development plan - mrsc.vic.gov.au · adjacent to the existing business park. the rezoning of this...

GISBORNE BUSINESS PARKDEVELOPMENT PLAN

DRAFT | NOVEMBER 2018

PE.3 ATTACHMENT 1

1 INTRODUCTION 5

2 TECHNICAL ANALYSIS 12

3 EXPANSION AREA DEVELOPMENT PLAN 20

4 EXISTING BUSINESS PARK DIRECTIONS 33

5 IMPLEMENTATION 37

| GISBORNE | BUSINESS PARK DEVELOPMENT PLAN4

GISBORNE | BUSINESS PARK DEVELOPMENT PLAN | 5

1 INTRODUCTION

1.1 BACKGROUND This Development Plan has been prepared to provide strategic direction for new development and public realm works in the Gisborne Business Park, and to guide the expansion of the business park, initially proposed through the Gisborne and New Gisborne Outline Development Plan (ODP) (adopted 2009).

The existing business park, located off Barry Road in New Gisborne, comprises a range of successful businesses including heavier and lighter industry, offices, and a small proportion of non-industrial businesses. The existing business park was developed across two stages, with the original stage now subject to a range of urban design and infrastructure challenges. One of the key priorities of this plan is to address these challenges.

Research over the last decade has also identified demand for additional commercial and industrial land in Gisborne. In order to strengthen the local economy and assist in local job creation, this shortfall is being actively addressed through the proposed rezoning of the expansion area, which includes approximately 29 hectares of rural living land adjacent to the existing business park. The rezoning of this land for commercial and industrial uses will enable existing businesses to expand, and will help to attract new businesses to the region.

This Development Plan includes a Development Plan Concept, which represents the vision for the business park, as well as requirements and guidelines for future applications for subdivision, buildings and works. These considerations will be implemented through the Macedon Ranges Planning Scheme, which will ensure that development::

> Is coordinated with other relevant development proposals.

> Contributes to the broader functionality and cohesion of the business park.

> Meets Council’s expectations with regard to siting and design.

In order to leverage greater investment in new and improved infrastructure, mechanisms are also proposed to provide certainty regarding developer contributions and shared funding arrangements. This will ensure that the value uplift in land resulting from the rezoning is shared between landowners, existing and future businesses and the broader community.

PROJECT FUNDING

Council received funding from the State Government through the Victorian Planning Authority (VPA) ‘Streamlining for Growth Program’ to undertake this project. This program provides support and capacity building for councils in regional Victoria and metropolitan Melbourne.

ACKNOWLEDGEMENTS

The plan has been prepared with input from five consultants across specialist areas including:

> Blair Warman Economics - Land use and development economics

> Cardno - Transport and servicing infrastructure > Ethos Urban and Patch Design + Plan - Uban design > Paul Kelly and Associates - Ecology and biodiversity

The reports of these consultants have formed the technical basis of ths plan.

At key prohect milestones, consultation was undertaken with stakeholders, businesses, landowners, agencies and service authorities to understand the issues and opportunities facing the business park, and to identify priority actions.

Consultation included one-on-one meetings, meetings with the Gisborne Business Park Working Group, discussions with real estate agents, VicRoads and servicing authorities. Outcomes of these discussions have informed the preparation of this plan.


1.2 HOW TO USE THIS DOCUMENTThis document has been prepared to provide direction for the whole Business Park, including the existing and expansion areas, to ensure that the approach taken towards the design of the public realm and the built form is as consistent as possible.

The plan is structured across the following four key chapters:

TECHNICAL ANALYSIS

Chapter 2 brings together the recommendations of specialist consultants regarding land use and development economics, transport and servicing infrastructure, and urban design, and explains how their research has informed the preparation of this plan.

THE EXPANSION AREA DEVELOPMENT PLAN

Chapter 3 applies to the Expansion Area of the business park only, and once implemented, will function as an approved development plan, providing decision makers with the tools to assess future planning applications for subdivision and development. Requirements and guidelines are included in this chapter, to provide clarity and certainty regarding siting and design, provision of infrastructure and other key matters.

EXISTING BUSINESS PARK DIRECTIONS

Chapter 4 applies to the existing business park only and provides supplementary guidance to be included in Council’s municipal-wide Design Guidelines for Industrial and Commercial Development (2012), and recommendations for improvements to the public realm.

IMPLEMENTATION

Chapter 5 outlines how this plan will be implemented through the Macedon Ranges planning scheme, and across Council.

SAUNDERS ROAD

BARR

Y R

OAD

LADD ROAD

PARKERS ROAD SAUE

R R

OAD

GALLIVAN ROAD

NEWRY STREET

MEEK STREET

GISBORNESTATION

PERMIT FOR24 LOT

SUBDIVISION

EXISTINGBUSINESS

PARK

BUSINESS PARKEXPANSION AREA

AREA OF INVESTIGATION FORPOSSIBLE FUTURE EXPANSION OF

THE TOWN BOUNDARY

EXISTINGRESIDENTIAL

NEIGHBOURHOOD

FIGURE 1 | EXISTING & PROPOSED AREAS


1.3 CONTEXTREGIONAL CONTEXT

The business park is located in New Gisborne, in the southern part of the Macedon Ranges Shire, approximately 52 kilometres north-west of Melbourne. New Gisborne is located on the Melbourne-Bendigo Railway Corridor, and has convenient access to the Calder Freeway.

The area has strong economic links to Melbourne and, to a lesser extent, Bendigo. It is also well-connected to other settlements in the Shire, including Kyneton, Riddells Creek, Woodend, Romsey and Lancefield.

10KM

20KM

30KM

40KM

50KM GISBORNE

SUNBURY

MELTON

MELBOURNEAIRPORT

MELBOURNE

FIGURE 2 | REGIONAL CONTEXT


LOCAL CONTEXT

The study area for this plan includes the existing business park and the identified Expansion Area, as shown in the plan below. The area is bound by Barry Road to the west, Saunders Road (Gisborne-Kilmore Road) to the south, the existing rural living area to the east and the Melbourne-Bendigo railway reserve to the north.

1KM

2KM

3KM

NEW GISBORNEPRIMARYSCHOOL

TO BENDIGO97KM MONTESSORI

SCHOOL

HOLY CROSSSCHOOL

ROSS WATTRESERVE

MAGNETHILL

GISBORNESTATION

RACECOURSEMARSHLANDS

RESERVE

GISBORNEBUSINESS

PARK

SANKEYRESERVE

GARDINERRESERVE

BOTANICGARDENS

DIXONFIELD

GISBORNEGOLF

COURSE

GISBORNEPS

ROSSLYNNERESERVOIR

TO MELBOURNE50KM

HAMILTON STREET

GISBORNE - MELTON ROAD

CALDER FREEWAY

CALDER FREEWAY

AITK

EN S

TREE

T

STAT

ION

STR

EET

STAT

ION

STR

EET

SAUNDERS ROAD

ROBINSON STREET

STBRIGIDS

PS

GISBORNECEMETERY

GISBORNESECONDARY

COLLEGE

FIGURE 3 | LOCAL CONTEXT


POLICY CONTEXT

PLAN MELBOURNE, 2017Plan Melbourne provides a guide for the growth of Victoria over the next 35 years with strategies that focus on jobs, housing, transport, sustainability and the continued preservation of liveability and distinctiveness. Direction 7.1 of Plan Melbourne seeks to “invest in regional Victoria to support housing and economic growth”. Implementation of this direction will be partly achieved through a policy to “support planning for growing towns in peri-urban areas”, which includes Gisborne.

Plan Melbourne also seeks to improve connections between cities and regions, including by rail and road, which will continue to support regional industries and make it easier to live and do business in regional Victoria.

LODDON MALLEE SOUTH REGIONAL GROWTH PLAN, 2014Gisborne is designated for growth in the Loddon Mallee Regional Growth Plan. The Regional Growth Plan identifies that Gisborne will develop its role as a subregional employment and service centre and will continue to attract residents due to its proximity to Melbourne. The role and function of Gisborne is elevated to that of a regional centre servicing both local and regional commercial, retail and community needs.

GISBORNE AND NEW GISBORNE OUTLINE DEVELOPMENT PLAN, 2009The Outline Development Plan (ODP) recognises the role of the business park for industrial uses, and identifies an expansion area for future industrial and commercial uses consistent with the findings of the Gisborne Industrial Land Analysis (2009). Specific to the business park, the ODP

requires sensitive treatment of the interface at Saunders Road, with a high standard of design and landscaping to be required through future controls associated with the rezoning of the land. It also identifies potential opportunities to relocate existing commercial uses from the town centre to an expanded business park.

In response to the issues and opportunities associated with the business park, the ODP recommends that:

> Additional land is needed for industrial purposes. Land fronting Saunders Road in New Gisborne may be suitable for business-related purposes.

> A Development Plan Overlay (DPO) is proposed for the expanded industrial land to manage built form outcomes, development connectivity and the need for appropriate buffers to protect residential amenity.

> Although suitable land for large format retail could not be identified in Gisborne (due to the lack of sites meeting particular criteria), consideration may be given to using some of the future industrial land fronting Saunders Road for this purpose.

> The rezoning of identified industrial or business land will be subject to detailed investigations at a later stage (including through the development planning process).

> Additional commercial land is required from 2021 onwards. Some uses that are currently sited in the town centre area (e.g. those on Robertson Street) could also be more appropriately located within an expanded Gisborne Business Park.

Another consideration in planning for the business park is the land to the east identified as an “area of investigation for possible future expansion of the town boundary”. This area could provide for planned residential growth to support an increased population. The development plan must therefore consider:

> The sensitive treatment of interfaces with this land to protect the amenity of existing and potential future uses.

> Broader pedestrian and road links between the land to the east, the business park, and residential and open space land to the west, which will be important for future connectivity if this land is developed in the future.

DESIGN GUIDELINES FOR INDUSTRIAL AND COMMERCIAL DEVELOPMENT, 2012The Design Guidelines for Industrial and Commercial Development (2012) were introduced as an incorporated document in the planning scheme through Amendment C71. The Guidelines seek to facilitate the development of well serviced, amenable, attractive and functional areas that consider their surroundings across the Shire. The Guidelines carry the same weight as any other part of the planning scheme and must be considered in the assessment of subdivision and planning applications. General guidelines are provided for all industrial and commercial areas across the Shire, and specific guidelines are provided for subdivisions and development on individual sites.

Guidelines for the ‘New Gisborne Industrial Area’ apply to the existing business park, as well as the Expansion Area, and state that subdivision and development should:

> Integrate with the adjoining industrial road networks to the west.

> Consider the entire precinct when designing the road, drainage, and open space networks.

> Be designed to capture views to the Macedon Ranges to the north.

> Provide land uses along Saunders and Barry Road that are compatible with the residential area opposite and provide an attractive built form along the entry road into New Gisborne.


> Provide generous setbacks to Saunders Road that are compatible with low density residential areas to the south. These setbacks will need to be resolved through future detailed planning as part of any rezoning.

> Provide substantial landscape buffers to adjoining rural living properties and residential areas.

GISBORNE COMMERCIAL ASSESSMENT FOR MACEDON RANGES SHIRE COUNCIL, TIM NOTT, FEBRUARY 2009The Gisborne Commercial Assessment informed the preparation of the ODP, and provides an understanding of likely demand for employment activities in Gisborne and strategies to meet that demand. Although it did not specifically address supply and demand for industrial land, the assessment provides context for the catchment of Gisborne, which is influenced by the location of competing centres and the travel patterns of residents.

The assessment reviews non-retail activity space, including professional services, community services, entertainment, wholesaling, repairs and other services. The demand for these services depends on the size of the local population but also a variety of factors including local skill and occupational levels, the business mix in the wider area, proximity to clients, transport access, availability of space, and the ability of local developers.

Non-retail activities that are likely to be required in Gisborne, and could be considered in the business park, include wholesalers, transport equipment and repairs. The assessment also notes that sites for large format retailers are in short supply in the town centre and suggests that some peripheral commercial activities could be considered away from the town centre.

GISBORNE INDUSTRIAL LAND ANALYSIS, URBAN ENTERPRISE, SEPTEMBER 2009 The industrial land analysis for Gisborne was extracted from a shire wide document to inform the preparation and implementation of the Outline Development Plan 2009. It identified an opportunity to promote local employment opportunities beyond the current 44% job containment rate to at least 55%. Gisborne is identified as the primary industrial centre for the southern part of the Shire and important for ensuring the continued provision of local employment opportunities. At the time of preparation, Gisborne had 41.5 hectares of Industrial 1 zoned land equating to 14% of all industrial land in the Shire. 11.5 hectares of this land was vacant. The most prominent industries were identified as construction and manufacturing.

In terms of the current supply of industrial land in Gisborne/New Gisborne, it was found that:

> Consumption of industrial land indicated recent demand, despite constraint of supply.

> An additional 23.3 hectares of industrial land would be required to 2021 to meet employment needs of Gisborne and the Southern Employment Catchment Area.

The Analysis concluded that the area south and east of the existing Business Park provided sufficient land to cater for this demand, and stated that the land along Saunders Road could also be considered for showroom or large format retail uses.

GISBORNE INDUSTRIAL LAND ANALYSIS – UPDATE REPORT – AMENDED 4 SEPTEMBER 2012, URBAN ENTERPRISE, SEPTEMBER 2012In 2012, Urban Enterprise was commissioned by a private client to prepare an update of the Gisborne Industrial Land Analysis prepared in 2009. The update was prepared to support the proposed rezoning of additional industrial land north of the railway line on Hamilton Road, New Gisborne. The updated analysis concluded that at the time, the supply of industrial land in Gisborne was reaching a critical level due to the release and purchase of a significant number of lots within the existing Business Park. The land was subsequently rezoned from Rural Living to Industrial 1 through Amendment C104.

GISBORNE MOVEMENT NETWORK STUDY, 2017The Gisborne Movement Network Study (2017) comprises two parts, the first of which reflects on the previous study completed in 2009, with analysis of the outcomes achieved through its recommendations. The second part focuses on changes to the township area, along with new provisions and data that has become available since 2009. The study provides a detailed analysis of traffic volumes which provide relevant context for recommendations to be made through the development plan.


IMAGE - EXISTING BUSINESS PARK


2 TECHNICAL ANALYSIS2.1 ECONOMIC POSITIONING OF THE BUSINESS PARKDRIVERS FOR INDUSTRIAL AND COMMERCIAL DEMANDResearch has indicated that industrial-related activity and demand for suitable land is likely to increase in Gisborne, primarily due to population growth and the proximity of Gisborne to Melbourne (Source: Urban Enterprise, 2012).

The existing nexus between the business park and population growth in surrounding areas is evidenced by two key factors. The first is the strong presence of building and automotive businesses which primarily service the local housing development industry and local residents. The second is the proportion of local residents working in industrial businesses, also known as ‘job containment’, which also provides an indication of the Shire’s position as a competitive location for industrial activities. Recent figures indicate that the job containment rate in the Shire is 31 per cent (Source: ABS Census Data, 2016), which is comparable to other peri-urban municipalities surrounding Melbourne.

Population growth is therefore considered to be a key driver of demand for industrial and commercial land. The incremental expansion of the business park is considered a suitable approach to meet the needs of the growing local population.

Gisborne is already recognised as a centre for light industrial activity in the Shire, and it has been acknowledged that an expanded business park has the potential meet this demand (Source: Gisborne Outline Development Plan, 2009).

KEY SUCCESS FACTORS

An analysis of business parks in other peri-urban locations has enabled Council to identify key factors that are likely to impact on the demand for industrial land and investment in the existing business park. This included

an analysis of the supply of industrial land per capita, the predominant lot sizes, and physical positioning of these business parks. Locations included the peri-urban areas of Warragul, Drouin, Pakenham, Somerville, Bacchus Marsh, as well as industrial estates in adjoining municipalities including Hume (Sunbury) and Melton (Melton Township).

Pakenham and Melton have the highest provision of industrial land, at around 6 hectares per 1,000 residents, reflecting their location on Melbourne’s fringe, followed by Warragul (3.7 hectares), and Drouin (4.2 hectares), which service Gippsland’s agricultural industries, and Somerville (3.2 hectares), which has benefitted from the construction of the Mornington Peninsula Freeway. While the amount of gross occupied industrial land per resident in Gisborne is less than these locations (2.5 hectares per 1,000 residents), it is comparable to Bacchus Marsh (2.68 hectares), and notably greater than Sunbury (1.62 hectares). Taking into account the proximity of Gisborne to metropolitan Melbourne, competition from other industrial locations, and limited opportunities to service intensive agricultural industries, Gisborne is considered to be performing reasonably well as an industrial location.

APPLICATION OF THESE FINDINGS TO THE BUSINESS PARK

Several key issues emerge in comparisons between the Gisborne business park and other industrial locations, particularly those with a commercial element.

Specifically these include: > A lack of consistency in the design of the public realm:

The staged development of the business park and lack of an overarching plan has resulted in inconsistencies in the provision of kerb and channelling, drainage, footpaths and street trees. It is evident that although the quality of the built form has improved over time, the lack of consistency in building design diminishes the overall image of the business park. Comparable business

parks generally exhibit a consistent approach to these characteristics.

> The physical location of the business park: Other business parks, particularly those with a commercial element, generally have exposure to a main road. The positioning of the existing business park, set back over 450 metres from a main road with rural living land in between, does not assist in promoting its location and image.

> The current Industrial 1 zoning of the business park: This limits commercial and bulky goods retailing to the Gisborne town centre, where they are constrained by smaller lot sizes and other limiting factors.

> A predominance of larger lot sizes: A limited supply of lots around 1,000 square metres in size is likely to have reduced demand for industrial land and investment in the existing business park to date. Other comparable business parks exhibit a diversity of lot sizes, including lots suited to smaller businesses, with constructed factoriettes and warehouses available for lease.

Notably, competition from other locations, including Sunbury and Melbourne’s outer north, also has a bearing on demand for commercial, peripheral retail and bulky goods retailing in Gisborne.

In summary, the key factors impacting on demand and investment include:

> The need for consistent design guidance that improves amenity without overly constraining new development.

> The need to improve the image and amenity of the business park through investment in the public realm of the existing business park.

> A limited amount of appropriately zoned land in Gisborne to attract peripheral retail and bulky goods retailing, together with strong competition from other locations.


> The need for a wider range of lot sizes, with a greater focus on the provision of smaller lots to better meet the needs of local industrial businesses.

> The need to attract a developer to subdivide vacant land and construct an industrial product that meets the needs of future business owners and occupants, including factoriettes.

DEFINING THE ROLE AND FUNCTION OF THE BUSINESS PARKOne of the purposes of the Development Plan is to set the strategic direction for the future role and function of the business park. To ensure the ongoing viability of the existing park and the success of the expansion area, the strategic direction builds on existing strengths and identifies new opportunities, while taking account of potential limitations of the business park context.

The role of the business park is likely to continue to be focused on responding to the service needs of the growing number of households and businesses in Gisborne through the provision of automotive and building related products and services. Future growth in the local population is also likely to result in increased demand for employment land for residents wanting to locate their businesses closer to home. This may result in a mix of other business types, which should be supported, subject to amenity considerations and compatibility with surrounding land uses. A focus on local businesses will assist in reinforcing the competitive advantages of the business park, while limiting exposure to competition from other nearby locations.

Previous work has recognised the need to provide a suitable alternative location for peripheral and bulky goods retailing. The Gisborne Outline Development Plan (2009) specifically identified the expansion of the business park as an opportunity to provide a location for these activities. It is anticipated that for some time, the Shire will continue

to experience escape expenditure for bulky goods retailing due mainly to the smaller population base of Gisborne and strong competition from other locations, including Sunbury, Watergardens Town Centre and Essendon Fields. Each of these centres offers a wide range of large format retailing, including many national retailers which provide opportunities for comparison shopping. Gisborne does however have the potential to support smaller scale bulky goods retailers over time, such as auto part retailing, trade supplies and smaller scale hardware. Improving access and exposure of the business park will assist in supporting these activities.

BUSINESS ATTRACTIONThe competitive advantage of the business park can be strengthened by recognising and addressing the various factors that will ultimately attract businesses.

An analysis of comparable business parks and consultation with local businesses and landowners revealed that the shortage of smaller lot sizes around 1,000 square metres in the existing business park was a major limiting factor in attracting new businesses. The Development Plan should therefore suggest that future subdivision results in more lots in the 600-1,200 square metre range. This could be achieved through the re-configuration of existing lots, or a focus on smaller lots in the expansion areas. The inclusion of guidelines or requirements in the planning scheme to encourage more lots in this size range is likely to be a more effective approach to ensure a good outcome, rather than relying on developers and builders to determine appropriate lot sizes at the subdivision stage.

Other factors that businesses will consider when choosing a location include:

> Appropriate truck access, which in the local context is likely to require provision for truck sizes up to that of a semi-trailer rather than a B-Double.

> Landscaping in the public realm, where it is likely to improve amenity at minimal cost to businesses, while supporting a more intensive level of development.

> Car parking provision on-site (or the ability to provide appropriate car parking), reducing on-street congestion and providing convenient access for employees, customers and deliveries.

SUMMARY OF FINDINGSThe strategic direction for the business park should build on existing strengths and identify new opportunities while seeking to overcome identified limitations. The role of the business park should continue to focus on products and services that meet the needs of local residents and businesses, including automotive and building related products and services. Encouragement of these activities will strengthen the competitive advantage of the business park.

Although there is strong competition from other locations, there may also be the potential for some small scale or niche activities to be supported over time, such as auto parts retailing and trade supplies. Improving access and increasing the exposure of the business park will assist in supporting these activities. The Development Plan should aim to ‘future proof’ the business park to ensure that these land uses can be accommodated when demand and viability increases.

Any expansion of the business park is likely to attract primarily local businesses, including those wanting to relocate from elsewhere, or wanting to establish a business close to home. Requiring landowners and developers to consider and address the matters identified above through planning scheme controls will assist in supporting and retaining these businesses.


2.2 TRANSPORT AND SERVICING INFRASTRUCTUREREGIONAL TRANSPORT NETWORKThe business park is serviced by an established network of road and rail infrastructure, including the Calder Freeway, which provides access to Melbourne and Bendigo, Bacchus Marsh Road and Melton Road, which provide access to Bacchus Marsh and Melton, and Kilmore Road (Saunders Road), which extends east from New Gisborne, through Riddells Creek to the Melbourne-Lancefield Road. Gisborne is also located on the regional rail line between Melbourne and Bendigo, with a commuter railway station in New Gisborne.

SURROUNDING ROAD NETWORKSaunders Road is a VicRoads-operated road within a 60 metre wide Road Zone Category 1 reserve that extends east from Station Road, where it becomes Kilmore Road from the Pierce Road intersection and continues east through Riddells Creek. The speed limit varies from 60 kilometres per hour at the Station Road intersection, increasing to 80 kilometres per hour 200 metres to the east of the Barry Road intersection. A 2.5 metre-wide shared path is provided along the frontage of the residential estate between Station Road and Coleman Court, reducing to a 1.6 metre wide footpath toward Barry Road. Traffic volume surveys indicate that the number of vehicles using Saunders Road (between Station and Barry Roads) increased from 4,550 in 2006 to 5,800 in 2016.

Barry Road is Council-owned and extends north from Saunders Road, providing the only access point into the business park. It has a 50 kilometre per hour speed limit and consists of an 8.4 metre wide carriageway with a single lane in each direction, within a 20 metre road reserve. There are no pedestrian facilities despite the provision of pedestrian access points to the residential area to the west. Traffic

volume surveys undertaken in 2017 showed daily traffic flows of 2,650 vehicles per day, with approximately 10 per cent of these flows in either peak period.

Pierce Road provides a rural connection to the north from Saunders Road with a grade separated crossing over the rail line, and continues north beyond Hamilton Road. Pierce Road consists of an approximate 6.5 metre wide carriageway within a 20 metre wide road reserve, and provides a single lane in each direction with no line marking. No speed restrictions are posted on Pierce Road.

Payne Road extends west from Pierce Road toward the business park, terminating approximately 180 metres east of the study area, however may be extended west to provide future access to the business park. Payne Road has a 20 metre reserve with an unmarked 4.5–5.0 metre wide paved carriageway with a gravel verge on either side.

INTERNAL ROAD NETWORKThe internal road network comprises six local roads - Sauer Road, Ladd Road, Parkers Road, Gallivan Road, Newry Street and Meek Street. All of these roads have a sealed bitumen surface within a 20 metre road reserve, however, carriageway widths vary between 6.5 and 8.5 metres. Conecrete kerb and channelling is currently lacking on Ladd, Parkers and Gallivan Roads, and on a section of Sauer Road. Footpaths are provided only in specific locations along Sauer Road (between Meek Street and Gallivan Road), and on Meek Street. Improvements in the consistency of footpaths, kerb and channelling should be undertaken to enhance access for vehicles, pedestrians and cyclists, and to improve drainage along all of these roads.

ACTIVE TRANSPORT NETWORKThere is currently limited provision for pedestrians and cyclists accessing the business park. A shared path is provided along the northern side of Saunders Road between Station Road and Coleman Court, but no connection is provided into the business park. Three pedestrian / shared path connections are available from the residential development to the west through to Barry Road – these include footpaths from Kiwi Court and Mount Vista Close to Barry Road, and a shared path from Chessy Park Road through to Barry Road, and connecting to Gallivan Road. This link provides a connection from the bus stop on Chessy Park Drive, however there are no further connections from this point further into the business park.

PUBLIC TRANSPORT NETWORKGisborne is located on the Melbourne to Bendigo rail line, with the station located on Station Street in New Gisborne. The station is located approximately 600 metres from Meek Street in the northern section of the business park, however formal pedestrian access to the station is around 800 metres via Chessy Park Drive. Trains run approximately every 30 minutes in each direction at this station.

Bus services in Gisborne are currently limited to two regional services, operating between the Gisborne town centre and Gisborne Railway Station. Route 473 runs Monday to Friday, providing hourly services between 6.30am and 8.00pm. Route 474 operates on the same route as the 473 service, but is a demand responsive service, requiring bookings via ‘GisBus’. These services run via Chessy Park Drive, to the west of the business park, and are accessible via the shared path link west of the Barry Road/Gallivan Road intersection.


STORMWATER AND DRAINAGECouncil is the responsible authority for the provision of main drainage facilities for the business park. A stormwater retarding basin currently services the existing business park, and is located on Council-owned land on the Meek Street Reserve, east of 15 Meek Street. Council owns and manages the drainage pits, pipes and roadside swale drains throughout the business park, which channel stormwater in a north-east direction to the Meek Street Reserve retarding basin.

SEWERAGE RETICULATIONWestern Water is the responsible authority for the provision of sewerage reticulation facilities for the business park. The existing business park area currently has on-site sewer reticulation, and includes a pump station located at the north-east corner of the area, lifting part of the sewage into a 225mm vitrified clay main at Meek Street.

WATER SUPPLYWestern Water is the responsible authority for the provision of water supply reticulation infrastructure for the area. The business park is in a conventional (single) supply zone for drinking water supply only. Wester Water records indicate that there is a 100mm PVC water supply main running along Payne Road and a 150mm PVC water main running along Saunders Road.

A preliminary network analysis has been undertaken and the following recommendations have been provided regarding the expansion area:

> Provision of two supply connection points from Payne Rd and Saunders Rd.

> Provision of firefighting hydrants on the drinking water system.

> Reticulated Class A recycled water will not be available to the development.

ENERGYPowercor is the responsible authority for the provision of electricity supply infrastructure to the proposed development area. There are currently high voltage overhead lines in Payne Road and Saunders Road and underground high voltage infrastructure throughout the existing business park. Powercor will fund any high voltage extension to residential development which is contiguous to other developments. Developers must fund low voltage works as well as well as any high voltage extension to ‘island’ developments.

Although the existing business park is not currently connected to natural gas, Ausnet Services is the responsible authority for the provision of local gas supply facilities. Ausnet Services has advised that the existing 160mm diameter gas main in Station Road has sufficient capacity to be extended to provide gas services to the business park, based on existing conditions.

TELECOMMUNICATIONSNBN Co. is the provider of last resort for the provision of telecommunications facilities, with Gisborne identified as being within the NBN ‘fibre footprint’. Landowners/developers in the expanded business park will be required to install pit and pipe infrastructure, with the installation of fibre optic cable to be carried out by NBN Co. including any backhaul works connecting to the external NBN Co. network.

In its current state, an extension of the existing fibre optic infrastructure will be required to service the expanded business park. NBN Co. is the authority responsible for the proposed fibre optic infrastructure extension.

SUMMARY OF FINDINGSBased on technical investigations into transport and servicing infrastructure, it is recommended that the Development Plan:

> Creates an integrated transport network that: — Improves visibility and provides convenient access to

the business park while retaining the broader role of Saunders Road as an important link from Gisborne to Riddells Creek and Kilmore.

— Implements upgrades to the existing road network through the consistent provision of kerb and channelling and footpaths.

— Includes consistent road widths, footpaths, kerb and channelling on all future roads in the expansion area.

— Has regard to the role of the business park as a potential through route for pedestrians and cyclists between existing and potential future residential areas.

— Ensures convenient public transport access, with improved pedestrian connections to existing bus stops, and the Gisborne Railway Station.

> Creates a servicing infrastructure plan that ensures that: — Any stormwater run-off generated by new development

is adequately managed on-site, until such time that an off-site facility can be provided.

— Meets the requirements of relevant responsible authorities with regard to the provision of and connections to reticulated sewerage, water supply, electricity and telecommunications.

— Future development can be serviced by natural gas, through new connections to the existing off-site gas mains on Station Road.


2.3 URBAN DESIGNThe character and image of the existing business park is varied, with a broad range of materials and colours, inconsistent setbacks, individual approaches to landscaping and boundary treatment. Although the Design Guidelines for Industrial and Commercial Development (2012) seek to improve this consistency across the Shire, in the case of the Gisborne Business Park, this has resulted in newer, higher quality buildings standing in stark contrast to older buildings developed prior to the incorporation of the guidelines.

The existing business park can generally be characterised as follows:

LOT SIZEThe majority of existing lots are in the 1000-2000sqm (26 per cent) and 2000-5000sqm range (35 per cent).This contrasts with the economic assessment that suggests the greatest demand is likely to be in the 600-1200sqm lot size.

SITE COVERAGESite coverage is varied, and a third of lots remain undeveloped. Although it is uncommon to see walls built on boundaries, side setbacks are typically used for storage, vehicle access and parking, leaving minimal space for landscaping. High site coverage (generally above 60 per cent) also makes the provision of on-site car parking challenging.

STREET FRONTAGEWith the exception of lots on strata title, most lots have a wide frontage in excess of 30 metres. Although this dimension could accommodate active building frontages and entrances to the street, it is more common to see an active frontage to one side setback. This results in large, blank, unarticulated facades presenting to the street, with minimal or no landscaping. Substantial vehicle crossovers and large fences are also common.

LOT DEPTHMost lots are between 50-59 metres deep (40 per cent) and between 60-89 metres deep (40 per cent). Deeper lots are often unoccupied or leave insufficient space to the rear, suggesting difficulties for development.

FRONT SETBACKSFront setbacks of sites are varied in depth but are typically in the 10-20m range. Setbacks are predominantly used for car parking, vehicular access to the site, storage, and less commonly, vegetation and landscaping.

Building frontages are sometimes punctuated with roller access doors or staff entry doors.

BOUNDARY TREATMENTMany sites are fenced around the perimeter for security reasons. Fences are generally chain wire, which contributes little to the public realm other than visual permeability.

SIDE SETBACKSBuildings on developed lots are either built to one or more boundaries (37.5 per cent) or set back more than 10 metres in order to leave an accessible vehicle access or storage space (29 per cent). Minimal side setbacks are of limited utility and are generally not used as a landscape buffer.

LANDSCAPINGThe current guidelines emphasise the importance of the ‘rural character’. This is achieved through a sense of spaciousness, wide roads, buildings set in grounds, and a flow of landscape across the public and private realms. At present 53 per cent of sites have no landscaping, 21 per cent provide mature vegetation, and 26 per cent have minimal vegetation. Only larger sites along Ladd Road and Sauer Road have treed frontages. Other sites with landscaping tend to provide low vegetation or ornamental features.

Where visitor parking is provided in the frontage, there is typically no landscaping or minimal landscaping using small or establishing vegetation.

CAR PARKINGThe current guidelines seek to reduce the dominance of car parking, encourage landscapes car parks and ensure safe and efficient access.

Although many sites provide space for staff car parking within lots, it is either an insufficient amount, or the designated parking area is used for additional storage, leaving staff to park along streets and within front setbacks of sites, which dominates the streetscape.

The most likely uses (industry, motor repairs, office, restricted retail) require an onsite parking provision of around 3 spaces/100sqm NLA, which on a typical 2000 square metres site represents an outdoor area of at least 800 square metres including access. This heavily influences site coverage outcomes.

MATERIALSThe current guidelines suggest that buildings should be integrated with the surrounding environment through the use of compatible landscaping, materials, colours and building forms. Existing buildings are generally constructed of tilt-slab concrete or metal. Buildings feature little to no glazing and provide minimal facade articulation or detailing other than access doors and roller doors.

There are some buildings that successfully create a distinct entrance point, which is far more human scale and features glazing and signage. This allows the building to engage with the street, rather than turning its back on the public realm. It is likely that these buildings were constructed following the introduction of the guidelines.


FOOTPATHSThere are currently only two footpaths in the business park – one which begins mid-block at the northern end of Barry Road, runs along the south side of Meek Street and terminates at a pedestrian crossing point at Sauer Road, and another on the eastern side of Sauer Road which terminates at Gallivan Road. Additional footpaths are needed to ensure improve pedestrian amenity and safety, and at a minimum footpaths should be provided on one side of every street.

KERB AND CHANNELThere is approximately 3,322m of kerb and channel along existing streets. Completion of kerb and channel on both sides of all streets would require an additional 3,034m of works. Although this is Council’s preferred treatment, there may be areas where a swale treatment is preferable, rather than a standard verge with footpath. Kerbs with drainage outlets to the swale behind are likely to be required.

STREET TREESThere are minimal street trees and few significant trees. Mature vegetation is predominantly located in the private realm and existing street trees are located along both sides of Meek Street, although these are still maturing. There are also informal native street tree plantings on the western side of Barry Road at the entrance to the business park.

Street trees are an important feature of the rural character, and help to reinforce the connection to surrounding landscapes. To provide street trees to both sides of every street at a 12-15m average spacing would require up to 400 additional street trees.

THE EXPANSION AREAThe Expansion Area is comprised of five large rural living lots requiring rezoning, plus the rezoned Sauer Road subdivision

which has potential to be reconfigured through negotiation with the landowner. It is possible that one or more of these land parcels could be consolidated, but given the uncertainty about if or when this could happen, it is crucial that development is able to proceed without consolidation.

SUMMARY OF FINDINGSThe Design Guidelines for Industrial and Commercial Development (2012) is an incorporated document within the planning scheme. There is potential for the Guidelines to be amended to ensure they can be interpreted more flexibly, and supplemented with recommendations for street layouts and new development.

Chapters 3 and 4 of this plan make a number of recommendations for the application of the Design Guidelines specific to the assessment of subdivision and planning applications in the business park.

The Expansion Area provides an entirely new opportunity to encourage high quality urban design. The key design drivers for the Expansion Area are considered to be:

> Independent road access for as many original land parcels as possible.

> Independent stormwater management options until a centralised facility is created.

> Appropriate variety and size of potential final lots to promote economic development.

> Controlled link points between land parcels, west to the Existing Business Park and east to the future Investigation Area, to ensure connectivity.

> Adequate provision for on-street landscaping, parking and footpaths to ensure amenity and facilitate the desired rural character.

> Generous landscaped buffer to the Investigation Area, with a preference for a road at this interface.

> Retention of existing mature planting, especially along the Payne Road extension.

> Controlled development frontage to Saunders Road, providing for larger, more public uses such as ‘trade centres’, but with building and landscaping controls.

> Adequate street widths and layouts to ensure functionality and views out of the business park, especially northward.


2.4 ECOLOGY AND BIODIVERSITYPRELIMINARY ASSESSMENT OF ECOLOGICAL FEATURES AND CONSTRAINTSA preliminary assessment of the ecological features and constraints for the Expansion Area of the business park was undertaken to inform the Development Plan. The purpose of the assessment was to identify any significant constraints requiring further attention through the development plan process.

Three of the five properties in the expansion area were included in the assessment, including 40 Barry Road, 87 Saunders Road, and 111 Saunders Road. Access to the two remaining properties at 99 Saunders Road and 22 Barry Road could not be arranged prior to the site walkover.

Three key databases and reports were reviewed prior to the site walkover: the Victorian Biodiversity Atlas Nature Kit (DELWP 2017); the Federal Department of Environment Protected Matters Database (DoE 2017); and the Ecological Vegetation Class modelling of the study area (DELWP 2017). The field survey was undertaken on 27 November 2017.

DEVELOPMENT PLAN RECOMMENDATIONSTwo small patches of native vegetation were found on the south west corner of 87 Saunders Road, and along a portion of the eastern boundary of 40 Barry Road. There is potential to make provision for these, and the existing on-site dams during the development planning process.

Overall, it was concluded that the properties included in the assessment were of low biodiversity value, due to the dominance of exotic vegetation. A more detailed biodiversity impact assessment will be required during the development planning stage. SAUNDERS ROAD

BARR

Y R

OAD

BARRY ROAD

LADD ROAD

PARKERS ROAD SAU

ER R

OAD

GALLIVAN ROAD

NEWRY STREET

MEEK STREET

GISBORNESTATION

EXISTING RURALLIVING/FUTURE

INDUSTRIAL

PERMIT FOR24 LOT

SUBDIVISION

EXISTINGBUSINESS

PARK

BUSINESS PARKEXPANSION AREA


THE TOWN BOUNDARY

EXISTINGRESIDENTIAL

NEIGHBOURHOOD

LONG VIEWS TO MOUNT MACEDON

LONG VIEWS TO MOUNT CHARLIE

LEGENDSTUDY AREATOWN BOUNDARYEXISTING VEGETATIONNATIVE VEGETATIONEXISTING BUILDINGEXISTING ROADPROPOSED ROADRURAL LIVING / FUTURE INDUSTRIALEXISTING INDUSTRIALPOTENTIAL SITE ACCESSOVERLAND FLOWWATERBODYCONTOURS (1M INTERVAL)

FIGURE 4 | EXISTING CONDITIONS


IMAGE - EXISTING BUSINESS PARK


3 EXPANSION AREA DEVELOPMENT PLAN

3.1 OVERVIEWThe Expansion Area Development Plan has been prepared to provide a framework for the expansion of the Gisborne Business Park. The overarching purposes of the plan are to:

> Create a functional road network that is complemented by an attractive public realm.

> Encourage subdivision and development that is responsive to identified business needs.

> Ensure that new development and infrastructure is visually and functionally integrated with the existing Business Park area north of Ladd Road, New Gisborne.

> Create an attractive frontage to the Business Park at Saunders Road that responds to surrounding land uses and includes commercial uses such as bulky goods retailing and trade centre activities.

> Encourage light industrial land uses, including office-warehouses, automotive and building services, and small-scale manufacturing businesses beyond the Saunders Road frontage.

The Development Plan provides clear planning direction for the expansion area and is underpinned by:

> A Vision for the Business Park. > Five Guiding Principles that will guide the development of

the business park over time. > A Development Plan Concept that illustrates the vision,

including the road network, key infrastructure and other critical components of the Development Plan.

> Requirements and guidelines to assist in the assessment of future applications for subdivision and development. (These are structured under each of the five Guiding Principles to demonstrate their link to the principles).

3.2 VISIONThe Gisborne Business Park will continue to provide a range of employment opportunities for the existing and future Gisborne community, providing a location for much needed service-based industries. Gisborne’s growth as a regional town will be the catalyst in attracting business investment within the established and expanded business park.

The business park will be positioned as a convenient and attractive location to do business, with a clear and consistent image that leverages off its convenient road and rail connections, relationship with a growing township, scenic surrounds and views to the ranges.

A range of investment opportunities will be available to both small and large industrial and commercial activities. Well-presented trade centre and peripheral retail uses along Saunders Road will lift the profile of the business park and provide a visible location for these activities. North of Saunders Road, sites for light industrial activities and contemporary office-warehouse units will meet the demands of local business.

A “seamless” connection will be created between the existing and expansion areas, with consistent landscaping, car parking, drainage, footpaths and road design ensuring that both areas present as a single, integrated business park.

The business park will respond to adjacent residential development, with careful attention to the design of interfaces, and the ability for residents to safely and easily move through the business park. A clear network of pedestrian paths will provide workers and residents with improved access through the business park and to the nearby Gisborne Railway Station.

3.3 GUIDING PRINCIPLESPreparation of the Development Plan has been guided by five key principles:

> Principle 1: Integration with the established business park

> Principle 2: Investment and business attraction > Principle 3: Attractive and consistent design of the

public realm > Principle 4: Well-designed built form and treatment of

sensitive interfaces > Principle 5: Function design of the movement network > Principle 6: Functional design of servicing infrastructure

SAUNDERS ROAD

MAG

NET

LAN

E

INTE

RFAC

E CO

NN

ECTO

R ST

REET

(25M

)

BARR

Y R

OAD

PAYNE ROAD

LADD ROAD

PARKERS ROAD SAU

ER R

OAD

GALLIVAN ROAD

NEWRY STREET

MEEK STREET

GISBORNESTATION

EXISTING GISBORNEBUSINESS PARK


THE TOWN BOUNDARY

EXISTINGRESIDENTIAL

NEIGHBOURHOOD

LEGENDSTUDY AREATOWN BOUNDARYEXISTING VEGETATIONEXISTING INDUSTRIAL AREAFUTURE INDUSTRIAL AREAPRECINCT ACCESS POINTPASSIVE OPEN SPACESENSITIVE DESIGN INTERFACETEMPORARY DRAINAGE TREATMENTCURRENT OVERLAND FLOWEXISTING SHARED PATHPROPOSED SHARED PATH

SCALE: 1:8,000 @ A3

0 80 160 400

LEGENDSTUDY AREATOWN BOUNDARYEXISTING VEGETATIONEXISTING INDUSTRIAL AREAFUTURE INDUSTRIAL AREAPRECINCT ACCESS POINTPASSIVE OPEN SPACESENSITIVE DESIGN INTERFACETEMPORARY DRAINAGE TREATMENTCURRENT OVERLAND FLOWEXISTING SHARED PATHPROPOSED SHARED PATH

SCALE: 1:8,000 @ A3

0 80 160 400

FIGURE 5 | MASTERPLAN


3.4 REQUIREMENTS AND GUIDELINESPRINCIPLE 1: INTEGRATION WITH THE ESTABLISHED BUSINESS PARKTo create an integrated approach to public realm design, the Development Plan sets out requirements and guidelines for future public realm works in the Expansion Area, which are complemented by recommendations for improvements to the public realm of the existing business park, set out in Chapter 4. The purpose of these requirements and guidelines is to create a ‘seamless’ appearance across the whole business park.

REQUIREMENTS > Subdivision and development must support a seamless

connection to the existing business park through: — The provision of a functional road network that provides

safe and convenient vehicle, pedestrian and cyclist links through to the existing business park road network.

— Public realm works that are functionally and visually coordinated with improvements in the existing business park area, with careful consideration of road and public realm design, and siting and building design at interfaces with the existing business park.

PRINCIPLE 2: INVESTMENT AND BUSINESS ATTRACTIONThe expansion of the business park will be driven by future population growth, the desire for light industrial businesses to locate closer to where business owners and employees live, and encouragement of businesses such as trade supplies to relocate from the town centre to the business park. Over time, there may be also be an emerging market for additional peripheral retail and bulky goods retailing to service a growing population.

Land use

Light industrial activities will be supported throughout the expansion area, with a continued likely focus on building and automotive service industries.

Saunders Road provides a suitable location and an opportunity for businesses requiring higher exposure. A commercial land use focus at this interface also has the ability to provide a high quality, attractive frontage to the whole business park, and a well-designed interface with surrounding uses.

REQUIREMENTS > The Saunders Road frontage must be designed to

accommodate commercial businesses such as trade supplies, hardware, and bulky goods activities that require main road exposure and will provide a high quality frontage to the business park.

GUIDELINES > The Expansion Area, beyond the Saunders Road frontage,

should be designed to accommodate light industrial uses, including office-warehouses, automotive and building service/repair businesses, and small-scale manufacturing.

Vehicle access and car parking

Convenient access for a range of vehicle types, including provision for trucks up to the size of a semi trailer, is a key factor in the attraction and retention of businesses. The design of subdivisions and lot layouts should therefore take into account the need for car parking, loading, and turning movements.

REQUIREMENTS > Future roads, subdivision and development must be

designed to accommodate vehicles that are needed to service the future end-use of all lots.

> Adequate on-site car parking must be provided for visitors and employees, to suit the future end-use of all lots.

> Loading and access for delivery vehicles must be designed for safety and convenience.

> The visibility of delivery and loading areas must be minimised in views from the street, wherever possible through:

— Provision of rear access, where practical. — The design of lot layouts and building envelopes to

enable delivery and loading areas to be concealed.


PRINCIPLE 4: WELL-DESIGNED BUILT FORM AND TREATMENT OF SENSITIVE INTERFACES

Lot layout

The indicative street layout as shown on the Development Plan Concept allows for appropriate lot depths and the facilitation of a range of lot sizes, with a majority of lots in the 1000-2000 square metre range. This enables a common lot depth of 40-60 metres, and functional lot widths of 20-40 metres, within the desired lot size range.

The Development Plan Concept also assumes the provision of smaller lot sizes on one side of each internal road, and larger lot sizes on the other side, reducing the number of crossovers on one side. This enables the provision of public realm landscaping and on-street car parking that meets requirements under Principle 2 of the Expansion Area Development Plan.

REQUIREMENTS > Larger lot sizes must be provided at the Saunders Road

frontage to accommodate commercial and trade centre uses. These lots must be designed with car parking adjacent to the Saunders Road frontage, with access via a service road and an internal rear laneway for service vehicles.

> A landscaped buffer at least 10 metres in width must be provided along the eastern side of the ‘Connector Boulevard’, without any paths or services included in this buffer.

GUIDELINES > The future subdivision pattern should be designed to

provide smaller lot sizes on one side of each internal road, and larger lot sizes on the other, reducing the number of crossovers on one side.

> Lot layouts should incorporate existing large trees wherever possible.

Key sensitive interfaces

The two main frontages with key sensitive interfaces include the future ‘Boulevard Connector’, and Saunders Road. Both of these frontages should provide larger lots and a higher quality, landscaped appearance.

REQUIREMENTS > Buildings must be set back a fixed distance of 50 metres

from Saunders Road and 20 metres from the ‘Boulevard Connector’ to allow for open car parking, with at least one canopy tree for every six car parking spaces (or for every 150 square metres if car parking is not provided).

GUIDELINES > Building frontages should be designed to comprise a

minimum of 30 per cent openings (doors, windows), and constructed of materials with low reflectivity and an articulated façade (that avoids large expanses of flat walls).

> Signage should be limited to a façade identification sign not exceeding 8 square metres, and normally not requiring a planning permit.

Siting and design

Council’s existing Design Guidelines for Industrial and Commercial Development (2012) will remain valid, but are proposed to be amended with regard to the Gisborne Business Park only, to provide supplementary guidance that was an outcome of an investigation into local urban design conditions and business needs.

The following guidelines will be referred to in the Design Guidelines for Industrial and Commercial Development (2012), and should be used in the assessment of any future subdivision or development applications, at the discretion of the responsible authority.

PRINCIPLE 3: ATTRACTIVE AND CONSISTENT DESIGN OF THE PUBLIC REALMInvestment in the public realm must be a key consideration in the design of any future subdivision. Future design considerations such as road widths, provision of footpaths, drainage, street trees and car parking provides an opportunity to create a consistent, attractive image for the business park.

With reference to the Design Guidelines for Industrial and Commercial Development (2012), the public realm of the Expansion Area should be designed to respond to the rural surroundings through the creation of an informal, treed character.

REQUIREMENTS > Future street reservations must conform to the road

standards of Council and the Victorian Planning Authority, as illustrated in the cross sections on Page 34 and 35. This includes:

— 22 metre wide ‘Local Streets’ and a 25 metre wide ‘Connector Boulevard’ (i.e. the north-south road adjoining the existing Rural Living zoned land to the east).

— Footpaths on both sides of every road, with a wider shared path on one side (where identified), a 1.5 metre wide services strip, and a 4-5 metre wide swale containing indigenous planting to establish a significant, informal treed character.

GUIDELINES > On-steet parallel car parking should be provided on both

sides of each street between vehicle crossovers. > A central median should be established along the

‘Connector Boulevard’ that includes a functional ‘planted swale’ that is designed to manage stormwater and runoff.

SAUNDERS ROAD

MAG

NET

LA

NE

INTE

RFAC

E CO

NN

ECTO

R ST

REET

(25M

)

BARR

Y R

OA

D

PAYNE ROAD

LADD ROAD

PARKERS ROAD SAU

ER R

OA

D

GALLIVAN ROAD

NEWRY STREET

MEEK STREET

GISBORNESTATION



THE TOWN BOUNDARY

EXISTINGRESIDENTIAL

NEIGHBOURHOOD

FIGURE 6 | TRANSPORT PLAN

LEGENDSTUDY AREATOWN BOUNDARYARTERIAL ROAD - SAUNDERS ROADINTERFACE CONNECTOR STREET (25M)LOCAL ROAD (22M)SERVICE ROAD (12M)POTENTIAL ROAD REALIGNMENTBUS-CAPABLE LINKEXISTING ROADCONNECTION POINTSENSITIVE DESIGN INTERFACEEXISTING SHARED PATHPROPOSED SHARED PATHACCESS RESTRICTION(WITHIN 100M OF INTERSECTION)

SCALE: 1:8,000 @ A3

0 80 160 400


GUIDELINES > Together with Section 2.3 of the Design Guidelines, the

following applies: — Where side or rear access is unavailable, necessary

loading access may be allowed in front of the building line throughout the Gisborne Business Park, except along ‘Key sensitive interfaces’.

> Together with Section 2.5 of the Design Guidelines, the following applies:

— where side or rear access is unavailable, up to 20 car parking spaces may be allowed in front of the building line to cater for employees and visitors, throughout the Gisborne Business Park.


— Buildings may be built to side boundaries, or if separated, a useable space of at least 3.5 metres in width must be provided, throughout the Gisborne Business Park.


— Buildings should aim to provide a minimum 30% glazing component fronting the street, but flexibility will be applied in the Gisborne Business Park (except along ‘Key sensitive interfaces’).


— Use of materials should aim to reinforce the rural built form through the use of muted tones. Flexibility will, however, be applied to reduce building costs in the following circumstances throughout the Gisborne Business Park (except along ‘Key sensitive interfaces’):

— Where particular components of the building are not visible from a publicly accessible area.

— Where the building frontage provides a single component (e.g. an office) that is constructed with materials that reinforce the rural built form such as corrugated iron, timber, and textured concrete.

> Except along ‘Key sensitive interfaces’, Section 5.1 of the Design Guidelines will be applied flexibly to the Gisborne Business Park only, where landscaping in the public realm will be prioritised, and where the private realm will benefit from a ‘borrowed landscape’.

PRINCIPLE 5: FUNCTIONAL DESIGN OF THE MOVEMENT NETWORK

Road access into the business park

The future design of the road network must take into account four key factors that are considered critical to the functionality of the surrounding and internal road network. These include:

> Improvements to the intersection between Saunders Road and Barry Road: Barry Road will continue to provide primary access to the business park, however improved functionality and safety is required for the approach of this intersection.

> A new service road off Saunders Road: The purpose of this service road will be to provide access to businesses fronting Saunders Road for visitors and customers only. Other vehicles should be provided access via a rear service laneway.

> Re-alignment of Magnet Lane: South of Saunders Road, the formal re-alignment of Magnet Lane is required to achieve functionality and safety.

> A new ‘Connector Boulevard’: A new road with a north-south alignment, offset from the eastern boundary of the Expansion Area is expected to provide access that will ease the pressure on Barry Road, and provide a landscape buffer to land uses to the east (as outlined under Principle 4 above.

REQUIREMENTS > As part of any future subdivision, the Saunders Road-Barry

Road intersection must be improved through provision of a channelised right-turn lane into Barry Road from the east, maintenance of the auxiliary left-turn into Barry Road from the west, with removal of the painted island, and re-alignment of the kerb to provide space for left and right-turn lanes at the ‘Give Way’ line.

> A new service road off Saunders Road must be designed to accommodate vehicles and small vans only (rear access to sites fronting Saunders Road should be provided for all other vehicles).

> The service road must be one-way, with entry access located 75 metres east of the Saunders Road-Barry Road intersection. Detailed design must be prepared to the satisfaction of Council and VicRoads.

> As part of any future subdivision, works to formally re-align Magnet Lane must be undertaken to the satisfaction of Council and VicRoads.

> A new ‘Connector Boulevard’ must be provided along the eastern boundary of the Expansion Area, and its intersection with Saunders Road should be treated with a new roundabout and a raised central median catering for all traffic, including traffic generated by the new service road seeking to perform a U-Turn in the direction of the Gisborne town centre. A detailed design for this intersection will be required as part of any future subdivision and development applications, taking into account any changed local circumstances and the associated requirements of VicRoads and Council at the time of application.

A concept level design for the above requirements (except the ‘Connector Boulevard’) is shown in Figure 12 and should be referred to in the design and assessment of future subdivision and development applications.


REQUIREMENTS > Shared path access must be provided along Barry Road and

the Connector Boulevard as part of any future subdivision applications in the Expansion Area. These should be designed in accordance with the requirements set out under Principle 3, and the cross section illustrated in Figures 10 and 11.

> The location and design of shared paths must be coordinated and functionally linked to those in the existing business park area, with careful design at interface/connection points.

Internal road network

Development of the Expansion Area is expected to be serviced by three new east-west streets, as well as the extension of Ladd Road to the new Connector Boulevard. Upgrades to the existing internal road network, outlined in Chapter 4 will assist in creating a seamless connection to the expansion area.

REQUIREMENTS > Each internal street must be designed in accordance with

the requirements under Principle 3. The detailed alignment may be modified during the detailed planning and design phase to suit local conditions, however, future design should be generally in accordance with the cross section illustrated in Figure 10.

Public transport

Although the business park is not currently serviced by an immediate or formal public transport link, there is benefit in future-proofing the road network for a bus link. This would allow for provision of a future bus service as part of any development that could occur outside the business park.

GUIDELINES > A bus capable link through the business park to Payne

Road should be provided as part of any future subdivision application. The link is illustrated on Figure 6 and should include Barry Road, Ladd Road, the Boulevard, and Payne Road.

Car parking

On-site provision of car parking is determined through existing requirements of Clause 52.06 of the planning scheme. Car parking should be sited and designed in accordance with the existing Design Guidelines, however some flexibility may be applied on smaller sites, as per the guidelines of this document, set out under Principle 4.

New road links in the business park also provide an opportunity to supplement on-site car parking. This should be considered in the design of any new roads.

GUIDELINES > New internal roads should provide on-street, parallel

car parking, within designated spaces between vehicle crossovers.

Pedestrian and cycle access

New road links in the Expansion Area provide an opportunity to achieve a well-connected internal pedestrian and shared path network. This network should be designed within the context of the broader area, with consideration towards improving links to the town centre, the railway station, and surrounding residential neighbourhoods.

125Ø POTENTIAL GAS MAIN EXTENSION160Ø

GAS

MAI

N

150Ø WATER MAIN

100Ø WATER MAIN

SAUNDERS ROAD

MAG

NET

LAN

E

INTE

RFAC

E CO

NN

ECTO

R ST

REET

(25M

)

BARR

Y R

OAD

PAYNE ROAD

LADD ROAD

PARKERS ROAD SAU

ER R

OAD

GALLIVAN ROAD

NEWRY STREET

MEEK STREET

GISBORNESTATION



THE TOWN BOUNDARY

EXISTINGRESIDENTIAL

NEIGHBOURHOOD

FIGURE 7 | SERVICING PLAN

LEGENDSTUDY AREATOWN BOUNDARYEXISTING WATER MAINSEWER PUMP STATION EXISTINGSEWER PUMP STATION PROPOSEDSEWER LANDFALL DIRECTIONEXISTING GAS MAINPROPOSED GAS MAIN EXTENSION

SCALE: 1:8,000 @ A3

0 80 160 400

LEGENDSTUDY AREATOWN BOUNDARYEXISTING WATER MAINSEWER PUMP STATION EXISTINGSEWER PUMP STATION PROPOSEDSEWER LANDFALL DIRECTIONEXISTING GAS MAINPROPOSED GAS MAIN EXTENSION

SCALE: 1:8,000 @ A3

0 80 160 400


PRINCIPLE 6: FUNCTIONAL DESIGN OF SERVICING INFRASTRUCTURE

Stormwater management

Stormwater management is a critical factor in the allowance of independent staging across existing lot boundaries. A centralised retention and treatment facilility will eventually be required to service the Expansion Area, and could also service any future development outside the business park.

The detailed location and design of a retention and treatment facility should be determined as part of the subdivision and planning assessment stage.

REQUIREMENTS > Any applications for subdivision, buildings or works

under the Development Plan must demonstrate how the stormwater retention and treatment facility will ultimately be delivered, either through the proposed development, or in the future, through agreement between landowners.

> If lots are proposed to be independently staged, all new development must provide a local retention basin to manage on-site stormwater as an interim measure. This should be near the low point of each existing site, connected to on-street swale drainage and represent 5 per cent of the lot area.

> Underground stormwater drainage must be designed for flood events with 10% Annual Exceedance Probability (AEP) (i.e. floods with a one in ten chance of being exceeded in any year).

> Retardation systems must be designed for a 1% AEP events. > Water sensitive urban design (WSUD) must be included in

all stormwater infrastructure design.

GUIDELINES > The stormwater retention and treatment facility should be

located in the indicative location shown in Figure ##.If this location cannot be achieved, suitable alternative locations may be considered on their merit.

Sewerage reticulation

A new sewer pump station will be required to service the Expansion Area. The most suitable location for this facility is at the low point of the catchment at the north east corner of the Expansion Area. Gravity sewers will be required to collect and transfer sewage to the pump station. It will also require a small land area and buffer zone, road access, site connection to utility services, and an easement or space along the road reserve for the rising main and future gravity sewers.

It is anticipated that Western Water will undertake a master plan to cater for sewer discharge associated with the Expansion Area at an appropriate time, however a preliminary network analysis has been undertaken on the proposed site area Indicative requirements are set out below.

REQUIREMENTSApplications for subdivision or development in the Expansion Area must demonstrate how the following will be provided:

> A minimum 225 millimetre diameter sewer pump station gravity inlet pipe with a minimum grade of 1 in 200, at the low point of the catchment, delivered in accordance with the following specifications:

— Discharge must be delivered by a new rising main to the authority main according to the master plan to be prepared by Western Water.

— The pump station duty flow must be set to convey the PWWF 30.5L/s. It is recommended that the installation of pump sets is either phased at the pump station or a variable speed drive is installed to accommodate a wide range of flow during the phased development.

Water supply

Western Water is the responsible authority for the provision of water supply reticulation infrastructure for the Expansion Area. Preparation of a water master plan for the area is currently in progress, however a preliminary network analysis has been undertaken and indicative requirements are set out below. Note that Reticulated Class A recycled water will not be available to the Expansion Area.

REQUIREMENTSApplications for subdivision or development in the Expansion Area must demonstrate how the following will be provided:

> Provision of two supply connection points from Payne Road and Saunders Road.

> Firefighting hydrants on the drinking water system.

Electricity and gas

Based on a preliminary assessment, and taking into account Powercor requirements, an additional three electricity substations are needed in the existing business park, and a further five substations will be required in the expansion area. Although Powercor will remedy any system capacity shortfall, a cost-sharing arrangement may be required in the Expansion Area.

For the provision of gas facilities and supply, based on a preliminary assessment, a 125 millimetre high pressure gas supply could be extended along Saunders Road from the existing main, traversing northwards to service an expanded business park.

It is possible that if demands arise from development in neighbouring areas, there may a capacity shortfall. In this case it would be necessary to augment the gas supply through an upgrade to the supply line from the 200 millimetre diameter high pressure gas pipeline from Hamilton Road along Barringo Road, a distance of approximately 420 metres.

REQUIREMENTS > Applications for subdivision or development in the

Expansion Area must demonstrate how gas and electricity connections will be provided to all proposed lots.

Communications

NBN Co. is the provider of last resort for telecommunications facilities in the business park.

REQUIREMENTS > As part of any subdivision, pit and pipe infrastructure must

be installed. Installation of fibre optic cable will be carried out by NBN Co.

FIGURE 8 | EXISTING AREA WORKS

INTE

RFAC

E CO

NN

ECTO

R ST

REET

(25M

)

BARR

Y R

OAD

PAYNE ROAD

LADD ROAD

PARKERS ROAD

SAU

ER R

OAD

GALLIVAN ROAD

NEWRY STREET

MEEK STREET

SCALE: 1:2,500 @ A3

0 25 50 125

LEGENDEXISTING BUISNESS PARK AREABUSINESS PARK EXPANSION AREAEXISTING EXISTING FOOTPATHEXISTING KERB + CHANNEL PREFERRED LANDSCAPE & SWALEPREFERRED FOOTPATH LOCATIONPREFERRED SHARED PATH (2.5M WIDE)COMPLETE KERB & CHANNELCONTROLLED FRONTAGE(MINIMUM 3M LANDSCAPE BUFFER)

SCALE: 1:2,500 @ A3

0 25 50 125

LEGENDEXISTING BUISNESS PARK AREABUSINESS PARK EXPANSION AREAEXISTING EXISTING FOOTPATHEXISTING KERB + CHANNEL PREFERRED LANDSCAPE & SWALEPREFERRED FOOTPATH LOCATIONPREFERRED SHARED PATH (2.5M WIDE)COMPLETE KERB & CHANNELCONTROLLED FRONTAGE(MINIMUM 3M LANDSCAPE BUFFER)


4 EXISTING BUSINESS PARK DIRECTIONS

4.1 OVERVIEWAs discussed in Chapter 1, the conditions in the existing business park are an important consideration in planning for the economic vitality of the the business park as a whole.

The vision for an expanded business park emphasises the importance of integrating any new development with the established area, and ensuring that existing businesses benefit from the proposed expansion.

Through the development planning process, consultation with various stakeholders has highlighted a number of issues that need to be addressed. There are two key recommendations that have arisen from this process, which include:

1 Improvements to the public realm to create a consistent, functional and attractive character, and a seamless connection with the Expansion Area.

2 Increased flexibility in the application of the Design Guidelines for Commercial and Industrial Development (2012), which are currently incorporated in the Macedon Ranges planning scheme.

These recommendations and how they will be implemented are further detailed in this chapter.

4.2 PUBLIC REALM IMPROVEMENTSSome streets in the existing business park currently lack important on-road infrastructure. The plan and cross section in Figures 8 and 9 show where footpaths and kerb and channelling are yet to be provided.

Appropriate street tree planting and landscaping will also assist in creating an enhanced public realm.

Given that there are limited opportunities to leverage funding from private developments, public realm works will need to be programmed and funded through Council’s capital works budget, or alternative sources will need to be identified.

There may be an opportunity to improve the public realm within the approved subdivision at 30 Sauer Road, should the permit holder seek to re-negotiate the conditions of the permit. Streets within the subdivision should be increased in width to at least 22 metres, if possible, to create a seamless connection to the Expansion Area.

RECOMMENDTIONS

> Prepare a detailed program of works, outlining priorities and funding sources for improvements to the existing business park area. Ideally this would include (subject to funding constraints):

— Footpaths on at least one side of every street, requiring approximately 2,058 metres of works, and ideally on both sides of every street, requiring a total of 4,660 metres of works.

— Kerb and channel on both sides of all streets, requiring approximately 3,034 metres of works.

— Street trees on both sides of every street, spaced at an average interval of 12-15 metres, which equates to approximately 400 additional street trees.

> Preliminary costings for these works have been prepared to

inform the preparation of a detailed program of works. > Should the permit holder of the approved subdivision at

30 Sauer Road seek to re-negotiate the conditions of the permit, Council should encourage the street widths to be increased to a minimum of 22 metres.

4.3 SITING AND DESIGN GUIDANCEOne of the key findings of the technical analysis prepared as part of the Development Plan was that Council’s Design Guidelines for Industrial and Commercial Development (2012) need to be applied more flexibly in some circumstances to the Gisborne Business Park only.

As with the Business Park Expansion Area, the application of Guidelines will be applied with the following supplementary guidelines:

> Allow up to 20 car parking spaces and necessary loading access in front of the building line.

> Allow buildings to be built to side boundaries, or if separated require a useable space at least 3.5 metres in width.

> Apply flexibility with regard to materials and window content, except along public interfaces including the railway line.

> Apply flexibility with regard to on-site landscaping, except along public interfaces including the railway line.

RECOMMENDATIONS

> Amend the existing Design Guidelines for Industrial and Commercial Development (2012), an incorporated document, to apply the supplementary guidelines outlined above to the Gisborne Business Park only. Detailed wording is reflected in Chapter 3 of this document, under Principle 4 - Siting and design: Guidelines.


DRAINAGE CROSSFALL

VERGE1.5M

SHAREDPATH2.5M

FOOTPATH1.5M

LANDSCAPE SWALEBETWEEN CROSSOVERS

SMALL OCCASIONALTREES WITHIN PARKING

ON-STREETPARKING

2.5M

ON-STREETPARKING

2.5MVERGE

4.4MCARRIAGEWAY

7.0M

LOCAL STREET (20.0m)

VERGE/SWALE4.0M

PLEASE NOTE: THIS IS PLAN IS CONCEPTUALONLY & SHOULD NOT BE USED AS A TECHNICALDRAWING OR FOR CONSTRUCTION PURPOSES.

PROJECT: 017-015DATE: 05.07.18VERSION: PA-2CHECKED: AB

POTENTIAL CROSS SECTIONMCPHERSON PSP

CLYDE EAST MASTERPLANSCALE: 1:100 @ A3

0 1 2 5

URBAN DESIGNSTRATEGIC PLANNINGURBAN GRAPHICSPROJECT MANAGEMENT

[email protected]

DRAINAGE CROSSFALL

VERGE2.5M

FOOTPATH1.5M

SHARED PATH(WHERE IDENTIFIED)

2.5M


ON-STREETPARKING

2.5M

ON-STREETPARKING

2.5MVERGE

4.4MCARRIAGEWAY

7.0M

EXISTING STREET (20.0m)

VERGE/SWALE4.0M





0 1 2 5


[email protected]

FIGURE 9 | CROSS SECTIONEXISTING STREET

FIGURE 10 | CROSS SECTIONPROPOSED LOCAL STREET (22M)


DRAINAGE CROSSFALL

VERGE1.5M

SHAREDPATH2.5M

FOOTPATH1.5M



ON-STREETPARKING

2.5M

ON-STREETPARKING

2.5MVERGE

4.4MCARRIAGEWAY

7.0M

LOCAL STREET (20.0m)

VERGE/SWALE4.0M





0 1 2 5


[email protected]

DRAINAGE CROSSFALLDRAINAGE CROSSFALL

VERGE1.5M

VERGE1.5M

SHAREDPATH2.5M

FOOTPATH1.5M


ON-STREETPARKING

2.5M

ON-STREETPARKING

2.5MVERGE

4.4MCARRIAGEWAY

4.0MCARRIAGEWAY

4.0M

CONNECTOR STREET (25.0m)

SWALE5.0M






0 1 2 5


[email protected]

FIGURE 11 | CROSS SECTIONPROPOSED CONNECTOR (25M)


FIGURE 12 | SAUNDERS ROADCONCEPT LEVEL DESIGN


5 IMPLEMENTATION

5.1 LAND USEConsistent with the recommendations of the Expansion Area Development Plan, the Saunders Road frontage should provide for commercial land uses. The Commercial 2 Zone (C2Z) is considered the most appropriate zone, as it does not require a permit to use land for the types of retail and industrial activities envisaged.

Beyond the Saunders Road frontage, the Expansion Area Development Plan encourages light industrial and combined office-warehouse units that generally cater to small and medium sized businesses. The Industrial 3 Zone (IN3Z), is considered the most appropriate zone, as it allows for industries and associated uses compatible with nearby communities, and can also function as a buffer between the Industrial 1 Zone (IN1Z) and other land uses.

The title boundaries along the northern sides of 87 and 99 Saunders Road, New Gisborne, provide an appropriate location to delineate between the extent of the C2Z and the IN3Z.

RECOMMENDED ACTIONS

> Rezone land in the Business Park Expansion Area from the Rural Living Zone and apply the Commercial 2 Zone at the Saunders Road interface, and the Industrial 3 Zone to the remaining land up to the boundary of the existing Business Park.

5.2 DEVELOPMENT COORDINATIONIt is critical that following the rezoning of the land within the Expansion Area, Council is able to maintain a degree of control over future subdivision and development, consistent with the content of Chapter 3: Expansion Area Development Plan, to ensure the consistent, functional and attractive design of both the public and private realms.

It is also important that development across the Expansion Area is either led by one landowner/ developer, or coordinated in such a way that ensures that the future outcome is seamless in appearance and function, and staged in such a way that allows for the timely and logical provision of infrastructure.

Taking account of both of the above factors, the Development Plan Overlay (DPO) is considered to be the most appropriate tool available through the Victoria Planning Provisions (VPP) to implement the Development Plan. The DPO allows Council to prepare and tailor a schedule to require specific matters to be addressed through a Development Plan, and to specify particular conditions and requirements that should apply to permits for subdivisions, buildings and works. The DPO can also specify that a single plan must be prepared and approved for the whole expansion area prior to Council granting any permits for use or development. Once the plan is approved, all planning permits granted by Council must be ‘generally in accordance’ with the plan. The DPO also exempts permit applications that are generally in accordance with the approved plan from notice and review, allowing facilitation of a more streamlined planning process once the schedule is in place.

It is envisaged that Chapter 3 of this document will ultimately form an “approved Development Plan”. This would be subject to formal assessment and a decision by Council’s statutory planning department that it meets all of the requirements of the DPO schedule and has been prepared to the satisfaction of Council.

RECOMMENDED ACTIONS

> Introduce a Development Plan Overlay schedule applying to the Expansion Area that reflects the content in Chapter 3 of this document.

> Submit the Development Plan to Council’s Statutory

Planning department for approval.

5.3 INFRASTRUCTURE AND FUNDINGFuture infrastructure to be provided in the Expansion Area is set out in Chapter 3 of this Development Plan. This infrastructure will be provided through the subdivision and development application process, and must be delivered in accordance with relevant requirements and standards.

Schedule 2 to the Development Contributions Plan Overlay (DCPO2) ‘Gisborne Development Contributions Plan’ of the Macedon Ranges Planning Scheme currently applies to both the existing and proposed future expansion areas of the business park. DCPO2 requires contributions to be made by developers of both commercial and industrial developments to cover the costs of local planning, roads and drainage in the broader Gisborne area.

The DCPO is the most suitable VPP tool currently available to ensure funding and provision of necessary infrastructure. DCPO2, however, does not include provisions necessary to ensure the provision of key infrastructure items in the Business Park Expansion Area. It is therefore recommended that a new DCPO schedule is applied to the Business Park Expansion Area, to replace DCPO2 to the extent that it applies to this area only.

Infrastructure upgrades throughout the existing business park area should be implemented through the preparation of detailed designs and identification and commitment of funding sources for public realm works. Preliminary costings have been prepared for the works identified in Chapter 4 of this document.


RECOMMENDED ACTIONS

> Remove DCPO2 from the extent of the Business Park Expansion Area, and introduce a new schedule to the DCPO that sets out how the following key infrastructure items will be provided, and how costs associated with the design, works and purchase of land (where relevant) will be apportioned:

— Intersection improvements at the Saunders Road-Barry Road intersection.

— Formal re-alignment of Magnet Lane, at its intersection with Saunders Road.

— Works at the intersection of the new ‘Connector Boulevard’.

— A new ‘Connector Boulevard’ and landscaped buffer.

— A new stormwater retention and treatment facility.

> In accordance with Figures 8 and 9 of the Development Plan prepare detailed designs, seek funding either through Capital Works or future grants, and appoint contractors to undertake the following works in the existing business park area:

> Complete kerb and channelling. > Complete footpaths. > Plant street trees.

5.4 DESIGN GUIDELINES FOR COMMERCIAL AND INDUSTRIAL DEVELOPMENT (2012)Council’s municipal-wide Design Guidelines for Industrial and Commercial Development (2012), is an incorporated document in the planning scheme, and is also implemented through Clause 22.06 ‘Design of industrial and commercial development’.

The Development Plan includes recommendations for the inclusion of supplementary guidelines in the Design Guidelines. Since the Design Guidelines are an incorporated document, this change will need to be made through a formal amendment to the planning scheme, together with the other recommendations specified above.

RECOMMENDED ACTIONS

> Amend the Design Guidelines for Industrial and Commercial Development (2012) to include supplementary guidelines as specified in Chapters 3 and 4 of this plan.

development plan - mrsc.vic.gov.au · adjacent to the existing business park. the rezoning of this...

Documents