotel was built in 1848 in a symmetrical Georgian style; it was constructed in rough courses of basalt and later rendered. Over the years the original hotel has had many additions including:

• A small, timber infill section with a gable roof that links the original section with a later brick section;• A brick section with a large parapet in a hybrid period style;• A later 20th century bottle shop in a period manner; and• Two rotundas and a covered walkway to the rear, as well as a verandah to the eat side, similar to the

original front verandah.

8. Lagoon Reserve (HO131)The reserve was developed in the 1860s via the expansion of an existing lagoon.This lagoon was later drained in the 1970s. Historically, the Lagoon Reserve was a much admired space and today continues to be well-loved by the community with its mixture of exotic and native trees.

9. Chisholm Shelter Shed Site (HO129)Several buildings had been constructed on the site over the years, though all have been demolished.

1

For enquiries please call 9249 4455

www.brimbank.vic.gov.au

MilyZ

Typewritten Text

MilyZ

Typewritten Text

MilyZ

Typewritten Text

MilyZ

Typewritten Text

MilyZ

Typewritten Text

MilyZ

Typewritten Text

MilyZ

Typewritten Text

MilyZ

Typewritten Text

MilyZ

Typewritten Text

MilyZ

Typewritten Text

MilyZ

Typewritten Text

MilyZ

Typewritten Text

MilyZ

Typewritten Text

BRIMBANK PLANNING SCHEME

21.08 RETAILING AND ACTIVITY CENTRES

Key Issues

21.08-1 Activity Centres

Developing successful activity centres requires a safe physical environment, a mix of business and community recreational facilities, connections to walking, cycling and public transport and provision of high quality public spaces. Potential for residential development should be encouraged in all activity centres that contain a strong mix of commercial and retail activity and have good access to public transport. The development of structure plans and urban design frameworks will guide the future development of Brimbank’s activity centres.

Objective 1

To support a network of activity centres that provide the community with easy access to a range of goods, services, community facilities and public open spaces.

Strategies

1.1 Discourage use and development that undermines the sustainability or vitality of existing centres.

1.2 Ensure new use and development reinforces the identified role of the centre and is consistent with the land use strategies in the Brimbank Activity Centres Strategy 2008 and contained in Table 1 at Clause 21.08-1.

1.3 Encourage new retail, commercial and community uses including fitness centres, entertainment uses and places of assembly to locate in designated centres as outlined in Table 1 at Clause 21.08-1.

1.4 Encourage higher density housing to locate within Brimbank’s activity centres that are serviced by the principal public transport network.

Objective 2

To encourage commercial and office development in activity centres.

Strategy

2.1 Discourage commercial and office development outside identified activity centres.

Policy Guidance (criteria for the exercise of discretion)

It is policy to, as appropriate:

22/11/2012 C141 Proposed C162

22/03/2012 C93

Attachment 3

MUNICIPAL STRATEGIC STATEMENT - CLAUSE 21.08 PAGE 1 OF 9


Table 1 to Clause 21.08-1

Activity centre Land use strategies

Sunshine Principal Activity Centre

Encourage: A broad and diverse range of regional, sub regional retail,

entertainment, community and leisure activities. Regional Government offices and corporate office

headquarters. Higher density residential development consistent with the

Sunshine Beyond 2020: Principal Activity Centre Structure Plan, 2009.

A broad range of non-retail commercial activities, providing services and employment opportunities to the region, including commercial offices, service business and service industry.

Evening/night uses to improve the safety and vitality in the centre.

Regional medical services and facilities. Significant residential/commercial developments to locate in

identified precincts, such as the Foundry Road Business Precinct and Albion Triangle Precinct.

The intensification of retail development fronting Hampshire Road.

The use of upper levels of existing buildings for residential and commercial uses.

Pedestrian access to and through the activity centre to encourage walkability and cycling, and avoid vehicle conflict.

The undergrounding of all services. The focus of mixed use development, high quality public

places and intermodal facilities around the Sunshine rail station.



Watergardens Principal Activity Centre

Encourage: A broad and diverse range of regional retail, entertainment,

community and leisure activities. Commercial activities such as personal and professional

services. Higher density residential development appropriately

located throughout the centre. A broad range of non-retail commercial activities, providing

services and employment opportunities. Evening/night uses to improve the safety and vitality in the

centre. Local medical services and facilities. Community services and facilities around the Sydenham

Library. Development that provides for pedestrian and cycle access

through the Centre and to link with Melton Highway and Kings Road.

Hard edge built form that includes active frontages to roadways within the activity centre.

24 hour access through the enclosed centre to ensure pedestrian movement through the site.

Further development of “pad” sites to be connected to the activity centre to allow pedestrian movement through the site.

Development along Taylors Creek that supports the use of the creek as a high amenity open space corridor providing for pedestrian movements through and to the centre.

The undergrounding of all services.

St. Albans Major Activity Centre

Encourage: A broad and diverse range of retail activities. A broad range of non retail commercial activities, providing

services and employment opportunities for the local community, including commercial offices, service business and service industry.

Medium density development appropriately located within and adjacent to the centre.

Local medical, entertainment and leisure facilities. Local community services and facilities integrated into the

centre, commensurate with the scale of the centre. Evening/night uses to improve the safety and vitality in the

centre. Built form for new development that is sensitive to adjoining

residential land uses. The undergrounding of all services. Discourage: Development of further at-grade car parking areas abutting

pedestrian accessways and site frontages.



Brimbank Central Major Activity Centre

Encourage: A broad and diverse range of sub regional activities

commensurate with the scale of the centre. Higher density residential development appropriately

located in and around the centre. A broad range of non retail commercial activities, providing

services and employment opportunities for the local community, including small commercial offices and service businesses.


centre, commensurate with the scale of the centre.

Deer Park Village Major Activity Centre

Encourage: A broad range of retail activities that service the local area

including a full line supermarket (3,000sqm to 4,000sqm) and specialty shops.

Higher density development consistent with the Deer Park Village Shopping Centre Urban Design Framework, 2009.

Non retail commercial activities, providing services and employment opportunities for the local community.



Keilor Downs Major Activity Centre

Encourage: A broad and diverse range of sub regional retail activities. Higher density residential development appropriately

located in and around the centre. A broad range of non retail commercial activities, providing

services and employment opportunities for the local community, including commercial offices, service business and service industry.



Large Neighbourhood Activity Centres Cairnlea Delahey Village Taylors Lakes Derrimut Village

Encourage: A broad range of retail activities that service the local area

including a full line supermarket (3,000sqm to 4,000sqm) and specialty shops commensurate with the scale of the centre (totalling 10,000sqm).

Shop top housing. Medical services. Non retail commercial activities, providing services and

employment opportunities for the local community, including personal and professional services and service business.

Local community services and facilities integrated into the centre, commensurate with the scale of the centre.



Small Neighbourhood Activity Centres Brimbank Gardens Fitzgerald Road Fosters Road Furlong Road Glengala Village Keilor Village River Valley

(proposed) Robinsons Road Talintyre Road The Avenue

Encourage: Retail facilities including a small supermarket (no more than

1,500sqm) and speciality shops commensurate with the scale of the centre (totalling approximately 2,500sqm).

Shop top housing. Medical services. Non retail commercial activities, providing services and

employment opportunities for the local community, including personal and professional services and service business.

Local community services and facilities integrated into the centre, commensurate with the scale of the centre.

Local Activity Centres 5-23

Northumberland Road

202 Main Road East 287 Glengala Road 350 Taylors Road Berkshire Road Conrad Street Dumfries Street Hume Drive Kings Road Leslie Street Overton Lea

Boulevard McIntyre Road Monash Street St Albans Road Stradbroke Drive Stenson Street Sydenham

Community Hub Warwick Road Willaton Street

Encourage: Convenience food and non-food retail goods totalling no

more than 1,000sqm. Community facilities such as neighbourhood houses and

playgrounds. Shop top housing. Discourage: Further expansion of the centre.

21.08-2 Retail Design

The design and appearance of activity centres is an essential factor in their success. Development within Brimbank’s activity centres needs to be managed in a more coordinated and strategic manner to ensure that they provide a safe and attractive environment for the community to visit, work and enjoy. Good physical design of centres will result in improved access, integration, safety, surveillance and lead to a positive and sustainable environment.

Objective 1

To improve urban design and safety in activity centres.

Strategies

22/03/2012 C93



1.1 Encourage active land uses to locate at ground level to provide natural surveillance and to activate public areas.

1.2 Ensure that development above ground level incorporates a high level of building detail, including articulation and use of various building materials.

1.3 Encourage parking to be located underground, under-croft or to the side or rear of buildings.

1.4 Reduce pedestrian, cyclist and vehicular conflict in activity centres.

Objective 2

To improve the appearance of buildings fronting the public realm.

Strategies

2.1 Shopfronts should be transparent to facilitate passive surveillance. 2.2 Use of blank walls and reflective glazing at ground level should be avoided. 2.3 Ensure solid roller shutters are not installed onto shopfronts. 2.4 Upper level front setbacks should be consistent with the scale and character of the

streetscape. 2.5 Shopfront canopies should provide weather protection, be well designed, lightweight

and not detract from the appearance of the building.

Objective 3

To ensure new development demonstrates best practice environmentally sustainable design.

Strategy

3.1 Encourage new development to incorporate water sensitive urban design and other environmentally sustainable design initiatives.


It is policy that, as appropriate: Open car parking areas should be well lit and landscaped to provide a safe and attractive

environment for pedestrians. Pedestrian entries to buildings should be clearly visible from the street, provide

adequate weather protection, be well-lit and directly face the street or adjoining public space.

New commercial developments should incorporate underground power and solar street lighting.

Residential uses and new mixed use developments adjoining loading areas in activity centres should include appropriate noise attenuation to protect the amenity of residents.

21.08-3 Large Format Retailing and Commercial Development

Brimbank has experienced pressure to develop retail and commercial activities outside of activity centre boundaries. Large format retail and commercial uses/centres need to be located close to areas which have connections between activity centres and surrounding neighbourhoods that are serviced by sustainable transport options and positively contribute to the amenity of the pedestrian environment.

Objective 1

22/03/2012 C93



To ensure large format retail and commercial developments are located in strategic locations.

Strategies

1.1 Encourage large format retail and commercial developments to locate in areas with frontages to main roads.

1.2 Ensure large format retail and commercial developments provide connections between activity centres and surrounding neighbourhoods, positively contribute to the amenity of the pedestrian environment and integrate into the surrounding area.


It is policy that, as appropriate: Car parking associated with large format retail and commercial developments should be

located to the side or rear of the building. Car parking areas should incorporate passive surveillance, be well lit and well

landscaped. Large format retail developments should provide active frontages to the street.

21.08-4 Implementation

Zones and Overlays

Apply the Activity Centre Zone to the Sunshine Activity Centre. Apply the Business 2 Zone to land identified for future commercial office areas,

including the Furlong Road Precinct, Sunshine, land bounded by Elaine Street, Victoria Crescent, Arthur Street and East Esplanade, St Albans.

Further Strategic Work

Rezone redundant Business 1 and Mixed Use zoned land identified in the Brimbank Activity Centres Strategy 2008 to an alternative zone as appropriate.

Investigate the application of the Business 3 Zone to land fronting Ballarat Road, Sunshine Avenue and the Melton Highway to address the encroachment of commercial uses into these locations.

Investigate the application of a Design and Development Overlay to activity centres to guide future development outcomes.

Review the zoning of land surrounding the Sydenham Town Centre and the application of suitable/appropriate zonings.

Identify boundaries for activity centres. Prepare and implement structure plans for all activity centres. Investigate the application of the Business 3 or 4 Zone to land identified for large

format retailing that has connections between activity centres and surrounding neighbourhoods and is serviced by sustainable transport options.

Investigate the rezoning of the Industrial 3 zoned land on McKechnie Street, south of St Albans Station to allow for residential, commercial and/or industrial development.

Investigate future redevelopment opportunities of underperforming activity centres designated for redevelopment as identified in Table 1 at Clause 21.08-1.

Reference Documents

Brimbank Activity Centres Strategy 2008.

22/11/2012 C141 Proposed C162



St. Albans Urban Design Framework 2003. Watergardens Structure Plan, Revised 2009. Sydenham Transit City Connections Study, SJB Urban, 2008. Sunshine Beyond 2020: Sunshine Principal Activity Centre Structure Plan, Revised 2009. Central Sunshine Urban Design Framework, 2009. Deer Park Urban Design Framework 2009. Stand Alone Food and Drink Premises Guidelines Brimbank City Council , 2011 Keilor Village Vision Document, Brimbank City Council, Revised November 20154


LOCAL PROVISIONBRIMBANK PLANNING SCHEME

001

| Planning Mapping Services || Amendments Coordination Team || Planning & Building Systems || Planning, Building & Heritage |

100

metres

0

LEGEND Part of Planning Scheme Map 5DDO

AMENDMENT C162

Design and Development Overlay- Schedule 10

HUNTER

ST

ARAB

IN

HIGHWAYST

KENN

EDY

FLORA

ST

ST

ST

STST

AILSA

ST

CALDEREAGLI

NG

CHURCH

ST

CALDER

FREEWAY

Strategic Assessment Report Brimbank Planning Scheme Amendment - C162 Apply a Design and Development Overlay Schedule 10 to Keilor Village.

Attachment 4

Page i

Table of contents 1. Subject Area 3

1.1. Subject Area 3 1.2. Surrounding Area 4 1.3. Proposed Amendment 5 1.4. Referral Advice 5

2. Assessment of Relevant Planning Considerations 7 2.1. State Legislation 7 2.2. Relevant Ministerial Directions and Planning Practice Notes 7 2.3. Victoria Planning Provisions (VPPs) 8 2.4. State Planning Policy Framework (SPPF) 9 2.5. Local Planning Policy framework (LPPF) 9 2.6. Other considerations 9

3. Key Considerations 11

4. Conclusion 12

5. Attachments (Shown as attachments in the Ordinary Council Report 24 November 2015) 13

Summary Amendment Summary

The subject land Keilor Village. This area includes the Keilor Village Activity Centre and the residential area fronting the south side of Old Calder Highway.

Current zoning and overlays Keilor Village includes the activity centre which is zoned Commercial 1 Zone

(C1Z) and the residential area which is zoned General Residential Zone. The Melbourne Airport Environs Overlay extends over the whole of the activity centre and the residential area.

Proposal Brimbank Planning Scheme Amendment C162 seeks to apply a new Design and Development Overlay Schedule 10 (DDO10) to the Keilor Village and include the amended Keilor Village Vision Document, (revised November 2015) as a reference document, in the Brimbank Planning Scheme.

Notice The Amendment was placed on public exhibition between 9 October and 10 November 2014. Ten submissions were received, with seven of these subsequently withdrawn. One submission remained and was the subject of A Planning Panel Hearing held on Monday 17 August 2015.

Date of this report November 2015

Subject Area Page 3

1. Subject Area 1.1. Subject Area

The Amendment proposes to apply a new Design and Development Overlay Schedule 10 Keilor Village Activity Centre to the Keilor Village Activity Centre. The location and extent of the Activity Centre as shown on Figure 1 below:

Figure 1: Subject area

Keilor Village is classified as a 'Small Neighbourhood Activity Centre' in the Brimbank Planning Scheme. It has a low-rise building form and a strong landscape character. A key feature in the centre is the Keilor Hotel which is on the Victorian Heritage Register. The Village has been described as retaining a 'semi-rural character'.

Keilor Village

Subject Area Page 4

1.2. Surrounding Area

The location of the land and surrounding uses are shown in Figure 2 as follows:

Figure 2: Aerial photo of subject site and surrounds

The surrounding area comprises residential development to the south, east and west, Keilor Market Gardens to the east of the Calder Highway and the Keilor Sports Oval to the north.

Keilor Village comprises Commercial 1 Zone on the land bounded by Flora Street to the south east and Kennedy Street to the north east, it also includes General Residential Zones land located on the western side of Old Calder Highway between Hunter to the south and Eagling Streets to the north shown on Figure 3 Zoning map.

Keilor Village

Subject Area Page 5

Figure 3: Zoning Map

1.3. Proposed Amendment

Amendment C162 to the Brimbank Planning Scheme seeks to apply a new Design and Development Overlay Schedule 10 to Keilor Village. It will also include the Keilor Village Vision Document, revised (November 2015) as a reference document at Clause 21.08 of the Brimbank Municipal Strategic Statement.

The amendment and application is supported by:

• Keilor Village Vision Document, revised (November 2015).

1.4. Referral Advice

The Amendment was referred to the required Authorities and Council did not receive any referral advice.

C1Z

GRZ

NRZ

Keilor Village

Background/ History

The Keilor Village Community has for many years requested Council consider applying neighbourhood character controls in Keilor Village. In 2008, consultation began to determine community feedback and expectations.

This formed the basis for the development and preparation of the Keilor Village Vision Document. The recommendations within the Document are implemented through Amendment C162.

Assessment of Relevant Planning Considerations Page 7

2. Assessment of Relevant Planning Considerations Council is required to strategically assess any proposal to amend the Brimbank Planning Scheme and ensure consistency with relevant Legislation, Guidelines, State Environment Protection Policies, Ministerial Directions and State and local policies.

2.1. State Legislation

The purpose of the Planning and Environment Act 1987 (the Act) is to establish a framework for planning the use, development and protection of land in Victoria in the present and long-term interests of all Victorians. Contained within Section 1(a) of the Act is the key objective:

“to provide for the fair, orderly, economic and sustainable use, and development of land”.

2.2. Relevant Ministerial Directions and Planning Practice Notes

The following Directions are applicable to the amendment. The amendment’s compliance with the cited Directions is discussed below:

a) Ministerial Direction section 7(5): Form and Content of Planning Schemes

b) Ministerial Direction 9: Metropolitan Strategy

c) Ministerial Direction 11: Strategic Assessment Guidelines for Preparing and Evaluating Planning Scheme Amendments

d) Ministerial Direction No. 15: The Planning Scheme Amendment Process.

a. Ministerial Direction – Form and Content of Planning Schemes

Amendment C162 has been prepared consistent with the Ministerial Direction on the Form and Content of Planning Schemes under Section 7 of the Act.

b. Ministerial Direction 9: Metropolitan Strategy

The Victorian Government has prepared a new Metropolitan Planning Strategy which is defined as Plan Melbourne (2014), to manage Melbourne’s growth and change over the next 30 to 40 years. The Ministerial Direction states that in preparing a planning scheme amendment the following requirements must be met:

• Have regard to the Metropolitan Planning Strategy.

• Initiative 4.2.2 supports the protection of Melbourne’s Neighbourhood Centres, including Provision for Mandatory Controls: o The attributes of, and opportunities for, neighbourhood centres at the small

scale vary considerably across the metropolitan area, which is one reason why local communities should lead the planning of their own centres. In some instances, where centres are already well-developed or communities are seeking to protect the unique character of their centres (such as by protecting heritage buildings or access to open space), they should be assisted in determining the desired built form outcomes.

• Include in the explanatory report discussion of how the amendment addresses the following matters: o What aspects, if any, of the Metropolitan Planning Strategy are relevant?


o How does the Metropolitan Planning Strategy affect the amendment? o Is the amendment consistent with any directions and policies in the

Metropolitan Planning Strategy? o Does the amendment support, give effect to or assist the implementation of

the Metropolitan Planning Strategy or can it be reasonably modified to do so? o Will the amendment compromise the implementation of the Metropolitan

Planning Strategy?

The Explanatory report is considered to be consistent with this requirement and forms Attachment 5.

c. Ministerial Direction 11: Strategic Assessment of Amendments

Amendment C162 has been considered against the Strategic Assessment Guidelines as outlined by the State Government and includes in the required assessment to support the amendment. This Strategic Assessment is required to be included in the Explanatory report to the Amendment.

d. Ministerial Direction 15: The Planning Scheme Amendment Process

The assessment of Amendment C162 was completed within the timeframes required by Ministerial Direction 15.

The following Planning Practice notes also support the application of a DDO in Keilor Village:

Planning Practice Note 59 – Structure Planning for Activity Centres, June 2015

Planning Practice Note 60 - Height and setback controls for activity centres, June 2015.

2.3. Victoria Planning Provisions (VPPs)

The amendment makes appropriate use of the Victoria Planning Provisions through the application of the application of a Schedule to the Design Development Overlay.

Design Development Overlay (DDO 10)

DDO10 is the correct planning tool to protect the valued character of Keilor Village.

The purpose of the DDO 10 is:

• To improve the appearance of the Keilor Village Activity Centre by facilitating development that is respectful of the area’s character and history.

• To ensure development is of a high quality, sustainable and well designed so as to create an attractive built form.

• To ensure development is of a scale and height (including setbacks) that respects the amenity of the public realm and neighbouring properties.

• To ensure that car parking does not adversely affect the amenity of the locality and that development of land provides an attractive setting to car parking areas.

• To ensure changes to the public realm are respectful of Keilor’s physical character and landscape setting and are complementary to private works that are undertaken.

• To ensure that the development of land is consistent with the Keilor Village Vision Document, (2015).


2.4. State Planning Policy Framework (SPPF)

The State Planning Policy Framework (SPPF) outlines the expected planning outcomes across the State of Victoria. All changes to the Scheme must be consistent with the State planning provisions.

The SPPF has been considered as follows:

Clause 15 Built Environment and Heritage

The amendment supports Clause 15 (Built Environment and Heritage) of the State Planning Policy Framework (SPPF) as the amendment will ensure that the valued character of Keilor Village is maintained.

The provisions encourage the creation of quality built environments which support the social, cultural, economic and environmental wellbeing a community. Land use and development planning must support the development and maintenance of communities with adequate and safe physical and social environments for their residents, through the appropriate location of uses and development and quality of urban design. Planning should achieve high quality urban design and architecture that:

• Contributes positively to local urban character and sense of place.

• Reflects the particular characteristics, aspirations and cultural identity of the community.

• Enhances liveability, diversity, amenity and safety of the public realm.

• Promotes attractiveness of towns and cities within broader strategic contexts.

• Minimises detrimental impact on neighbouring properties.

2.5. Local Planning Policy framework (LPPF)

The Amendment implements Clause 21.06 (Built Environment) and Clause 21.08 (Retailing and Activity Centres) contained in the Municipal Strategic Statement (MSS) identifies Keilor Village as a ‘Small Neighbourhood Activity Centre’ and that it includes a ‘further strategic work’ reference to investigating ‘the application of a Design and Development Overlay to activity centres to guide future development outcomes’.

2.6. Other considerations

Keilor Village Vision Document, revised (November 2015)

The ‘purpose’ of the Vision Document is ‘to provide guidance for ongoing change for Keilor Village Activity Centre and facilitate, where appropriate, development that is both sustainable and respectful of the area’s character and history’. Its ‘aim’ is ‘to allow Keilor Village Activity Centre to develop, building upon its strengths under the direction of sound urban design principles that will reinforce its particular sense of place and village character’.

It includes analyses of various themes and issues, and provides ‘directions’ relating to land use, shopfronts, signage, public space, urban infrastructure, landscape and paving. It also provides precinct-based recommendations and a plan showing ‘Preferred Building Height by Precinct’ that formed the basis for the plan in the exhibited Design and Development Overlay Schedule 10.


The Vision Document also identifies that Council will ‘facilitate the development of an effective planning scheme tool’ to implement its recommendations. Amendment C162 seeks to implement this recommendation.

The version of this Document that was exhibited with the Amendment was dated July 2014. Following submissions to the Amendment, the Document was proposed to be modified to show the preferred building height for the Keilor Hotel environs to be reduced from 3 storeys to a one storey building height with a second level permitted with a 10 metre setback. This building height would match the preferred building heights of the shops to the west of the hotel. This proposed change was circulated to all submittors for comment. As a result, 7 submissions were withdrawn and one objecting submission was received.

This proposed change was endorsed by Council at the meeting of April 2015. It was also at this meeting that Council resolved to request that the Minister appoint an Independent Panel to consider the objecting submission.

The Keilor Village Vision Document, Revised April 2015 was the version of the document which was presented to Planning Panels Victoria for consideration at a hearing 17 August 2015. The Panel made a number of recommendations that would result in minor modifications to the DDO schedule and the reference document, including:

• change in height for the Keilor Hotel Site to a preferred 2 storey height, • the inclusion of the whole of the Keilor Motel Site within the DDO boundary, • updating the names of the zones to reflect current zone names (ie: change

Residential 1 Zone to General Residential Zone, • Updating the map included in the DDO schedule to show the revised building

height for the Keilor Hotel, and • Minor wording changes in the DDO schedule to improve clarity.

These amendments are shown in The Keilor Village Vision Document, November 2015.

Brimbank City Council Plan 2013–2017

The proposed Amendment is consistent with the Council Plan which includes an action to ‘undertake a planning scheme amendment to implement the Keilor Village Vision’.

Key Considerations Page 11

3. Key Considerations This section outlines the key issues posed by the planning scheme amendment and undertakes an assessment to identify if they satisfy planning requirements and will justify why the amendment is supported and should be adopted.

The Design and Development Overlay is the appropriate planning overlay in the Victoria Planning Provisions to manage built form in activity centres, including Neighbourhood Activity Centres. The use of the DDO10 is consistent with Planning Practice Note 60 Height and Setback Controls for Activity Centres, June 2015.

The character of the village has been recognised and described in detail in the Keilor Village Vision Document, revised (November 2015).

This document has also been corrected to include the whole of the Keilor Motel site, update the building heights for the Keilor Hotel site and amend zoning names to reflect the New Residential Zones.

Panel Report

A number of submissions relating to building height and the character of Keilor Village were received by Council during the exhibition of the Amendment. These were withdrawn as changes were proposed to be made to the DDO10 which addressed the submitters concerns. One submission could not be resolved and was the subject of a Planning Panel hearing.

The Planning Panel considered the appropriate building height and setback in the DDO10 in relation to land located on the north-east corner of the Old Calder Highway and Arabin Street, Keilor, which is the undeveloped site which forms part of the Keilor Hotel complex.

The exhibited Amendment proposed that a discretionary three storey maximum building height apply to this site. Following its consideration of submissions, a discretionary one storey maximum building height with a two storey preferred maximum set back 10 metres from the Old Calder Highway frontage was proposed by Council. The submitter argued that the height should be three storeys across the site.

The Planning Panel has recommended that a preferred two storey maximum building height be applied to this site. The Planning Panel was satisfied that the two storey height will maintain the ‘low scale’ character of the Village, while providing an appropriate opportunity for the future development of the site.

The Planning Panel was also satisfied that the DDO is an appropriate tool to address built form issues in the Keilor Village. The Panel Report is contained in Attachment 1. The revised Keilor Vision Document revised (November 2015) is contained in Attachment 2. A copy of the modified DDO10, Clause 21.08 and planning scheme map forms Attachment 3.

Conclusion Page 12

4. Conclusion It is submitted that Amendment C162 is supported by the Planning and Environment Act 1987, SPPF and LPPF of the Brimbank Planning Scheme. A Planning Panel has also recommended the Amendment be adopted with some changes which include a two storey height on the vacant land located on the Keilor Hotel site. A correction of a mapping error has also been undertaken on the Keilor Motel site to ensure that the whole building is included in the Amendment. This has been reflected in the Keilor Vision Document revised (November 2015) which also includes a change to rename the Residential 1 Zone to the new General Residential Zone.

Attachments (Shown as attachments in the Ordinary Council Report 24 November 2015) Page 13

5. Attachments (Shown as attachments in the Ordinary Council Report 24 November 2015)

Number Title

Attachment 1 Planning Panel Report

Attachment 2 Keilor Vision Document revised (November 2015)

Attachment 3 Modified DDO10, Clause 21.08 and planning scheme map

Attachment 5 Explanatory report



AMENDMENT C162

EXPLANATORY REPORT

Who is the planning authority? This amendment has been prepared by Brimbank City Council, which is the planning authority for this amendment.

The amendment is being undertaken by Brimbank City Council as the next stage of implementation of the Keilor Village Vision Document November 2015.

Land affected by the amendment The amendment applies to the shopping areas fronting the Old Calder Highway from Kennedy Street to Flora Street and those to the rear of Arabin Plaza, Keilor which are currently located in the Commercial 1 Zone as identified below.

It also applies to the lots on the opposite (south side) of the Old Calder Highway which have a frontage onto the Highway. These lots comprise of a mix of community, commercial and residential uses.

What the amendment does The amendment seeks to introduce Schedule 10 to the Design and Development Overlay (DDO). The new Schedule will guide future development in the Keilor Village Activity centre in accordance with the objectives and directions of the adopted Keilor Village Vision Document November 2015.

The amendment will:

• Introduce Schedule 10 to Clause 43.02 (Design and Development Overlay)

• Amend Map 5DDO to reflect the location of the overlay.

• Amend Clause 21.08 (Retailing and Activity Centres) to list the Keilor Village Vision Document as a reference document

Strategic assessment of the amendment

Why is the amendment required? The amendment is required to implement the recommendations of the adopted Keilor Village Vision Document. The design guidelines and decision criteria within the DDO will ensure that new development in the activity centre supports and enhances the valued characteristics of the village.

How does the amendment implement the objectives of planning in Victoria? The amendment will facilitate the orderly development of land, secure a safe and pleasant environment and protect the valued aesthetics of the Keilor Village Activity centre, consistent with the objectives of Section 4(1) of the Planning and Environment Act 1987.

Attachment 5

The proposed DDO contains design guidelines and decision making criteria, which will assist in providing certainty on built form outcomes for developers, land owners and the community. It will facilitate development in the village whilst providing outcomes that are consistent with community expectations.

How does the amendment address any environmental, social and economic effects? The amendment is expected to have positive environmental, social and economic effects for the City of Brimbank.

The proposed DDO has been drafted from the recommendations and directions of the Keilor Village Vision Document November 2015, which itself went through an involved community and stakeholder consultation process.

The Vision Document identifies and protects the valued local environmental characteristics and features of the village whilst identifying strategic sites and opportunities for growth within the centre.

Does the amendment address relevant bushfire risk? It is not considered that the amendment will have a significant impact on any bushfire risk in the area.

Does the amendment comply with the requirements of any Minister’s Direction applicable to the amendment? Ministerial Direction – The Form and Content of Planning Schemes Pursuant to section 7(5) of the Planning and Environment Act 1987, the amendment is consistent with the Ministerial Direction on the Form and Content of Planning Schemes.

Direction No: 9 Metropolitan Strategy The amendment is consistent with, supports and gives effect to the relevant aspects of Plan Melbourne as follows:

Direction 4.1: Create a City of 20-Minute Neighbourhoods

The amendment supports this direction as the DDO facilitates growth within the village consistent with its role as a Neighbourhood Activity Centre. It encourages a broader mix of uses within the centre by supporting shop top housing and identifying redevelopment opportunities.

Direction 4.2: Protect Melbourne and its Suburbs from Inappropriate Development

The amendment supports this direction by implementing the objectives of the Keilor Village Vision Document December 2015. This document was developed with significant input from the local community and identifies valued aspects of the village character to be protected and enhanced. The implementation of this document through DDO10 will ensure that new development proposals respond to these valued characteristics and are appropriate in terms of scale and appearance.

Direction 4.8: Achieve and Promote Design Excellence

The amendment supports this direction by providing design guidance to new development in the village. This will ensure that new development achieves high standards of design, complimenting and enhancing the valued village characteristics of the centre.

How does the amendment support or implement the State Planning Policy Framework and any adopted State policy?

Clause 11: Settlement

The amendment supports this clause by promoting high quality, well designed and sustainable development within an existing activity centre.

Clause 15: Built Environment and Heritage

The amendment supports this clause by introducing provisions to ensure that new development in the village creates an urban environment that is safe, functional and provides a sense of place and cultural identity.

Clause 17: Economic Development

The amendment supports this clause by allowing for the appropriate and sustainable growth of the village consistent with its role as a Neighbourhood Activity Centre.

How does the amendment support or implement the Local Planning Policy Framework, and specifically the Municipal Strategic Statement? Clause 21.06: Built Environment

The amendment supports this clause by introducing design guidelines on built form, signage and the public realm which are specific to the local context.

Clause 21.07: Housing

The amendment supports this clause by encouraging the integration of housing into the activity centre where appropriate.

Clause 21.08: Retailing and Activity Centres

The amendment supports this clause by encouraging a scale and type of development in the village that is consistent with its status as a ‘Small Neighbourhood Activity Centre’. It also responds to the identified need to have well designed, functional and attractive activity centres to ensure their ongoing viability and encourage access by walking and cycling.

Specifically clause 21.08-4 ‘Implementation’ identified the need to apply a tool such as the DDO to activity centres in the municipality in order to address the issues identified above.

Does the amendment make proper use of the Victoria Planning Provisions? Recommendations from the Vision Document to protect treed and landscapes areas in and around the village have already been implemented through the adoption of amendment C113 which introduced a Significant Landscape Overlay to these areas.

The proposed DDO is the appropriate tool to compliment these existing controls by implementing the Vision Document’s recommendations on the built form and design of future development within the village.

How does the amendment address the views of any relevant agency? VicRoads was consulted during the development of the Keilor Village Vision Document. Further consultation will take place during the exhibition period for this amendment.

Does the amendment address relevant requirements of the Transport Integration Act 2010? The amendment will not have a significant impact on the transport system.

Resource and administrative costs

• What impact will the new planning provisions have on the resource and administrative costs of the responsible authority?

The amendment is not anticipated to have a measurable impact on Council resources.

Where you may inspect this Amendment The amendment is available for public inspection, free of charge, during office hours at the following places:

• Brimbank City Council, Keilor Office Customer Service Centre, Old Calder Highway, Keilor 3036,

• Sunshine Customer Service Centre, 6-18 Alexandra Avenue, Sunshine 3020.

The amendment can also be inspected free of charge at the Department of Transport, Planning, and Local Infrastructure website at www.dtpli.vic.gov.au/publicinspection .

http://www.dtpli.vic.gov.au/publicinspection