junction place master plan refresh

ENGAGEMENT REPORT

Junction Place Master Plan Refresh

Engagement Summary Report

September to October 2021

COMMUNITY

The term community refers to a group of people that has something in common such as identity,

behaviours, interests, or values. A community often share a sense of place in each

geographical area (e.g., a country, city, town, or neighbourhood) or in virtual space through

communication platforms.

STAKEHOLDER

The word stakeholder refers to individuals, groups or organisations with a stake or interest in

the outcome of a decision. Stakeholders may also have the ability to influence the decision

given their role or position.

ENGAGEMENT

Engagement is defined as a planned process with the purpose of working with communities and

stakeholders to inform decisions, share knowledge and strengthen relationships.

https://en.wikipedia.org/wiki/Place_(geography)

1 Summary 4

1.1 A refreshed master plan for Junction Place 4

1.2 Engagement scope and participation 4

1.3 Key insights 4

1.4 Next steps 5

2 Introduction 6

2.1 Project background 6

2.2 Notes for the reader 8

3 Engagement process 9

4 Engagement findings 10

4.1 General feedback about the master plan refresh 10

4.2 Feedback on the proposed master plan refresh 12

4.2.1 Level of support for key moves in the proposed master plan refresh 12

4.2.2 Open spaces 13

4.2.3 Market Hall 13

4.2.4 Car parking and road networks 13

4.2.5 Cinema 14

4.2.6 Laneway activation 14

4.2.7 Retail development 14

4.2.8 Workspace 15

4.2.9 Hotel 15

4.2.10 Locations 15

4.2.11 Staging of construction 15

4.2.12 Residential 16

4.2.13 Other ideas 16

4.3 Feedback on the information provided 17

5 Key insights on the proposed master plan refresh 19

6 Observations of the engagement 19

7 Next steps 20

Appendix A: Screenshots of the Project Website 21

Appendix B: Questions and Answers document 22

ENGAGEMENT SUMMARY REPORT, JUNCTION PLACE MASTER PLAN REFRESH

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1 Summary

1.1 A refreshed master plan for Junction Place

Junction Place is regional Australia's largest urban renewal initiative and is located in central

Wodonga. It is delivered by Development Victoria, the Victorian Government's property developer and

major projects agency, and Central Place (a local developer), in partnership with the City of Wodonga

(Council).

In 2021, Central Place (developer of the project) undertook a commercial and design review of the

2016 master plan of Junction Place. This 'master plan refresh' was required to better reflect current

market and external conditions, including impacts from the global pandemic (COVID-19).

Following this review, the developer Central Place, has lodged two Planning Permit applications with

Council:

i. A planning application for the Junction Place master plan including the proposed hotel; and

ii. A planning application for the use and development of land for retail development (including

an application to sell liquor on part of the land)1

The masterplan application was exempt from notice according to the governing statutory process, and

hence it was not publicly exhibited.

In line with the statutory process for planning permit applications including a liquor component, the

retail development application was subject to the notification processes set out in the Planning and

Environment Act. A public petition signed by over 2,910 Wodonga residents was submitted to Council

led by a local community social media campaign. The petition opposed Dan Murphy as the tenant to

the retail development.

Subsequently, in order to allow Council to consider the retail development in the broader context of

the refreshed master plan and allow time to listen to community's feedback on the master plan,

Central Place requested that Council defer the planning process of the retail development permit.

1.2 Engagement scope and participation

The engagement was designed for the developer to share the refreshed master plan with the

community, answer any questions the community may have and respond to their feedback, prior to

the next Council meeting (scheduled in December 2021).

The engagement was undertaken between 22 September 2021 and 15 October 2021. Approximately

298 participants took part. Due to the public gathering and travel restrictions, all engagement took

place online, including a Project Information Webinar (22 September 2021, with 98 attendees); two

community feedback sessions (27 September and 7 October 2021, with 73 attendees); an online

survey (127 participants); and targeted briefings (7 stakeholders).

1.3 Key insights

• More than half of the survey participants (72 participants) objected to the Dan Murphy's liquor

store; 10 survey participants supported the corner site retail uses but rejected the liquor use.

1 Refer to Planning Permit Application 73/2021 submitted to Wodonga Council


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• Most participants were supportive of the provision of open spaces; the proposed Market Hall;

provision of car parking; the inclusion of the cinema; and the active laneway proposed in the

master plan.

• Many participants expressed a strong desire to accelerate the development of the cinema.

• There was a strong desire to create more green spaces in Junction Place.

• Participants had mixed views on the proposed car park spaces; with some participants said

they were seemingly unattractive spaces and may not be of high demand in the future.

• In general, participants felt that the proposed Market Hall and cinema could attract visitors to

Wodonga and at the same time benefit the local community.

1.4 Next steps

This report has been presented to Development Victoria and Central Place; it will be also be shared

with Council, and participants through email and the project website prior to the next Council meeting

(scheduled in December 2021).

Council officers have advised that they will consider the master plan application in December 2021,

and subsequently the retail development application in February 2022.


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2 Introduction

2.1 Project background

Junction Place Development and Master Planning

Junction Place is regional Australia's largest urban renewal initiative. The initiative will double the size

of Wodonga's CBD and bring new life to the city centre, delivering quality public spaces and a mix of

retail, entertainment, commercial and residential developments. This project is led by Development

Victoria, the Victorian Government's property developer and major projects agency, in partnership

with the City of Wodonga; delivered by Central Place (a local developer).

In June 2011, the opportunity to redevelop Junction Place emerged following the relocation of

passenger and freight lines out of Wodonga's city centre. Development Victoria purchased the land

from VicTrack to begin urban renewal process for Junction Place. From 2011 – 2017, Development

Victoria and City of Wodonga undertook extensive strategic work and consulted with the community

and an independent planning panel to inform the future of Wodonga CBA. This piece of work had

resulted in a Planning Scheme Amendment to implement the Wodonga CBA Policy Framework Plan

2016 to guide its land use, built form and urban development.

In 2016, Central Place developed a masterplan to transform the vacant railway site into the new heart

of central Wodonga including a cinema, hotel, commercial offices, retail and residential uses.

In 2021, a commercial and design review of the 2016 master plan was undertaken to address

changing market conditions and external factors, exacerbated by the global pandemic (COVID-19),

that had impacted the commerciality and potential timing of some stages of the development.

The refreshed master plan

The refreshed master plan features all components of the original master plan, including retail, dining

and food and beverage, a hotel and conference/events centre, a market hall, a cinema and

entertainment complex, residential development, and commercial workspaces.

The refreshed master plan also includes the following proposed changes:

i. A proposed new location for the cinema and entertainment complex, located on the land

adjacent to High Street and opposite Mann Central, and the historic Goods Shed and Station

Buildings

ii. New street-focused retail opportunities on the corner of Elgin Boulevard and Smythe Street to

complement the existing retail further to the east on Elgin Boulevard and Wodonga Plaza

iii. Changes to the design and connection highlighting the historic Goods Shed and Train Station

iv. Creation of a series of buildings connected by pedestrian pathways

v. Changes to the timing of the delivery phases and locations of some components of the

master plan


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Figure 1 Extract of Master plan Refresh images (2021)

Lodgement of planning permits

In 2021, Development Victoria, together with Central Place have worked with the City of

Wodonga executive and staff for nine months on the refreshed master plan, to ensure it responds to

the statutory planning guidelines for the precinct and Council's feedback.

The local developer Central Place lodged two separate applications with Council for planning permits:

i. A planning application for the Junction Place master plan including the proposed hotel; and

ii. A planning application for the use and development of land for retail development (including

an application to sell liquor on part of the land)2

2 Refer to Planning Permit Application 73/2021 submitted to Wodonga Council


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Status of the planning permits

The masterplan application was exempt from notice according to the governing statutory process, and

hence it was not publicly exhibited.

In line with the statutory process for planning permit applications including a liquor component, the

retail application was subject to the notification processes set out in the Planning and Environment

Act. During the public exhibition period, Council received a petition3 signed by over 2,910 Wodonga

residents, opposing Dan Murphy's as the tenant to the retail development.

Subsequently, in order to allow the full consideration of the planning application for the retail

development in the context of a refreshed master plan layout and composition, Central Place

requested that Council defer consideration of the retail planning permit application.

Council officers have advised that they will consider the master plan application in December 2021,

and subsequently the retail development application in February 2022.

Community engagement and this report

In September 2021, Development Victoria and Central Place undertook community engagement on

the refreshed master plan. The engagement process was designed and facilitated by independent

facilitator Capire Consulting Group.

This report, prepared by Capire Consulting Group (Capire), summarises the engagement process,

participation, key findings, and observations of engagement. This report has been presented to

Development Victoria and Central Place; it will be also be shared with Council, and participants

through email and the project website.

2.2 Notes for the reader

When reading this report, please note the following:

i. During this engagement, under state-of-emergency health orders, Victoria entered lockdown

(since August 2021) that restricted public gatherings and travel. This limited the ability for

face-to-face engagement in Wodonga. All engagement activities were delivered online

through Zoom Webinar, Zoom meetings and telephone.

ii. The City of Wodonga Council has also offered live streaming of all the sessions at Hyphen

(Wodonga Library Gallery) for those who were not able to access the sessions online. There

was no registration from the public to access the facility.

iii. Capire has faithfully reported on information shared by participants and has interpreted the

information to represent the views of participants as closely as possible.

iv. This report only reflects the views of participants who participated in engagement activities;

these views may not represent the wider community's views.

v. Some comments from participants may be out of the scope of this project or address matters

outside of the project area. Capire has captured these comments in this report.

3 An online petition titled ‘Say NO to Dan Murphy's, Junction Square Wodonga’ was put up on GetUp! Platform.


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3 Engagement process

This section provides an overview of the engagement activities and a summary of participation.

The engagement process took place between 22 September 2021 and 15 October 2021. The

engagement activities were mainly promoted through a dedicated project email (with 136 people

registered their interest) and Junction Place Wodonga project webpage on Development Victoria's

website.

At the start of the engagement process, the project webpage4 was updated to provide information

about the proposed master plan and additional information about the planning stages.

Due to public health restrictions, all engagement activities were held online. Development Victoria had

advertised for the online sessions through an advertisement on Border Mail, and Wodonga Council's

website. Approximately 298 people participated in a range of engagement activities. Figure 2 below

outlines the number of participants in each activity.

650

Project webpage

visitors

136 registered

98 attended

Project Information

Webinar on 22

September 2021

115 registered

73 attended

two community

feedback sessions,

held between 6.30-

8.30pm on a Tuesday

and a Thursday

evening.

127

participants completed

an online survey

7

Key stakeholders and

concerned residents

attended targeted

briefings with

Development Victoria

or Central Place

Figure 2 Participation in each engagement activity

Participants were asked about their relationship to Wodonga. Most participants lived in Wodonga.

Figure 3 below illustrates the results from the online survey and the online sessions.

Most participants indicated they both lived/studied/work in Wodonga and were interested community

members. Some participants were members of a community/ group organisation. There were also

Councillors, Council staff and media participated in some sessions.

4 https://www.development.vic.gov.au/projects/junction-place-wodonga

156

40

129

4

4

I live/ study/ work in Wodonga.

I am a member of a community group/ organisation.

I am an interested community member.

I am an elected representative or candidate.

Other (please specify)

Figure 3 Participants’ relationship to the Wodonga (N=199). NB: Some participants have chosen more than one answer.

https://www.development.vic.gov.au/projects/junction-place-wodonga


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4 Engagement findings

This section summarises the key feedback received during this phase of engagement about the Junction Place project. An overview of the feedback from the community is summarised in section 4.1, with detailed feedback summarised in section 4.2.

4.1 General feedback about the master plan refresh

A project information Webinar was held by Development Victoria and the developer Central Place to

share a refreshed master plan with the public.

The Webinar included a 30-minute presentation from Development Victoria and Central Place,

followed by a 30-minute moderated Questions and Answers session, where participants were able to

submit written questions to the moderator.

During the 1-hour Webinar, a total of 215 questions or comments were submitted; some participants

had also submitted questions prior to the Webinar via email. Over half (124 out of 215) of the

questions or comments were about the permit application for the liquor store Dan Murphy's.

Some participants also queried about the master planning process, level of influence of this

community consultation and carparking spaces.

Two Community Feedback Sessions were held online one week after the Webinar. In these sessions,

participants were free to ask any questions to the project team in two breakout room rotations.

In both the Webinar and the Community Feedback sessions, most participants asked

questions about or objected to the proposed Dan Murphy's retail development.

Participants felt the liquor store would not deliver social outcomes and could exacerbate issues

associated with alcohol in Wodonga. Participants also felt that placing a liquor store at Junction Place

does not align with the vision of creating a place where families can meet and hang out.

Others felt that the addition of a liquor store creates competition with existing liquor stores. A few

participants also commented the 'retail box' design is uninviting and does not provide an active street

frontage.

124

26

14

9

7

6

6

5

5

4

4

2

2

1

Dan Murphys

Master Plan

Community engagement

Car parking/ traffic

Other uses

Hotel

Cinema

Existing business

General comment

Market Hall

Green space

Townhouse development

Developer

Others

Questions asked or comments made in the Webinar (by topic)

Figure 4 Questions asked or comments made in the Webinar, sorted by themes (N=215)



Some participants asked further questions about the proposed retail store, including:

i. The size of the retail space occupied by Dan Murphy's

ii. The status of the contractual agreement between the developer and Dan Murphy's

iii. Whether the developer would consider another anchor tenant for the retail development

Many participants also asked questions about the planning process, as below:

i. Clarify the status of the permit application (that is, whether it was put on hold or not)

ii. Why has the planning permit process not been transparent with the community (as they

only found out through the media)

iii. Whether the master plan has been 'refreshed' to fit in the Dan Murphy's retail

development

iv. How can the public object to the Dan Murphy's planning application

Apart from the Dan Murphy's retail development, many participants also questioned about the need

for a 'refreshed' master plan.

Participants were unclear how this 'refresh' would provide greater certainty for future development,

when the previous master plan did not. Another major concern from participants was the lack of

communication from the developer/ Development Victoria about the 'refreshed' master plan. Many

participants felt that the previous master plan had been developed and widely adopted by the

community; in comparison, the current 'refresh' master plan had been consulted only with Council.

All questions received in the Webinar and online feedback sessions had been collated and consolidated into a Questions and Answers document. The document was published on the project website on Thursday 7 October 2021 and included in this report in Appendix B. Detailed feedback on the master plan is outlined in the following section (section 4.2).

‘When Development Victoria first developed the master plan for Junction Place it was a highly collaborative

process involving many different stakeholders and from an early stage. Why has this process only brought in the

community after a revised plan has been lodged with Council?’

- Online session participant

29

27

22

13

13

13

12

9

6

5

5

2

1

Objection to Dan Murphy's

Master plan/ approval process

Road networks/ pedestrian/ cycling/ buses

Retail opportunities

Other comments

Green space

Car parking

Staging of project

Cinema

Hotel

Market Hall

Engagement process

Workspace

Comments received from the community feedback sessions

Figure 5 Questions asked in the Community Feedback Sessions, sorted by themes (N=157)



4.2 Feedback on the proposed master plan refresh

Through the online survey, the Webinar and the two feedback sessions, participants were

encouraged to provide feedback on the overall refreshed master plan, not only focusing on the

proposed retail development.

The following section provides a summary of the feedback received through the three online sessions

and the online survey.

4.2.1 Level of support for key moves in the proposed master plan refresh

Online survey participants were asked 'how supportive are you of the following key moves

proposed in the refreshed master plan for Junction Place?'

A total of 127 participants have completed the online survey. Figure 6 illustrates the survey results,

ranking from the element that received the most support to the least support.

Figure 6 Survey participant's level of support to the proposed key moves in the master plan (N=127)

76%

63%

73%

62%

48%

31%

27%

22%

21%

16%

17%

15%

31%

16%

20%

32%

31%

25%

24%

31%

22%

14%

4%

5%

3%

6%

11%

22%

17%

24%

21%

25%

9%

4%

1%

3%

9%

14%

10%

15%

16%

14%

3%

11%

2%

6%

15%

8%

12%

18%

43%

12%

3%

3%

Smaller open spaces for visitors to rest, sit and enjoythe area

Proposed Market Hall to host events and smallerretailers

Provide adequate and free car parking across thewhole precinct

Inclusion of a cinema

Creation of an active laneway between the Goods Shedand Hotel/Market Hall

Inclusion of a 150-room hotel to provide new visitoraccommodation and conference space

Proposed work space to accommodate governmentservices and education services

Location of various types of uses

Proposed modest residential development to provideaccommodation to downsizers or first home buyers

Staging and timing of construction (Retail and hoteluses will be delivered first, followed by the Cinema,

commercial and residential uses)

Proposed new retail space on the corner of SmytheStreet and Elgin Boulevard

Strongly in favour Somewhat in favour Neutral Somewhat oppose Strongly oppose Not sure



Five ideas in the proposed master plan received over 80% of survey participants' support, they

were:

i. Smaller open spaces for visitors to rest, sit and enjoy the area (91% in favour)

ii. Proposed Market Hall to host events and smaller retailers (94% in favour)

iii. Provide adequate and free car parking across the whole precinct (89% in favour)

iv. Inclusion of a cinema (82% in favour)

v. Create an active laneway between the Goods Shed and Hotel/Market Hall (80% in favour)

Similar to the feedback from all the online sessions, the proposed new retail space received over 50% of opposition from survey participants. Participants had mixed views on other ideas in the master plan.

4.2.2 Open spaces

The provision of smaller open spaces received significant support in the online survey; similar

sentiment was reflected in the online sessions.

Many participants mentioned that green open spaces in Junction Place were very popular with

gatherings amongst families and young people. Many residents were expecting to see more green

space provided in the future. They felt that Junction Place should be a family-friendly place, where

people can gather and meet; hence it is important to create more open spaces rather than retail/hotel

development. Some participants supplemented that Junction Place is a hot and exposed area that

needed lots of green open space for cooling to make it enjoyable.

Some participants were satisfied to learn that the refreshed master plan offered more open space

than the previous one (24% of its land area as open space); while a few participants noting that the

images of the master plan did not seem to reflect that.

4.2.3 Market Hall

Many participants supported the idea of providing more spaces for small businesses, with a

few participants questioned whether there are already too many retail spaces left empty around

Junction Place. A few participants were worried about late-night noise if the Market Hall will be active

for 24 hours.

Participants were eager to see a diversity of retailers (for example creatives, start-ups and local

businesses) attracted to the Market Hall. Some suggested providing incentives to attract small

businesses to the Market Hall. Over 50% of survey participants were interested in future discussions

about placemaking initiatives and retailers in the Good Shed and Train stations and the events to take

place in the Market Hall.

4.2.4 Car parking and road networks

Although the survey results showed the majority support the provision of car parking spaces, some

participants in the online sessions questioned whether the master plan has considered the potential

decrease in car parking demand with the uptake of active and public transport. Others reiterated the

‘The public open space is not green enough for a climate as hot as Wodonga's - plus it is bitsy and disconnected.’

‘Green spaces, less concrete and grey tones to make this space more welcoming.’

- quotes from online / survey participants



need for car parks in Wodonga. One participant suggested that the car park should be well-designed

and look attractive as it is located in a central place of Wodonga.

A few participants expressed concerns about the safety of night-time uses at the car parks as it

would be close to a large liquor store (the proposed Dan Murphy's).

Some participants were concerned about the potential road congestion on Church Street and

Jack Hore Way as they became the access point to the large car park next to the proposed cinema.

A handful of participants provided suggestions to increase bus services/ or a shuttle bus service to

Junction Place; to connect the cycling paths to a broader cycling network; and one participant

mentioned there was an idea to create a transport hub in Wodonga proposed in the past.

4.2.5 Cinema

The inclusion of a cinema received over 80% of support from survey participants.

The relocation of the cinema was a major concern amongst many participants. In the 'refreshed'

master plan, the original location of the cinema has been replaced by the retail development, while

cinema was moved next to the Market Hall.

Some participants perceived the relocation of the cinema as a compromise to accommodate the Dan

Murphy's retail store, while some felt that the reason for relocation was not compelling. A few

participants in the online session favoured the new location of the cinema because it would create

better synergy with the Market Hall.

Many survey participants were disappointed about the delay of the cinema development, and that it is

scheduled in the later stages of construction. Many participants would like to see the cinema being

built first, before the retail and hotel development to benefit the local community first.

4.2.6 Laneway activation

The creation of an active laneway between the Goods Shed and Hotel/Market Hall has received

overwhelming support (over 80% participants supported) without further questions or comments.

4.2.7 Retail development

From the survey results, 57% of the survey participants objected to the proposed new retail

space. These numbers were similar to the Webinar and online feedback sessions. While the survey

did not ask participants specifically about the liquor component of the retail space, 57% participants

indicated that they 'strongly oppose' or 'somewhat oppose' to the ‘proposed retail use’; among them

63 participants made further comments to indicate they particularly objected to the Dan Murphy’s

liquor store.

‘We live in the country so that we don't need big multi carparks. We want to park close and have easy access.’

‘I don't think we need too much parking, perhaps we can encourage people to use the buses.’

- quotes from online session participants

‘I am disappointed that the cinema is in stage 4, it should be the first thing built.’

‘I’d like some guarantee that a large cinema would be coming to Wodonga to compete with Albury.’

‘We are so sick and tired of going to Albury to go to the movies.’

- quotes from survey participants



There were mixed views as to whether retail development is needed in Junction Place. A handful of

participants felt that there were already many empty retail spaces around the area; while 10

participants commented that they supported the retail use, but chose ‘somewhat oppose’ or ‘neutral’

in the survey as they objected to the proposed liquor store.

Participants mainly were concerned that a large liquor retail store does not create a safe environment

for families and young people to hang out. They highlighted the potential adverse social outcomes it

would create. Participants questioned whether the local police and social service providers had been

consulted and whether a social impact assessment had been conducted.

A few participants also pointed out that there were already six liquor retailers in the area; therefore,

the addition of a large retail chain would compete with existing businesses.

4.2.8 Workspace

While not many participants had commented on the workspace in the online sessions, over 50% of

survey participants supported the idea. Some online session participants questioned the need for

more office spaces; while others supported the idea of having co-working spaces, as the pandemic

had presented opportunities for remote working in regional Victoria.

A few participants were supportive of the idea to bring in government tenants to the office space, and

asked if the State or Federal governments have been engaged in any discussions.

4.2.9 Hotel

Approximately 60% survey participants were in favour of the hotel development.

In the online sessions, some participants had confused the proposed hotel with pubs.

Some participants questioned the need for a new hotel as there were many hotels and motels in

Wodonga. A few participants questioned whether the road network and shuttle bus services could

accommodate the additional number of tourists and visitors. Participants would like the conference

spaces to be affordable for community uses.

4.2.10 Locations

Just half of the survey participants were in favour of the locations of the uses, while 24% of the

participants felt neutral about the idea.

In the online sessions, apart from the cinema and the retail development, participants did not

comment on the locations of other uses.

4.2.11 Staging of construction

As suggested in the above discussion about the cinema (4.2.5), many participants (in both survey and

online sessions) expressed strong support to bring the cinema construction forward in the plan, as

it would bring greater value to the local community. Some also felt that bringing forward the Market

Hall development would bring greater value in attracting visitors, instead of the retail development.

‘I’m concerned over an alcohol retailer being added to the development of the city heart when there are already a significant number of alcohol retailers in close proximity.’

‘We already have lots of empty retail spaces in town.’

‘I'm not opposed to a Dan Murphy store in Wodonga but definitely not in that location.’

‘Retail can be included, but we do not need another bottle shop!’

- quotes from survey participants



4.2.12 Residential

Approximately 50% of the survey participants were either ‘strongly in favour’ or 'somewhat in

favour' of the residential development. Only a handful of online sessions participants raised

questions about the timing of construction and type of dwellings.

4.2.13 Other ideas

A few survey participants suggested other ideas for Junction Place, including:

i. provide performing spaces for arts and music performers

ii. provide more youth centres or education hubs

iii. consider environmentally sustainability building designs including the use of solar panels and

vertical gardens

‘I think on the whole it looks like it will work well however I think Dan Murphy’s is not a good choice as anchor tenant.’

‘Since this is developed on government land, how would the developer ensure that best social, community and vision are actually delivered?’

‘Where is the heart of the concept? it’s very dense - where do we go?’

- quotes from online/ survey participants



4.3 Feedback on the information provided

In the online survey, participants were asked to rate the usefulness of the information provided. Figure 7 illustrates the survey results.

Figure 7 Level of the usefulness of the information provided (N=127)

Almost half of the participants felt that the online community information sessions were either 'very

useful or 'slightly useful'.

The fact sheets and the project webpage were rated 'neutral' or 'not applicable'. Some participants

commented that the fact sheets were difficult to find, and the website was hard to navigate. One

participant also commented that the information provided on the website does not reflect current

discussion about proposed Dan Murphy's application.

In terms of improvement, participants suggested that they would like to see:

i. more clarity on the process of the master plan application

ii. more clarity on the level of influence of community feedback. Some participants felt

that it was unclear how they could object to the Dan Murphy's application.

iii. more promotion of the website and engagement opportunities through TV channels,

local newspaper, regular social media updates, live Facebook streaming and emails to

ratepayers.

iv. the Webinar session allowing for more questions

v. the language should be more 'community targeted', not business-targeted

Regarding the online feedback sessions, some participants felt that their comments were not taken

respectfully and felt that they have been dismissed; a few participants also said that the engagement

was done too late, and many of them only found out about the plan when it was published in the

media.

16%

13%

28%

25%

19%

22%

25%

26%

21%

14%

14%

14%

14%

12%

15%

19%

32%

15%

Project Webpage

Fact Sheets

Online community informationsessions

Very useful Slightly useful Neutral A little useful Not useful at all Not applicable



Future engagement / updates

Over 66% of survey participants would like to receive future updates about the project. When asked

which initiatives they would like to find out more, most participants were interested in the types of

uses and events in the Market Hall.

Figure 8 Interest in future discussions about Junction Place (N=127)

57%

58%

64%

0% 20% 40% 60% 80% 100%

Placemaking initiatives in the Goods Shed andTrain Station

Retailers to be invited to the Goods Shed andTrain Station

Ideas for the types of uses and events to takeplace in the Market Hall



5 Key insights on the proposed master plan refresh

i. Although the planning application for the retail development (Dan Murphy's) was deferred

prior to the public engagement (10 September 2021), over half of the participants objected to

the Dan Murphy's liquor store; amongst them, 10 survey participants particularly mentioned

that they supported retail uses but rejected the liquor use.

ii. Participants felt that the master planning process was unclear, particularly in terms of the

approval process and roles and responsibilities of different authorities.

iii. There was a significant level of support to some elements of the master plan, particularly

towards open space provision, car parking, the Market Hall, the laneway activation, and the

cinema.

iv. The community has been waiting for the local cinema for years, and there was a strong desire

to bring the development forward.

v. There was a strong desire to create more green spaces in Junction Place and consider any

landscape features to ensure the open spaces are enjoyable.

vi. Participants had mixed views on the proposed car park spaces, as they were seemingly

unattractive spaces and may not be of high demand in the future.

vii. Participants felt that the proposed hotel, market hall, and cinema complex could attract

visitors to Wodonga and at the same time benefit the local community.

6 Observations of the engagement

i. Although the purpose of the engagement has been outlined in every engagement opportunity,

many participants attended feedback sessions or completed the survey on the assumption

that engagement should be about seeking feedback on the liquor licence application.

ii. Many participants were also confused about the idea of a 'refreshed' master plan – why

change is needed and who is approving this.

iii. Community members are eager to be kept updated about every stage of the Junction Place

development. They have a strong sense of ownership to Junction Place.

iv. Participants reported that it was difficult to navigate the Development Victoria website to find

information, for instance, fact sheets, or register for an engagement opportunity.



7 Next steps

i. This report has been presented to Development Victoria and Central Place; it will be also be

shared with Council, and participants through email and project website prior to the Council

meeting in December 2021.

ii. Council officers have advised that they will consider the master plan application in December

2021, and subsequently the retail development application in February 2022.

iii. Development Victoria and Central Place is committed to keep the community up to date about

the Junction Place development and be involved in future discussions on Junction Place.

Further engagement in 2022 on topics such as place activation initiatives, event planning,

retail mix in the Market Hall such as small businesses, start-ups, likely be well regarded by

the community.



Appendix A: Screenshots of the Project Website



Appendix B: Questions and Answers document

(Next page)

JUNCTION PLACE: Frequently Asked Questions

October 2021

THEME: RETAIL AND DAN MURPHY’S

QUESTIONS ANSWERS

1. It does not deliver

social outcomes - family, young people, alcohol issues – can you explain why?

The entire precinct delivers something for everyone – families, the young, workers and shoppers. We’re balancing a range of outcomes and considerations – social, environmental and economic to deliver the next phase of Junction Place. This is – and always has been – a mixed-use precinct including open space, community areas, retail, and we believe the refreshed master plan delivers the right mix to achieve all these things. It also responds directly to what the community told us, and Council, they wanted at the precinct. We are committed to good social and environmental outcomes. The parks already delivered provide ample demonstration of this. The next phase of the precinct is the delivery of vital jobs for the Wodonga community, and stimulating the Wodonga economy. The retail tenancies alone are expected to generate 20 full-time and 50 part-time jobs that current do not exist in Wodonga.

Dan Murphy's is a well-recognised national retailer and has a strong commitment to supporting local communities. It has a commitment to social, ethical, economic outcomes in any community it operates in and supports campaigns for responsible consumption of alcohol.

2. Why a Dan Murphy’s

when it will create competition with existing bottle shops

Competition and choice exist across all retail sectors and Wodonga is no different. Retail demand across all sectors also continues to grow and good, strong and supported businesses will succeed. Dan Murphy’s is committed to supporting local growers, suppliers and businesses in the area and we think this offers a point of difference in the market.

3. The building design is

unpleasant – can this be reconsidered?

The building design has been developed by respected and award-winning retail architect, NH Architecture, to complement the existing heritage buildings. It celebrates the Goods Shed within in Junction Place.

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4. Why can’t the anchor

tenant be unique to Wodonga, and attract visitors, families, and young people

The anchor to the precinct is the former railway station and Goods Shed. We are also seeking to attract a range of key tenants across the project in the retail precinct, as well as a hotel operator, cinema operator, entertainment providers and users of the workspaces. We are aiming to attract a range of tenants to ensure diversity and attract people to the precinct.

5. Dan Murphy’s has

previously left Wodonga so why do you think it is viable now?

A retail analysis of the region indicated a strong opportunity for retail in this location and Dan Murphy’s was already looking for opportunities within Wodonga. Dan Murphy’s has never had a retail presence in Wodonga.

6. Was there an impetus

for Council to “fill the

space” as quickly as

possible?

Development Victoria and Central Place have worked closely with Council over several years to ensure the vision of Junction Place is delivered upon. We all want to see Junction Place up and running to its full potential. This is a long-term project and key to its success will be a range of different tenants.

7. Why aren’t you

listening, why don’t

you just take Dan

Murphy’s out of the

master plan?

We’ve listened and responded. We’ve asked Council to put that application on hold and consider the whole master plan first. This gives us time to listen to and respond to questions and concerns from community, not just on the retail but on the whole master plan. We encourage everyone to look at the whole master plan and provide us with feedback on all aspects.

8. Why don’t you just

take it completely off

the table?

There is no doubt we need a strong, national retailer in place from the start and we have a good option on the table with Dan Murphy’s – national, reputable and committed to the Wodonga community. We’ve paused to the application to enable community feedback and for Council to consider the whole master plan first.

9. How much of the retail

lot will Dan Murphy’s

take up?

The retail lot includes two tenancies of approximately 1,100 sqm each and Dan Murphy’s will take one of these tenancies. There will also be a number of car parks delivered to service these retail lots. The proposed Dan Murphy’s tenancy will account for 3.7 per cent of floor area to be delivered in the Junction Place precinct.

10. How is the Dan

Murphy’s building

going to promote

pedestrian activation

at ground level?

The design of Junction Place as a whole promotes pedestrian activity. There is protection for pedestrians on Smythe Street and Elgin Boulevard and pedestrian connections along Elgin Boulevard and Aurora Way.

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11. Can Dan Murphy’s be

located in another

place?

The location of retail on the corner of Elgin Boulevard and Smythe Street will tie in with the adjacent retail operations on Elgin Boulevard and it has been assessed as being the best location for the retail tenancies within Junction Place. It is also consistent with the planning framework of Council to encourage retail in this location.

12. What about under-age

drinking – many 16-

year-old people have

18-year-old friends?

Dan Murphy’s has a commitment to the responsible serving of alcohol and has advised it has stringent policies and procedures in place to manage this.

13. What will be on offer

for young people

without putting them at

risk with a Dan

Murphy’s?

Junction Place will offer a range of great family-friendly opportunities, such as the cinema and entertainment precinct, dining and open spaces, as well as the market hall which will be able to host a variety of events. The Dan Murphy’s tenancy will be only 3.7% of the overall development which will have so much more to offer.

14. Have you done any

research about high

density liquor outlets

and their impact on

the community?

As part of the permit applications, a cumulative impact study was undertaken and submitted to Council to consider with the application.

15. Has there been a

social impact

assessment done for

Dan Murphy’s?

No there hasn’t been this kind of assessment.

16. Alcohol is a real issue

in Wodonga – can’t

we explore other

options for the retail?

Options for other retailers are being explored for the precinct including more smaller retail options in the Goods Shed and Station building.

17. What are you doing to

expand your options

for an "anchor

tenant"?

The developers have been actively working to secure future tenants and launched a retail leasing campaign in July 2021.

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18. In relation to retail, are

there any specific

guidelines about what

can and can’t go in the

location earmarked for

retail?

The specific guidance under Clause 5.1-4 of the Wodonga Planning Scheme Activity Centre Zone – Schedule 1 identifies that this part of Sub-precinct 1.4 should have a commercial and retail character focus toward the south and at Elgin Boulevard.

THEME: THE PLANNING PROCESS AND DAN MURPHY’S

QUESTIONS ANSWERS

19. Can you clarify the

status of the permit application lodged to Council regarding Dan Murphy’s

Central Place has lodged two separate applications with Council for planning permits:

• A planning application for the refreshed master plan and hotel

• A planning application for the retail development (including Dan Murphy’s)

We have listened to feedback and as a result, we have requested that Council consider the master plan refresh application first in November 2021 to provide the broader context, and then the retail application in December 2021.

We understand that the decision will be made by the Councillors.

20. What happens if

Council does not

approve the permit for

Dan Murphy’s?

We will look at our options and consider the best way forward for the project and Wodonga. There is no doubt we need a strong, national retailer in place from the start and we have a good option on the table with Dan Murphy’s – national, reputable and committed to the Wodonga community. We need to consider what impact this would have on the whole precinct development – in terms of both timing, as well as attracting other tenants to the site.

21. What is the status of

the liquor licence?

The liquor licence is the responsibility of the proposed tenant and was lodged by Dan Murphy’s with the Victorian Commission for Gambling and Liquor Regulation (VCGLR). The process with the VCGLR is independent of the planning permit application and the VCGLR reached a decision earlier this month. The VCGLR has approved the licence, however, it only becomes active once a planning permit for a Licensed Premises has been granted. This application is currently on pause.

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22. Why has this process

not been transparent with the people and Council?

We have been working with Council officers for nine months on the refreshed master plan and the permits. We have listened to their feedback during this entire process and taken it on board. On the back their feedback, we have already made changes to the proposed refreshed master plan. We have also responded to community feedback and requested Council pause the permit application for the retail component and firstly consider the refreshed master plan.

On request from Council officers, we also presented the refreshed master plan to Councillors around two months ago. In addition, Council officers asked us to talk to the community which we have been doing during September and October.

23. What recourse do we

have to object?

Community can provide their feedback to Council directly. We will also share our community engagement report with Council, as well as community.

24. Is it a done deal?

No. Central Place currently has a formal application before Council which will follow due process. Our understanding is the master plan, and any subsequent permits will go before the Councillors for a decision later this year.

25. Is there already a

contractual agreement with Dan Murphy’s?

There is currently an agreement in place between the developer and Dan Murphy’s, however, a number of conditions must be met prior to this proceeding.

26. Can Council influence

the decision on the retail permits?

Council has provided feedback on both the master plan and retail prior to the applications being formally lodged and we have taken on their feedback and made changes accordingly. The retail permit application is currently on hold following our request, as we would like Council and the Councillors to have the opportunity to understand and assess the refreshed master plan first, as it provides the whole vision for the precinct.

27. What are you doing to

expand your options for an "anchor tenant"?

An active retail leasing campaign began in July 2021 and is still underway to secure future tenants at Junction Place.

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THEME: CAR PARKING AND TRAFFIC

QUESTIONS ANSWERS

28. How much car parking

will be delivered?

Approximately 605 car spaces will be delivered, and they will cater for all the uses within Junction Place, including the cinema/entertainment precinct, hotel, retail, market hall and the existing Goods Shed and Station buildings.

29. Where is the car

parking?

Ample car parking will be provided for people visiting Junction Place, including a two-level car park north of the market hall and hotel. There will also be ground level car parking adjacent to the retail, and the workspace buildings will have a single level basement car park.

30. How far is the car

parking to the cinema?

We anticipate approximately 80 car parks will be delivered under the cinema, with the balance being provided in the two-storey car park planned to be located north of the proposed market hall and hotel, which is approximately 40 metres from the cinema building.

31. There was a promise

of a transport hub in central Wodonga. Where is that?

Our understanding that this transport hub forms part of the Wodonga Council’s integrated transport plan.

32. Will there be a new

bus route required to and from Junction Place or will it be an extension of the current route?

We don’t have control or manage public transport routes but we are happy to hear more about what is needed and have that discussion with Council and other relevant authorities.

33. Why are we ending up

with a large number of car parks with no sleeving?

There are minimum statutory requirements that must be met by the developer to obtain a planning permit. To facilitate the number of cars requires a lot of space and it is not always possible to conceal all of it from the street frontages. Where car parking is not sleeved, we have incorporated planting strips with canopy trees, a 2.5m granite paving footpath and a further 2.065m feature planting area to visually separate the car park from the street.

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34. Have you looked at

possible road congestion between High Street and the cinema, meaning access would be encouraged down a one lane Jack Hore Way to get to the proposed car park?

The developer is proposing to modify Jack Hore Way to become a two-way street, subject to planning approvals. This will reduce any potential increase in congestion. The developer will provide the land and cover the cost. Traffic engineers studied the impacts of the master plan on the operation of the surrounding road network and the findings were provided to Council with the applications.

35. Where is the bike

track coming from and going to? It is not clear on the plan.

The bike lanes connect into a series of on road bike routes established in the central business area of Wodonga which in turn connect into some of the main off-road sealed shared paths including House Creek and Gateway Island and Belvoir Park tracks.

36. Will there be time

limits on car parking?

We will need to speak to Council about time limits on parking, but we can confirm all parking within Junction Place will be free.

THEME: COMMUNITY CONSULTATION

QUESTIONS ANSWERS

37. Are you going to come

up and do some face-to-face sessions when COVID eases?

We are committed to talking to the community face-to-face as soon as there is an opportunity, however at the moment we are operating in line with the directives from the Chief Health Officer.

38. Why has it taken

almost a year to speak to the community?

Extensive community consultation has previously been undertaken by Development Victoria and Council to develop the vision for Junction Place. The refreshed master plan aligns closely with this vision and adheres to all planning schemes for the central business area (CBA) of Wodonga.

We have been working closely with Council to get us to where we are with a refreshed master plan and have made a commitment to work with the community and stakeholders going forward.

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39. How much influence

does the community have?

We are committed to working with – and listening to – the Wodonga community and stakeholders and we encourage everyone to give us feedback on the master plan as part of the current consultation. There will be other opportunities in the future, particularly for those interested in uses of open space and the market hall, as well as ideas for other tenants in the future.

Extensive community consultation has previously been undertaken to develop the vision for Junction Place and the community has had great influence on this vision.

40. Why was the

community not consulted about Dan Murphy’s?

We are consulting now, and community has the opportunity to provide feedback on the whole master plan. As part of this and also the council process, community has an opportunity to provide feedback.

41. At what point will you

listen to what the community wants?

Extensive community consultation has previously been undertaken by Development Victoria and Council to develop the vision for Junction Place. The refreshed master plan aligns closely with this vision and adheres to all planning schemes for the central business area (CBA) of Wodonga.

We are committed to working with – and listening to – the Wodonga community and stakeholders about the future of Junction Place. This will include seeking community ideas about future tenants, uses of the open spaces and ideas for future use of the market hall.

42. Will you consult the

people of Wodonga?

These sessions are about sharing information and seeking your input about the refreshed master plan. There will be future opportunities for the community to be involved in shaping Junction Place and we will stay in touch about these opportunities.

43. How will you respond

to our feedback? Will it be individual?

We have collated the Frequently Asked Questions based on community questions around themes. If the responses provided do not answer your question, please email us at [email protected]

44. Where has the

consultation been with regard to choosing the private sector developers?

Our aim for Junction Place was always to work with the private sector to deliver key components of the project. The appointment of private developers on this project has been subject to procurement processes which are commercial in confidence.

All decisions have been made in the interest of delivering the best possible outcome for Junction Place and the city of Wodonga.

mailto:[email protected]

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45. What else can the

community be consulted upon – will you keep talking to us?

We want to keep talking to the community. In the near future we are keen to look at an activation strategy for Junction Place which could include outdoor cinemas and other activities – we are very keen to hear from the community about what this activation could look like.

46. Why wasn’t Central

Place represented at the community sessions and why did Louda speak on their behalf?

Louda Property has been engaged by Central Place to act as a development manager for this phase of the project and we have been working closely with Central Place on the refreshed master plan.

THEME: THE MASTER PLAN

QUESTIONS ANSWERS

47. How can you argue

that a permitted master plan will add greater certainty?

The permitted master plan provides more certainty to the community about what’s going to happen in the future. A planning approved master plan will provide potential tenants with certainty when we are trying to attract the cinema/hotel/entertainment operators, workspace tenants and retail tenants.

48. When Development

Victoria first developed the master plan for Junction Place it was a highly collaborative process involving many different stakeholders and from an early stage. Why has this process only brought in the community after a revised plan has been lodged with Council?

Development Victoria’s and Council’s vision for Junction Place was developed with extensive involvement from the community. This collaborative approach resulted in a vision for the precinct that has not changed. The refreshed master plan remains true to the original vision for Junction Place.

We have been working with Council officers for many months on the refreshed master plan and they have been very supportive and not identified any issues. They had advised a particular planning path, which has now changed, with councillors indicating they will consider the master plan and the permits. We are working with that process and also consulting with community to get their feedback on the master plan.

49. Where in the original

master plan was there a reference to Dan Murphy’s?

The original master plan – and the refreshed master plan – both indicate retail outlets as part of the precinct. This is in line with the original vision for Junction Place developed following extensive consultation. During a master plan process, individual tenants may not have been secured – as is the case with Junction Place, however, both plans clearly reference the inclusion of retail.

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50. Why did the previous

master plan fall over?

The previous master plan developed in 2016 was an aspirational plan setting out ideas for the site. Since the 2016 Junction Place Master Plan was prepared, the Planning Scheme – which sets out the types of land uses, and buildings desired for Junction Place – has changed to encourage and facilitate development at Junction Place and central Wodonga. The previous master plan included all the components of the original vision for Junction Place and the refreshed master plan also includes these components, with some changes to staging, delivery and the location of certain aspects of the project. The refreshed master plan takes the principles of the 2016 master plan to the next level of detail to ensure it is deliverable. It provides certainty that the mix of land uses (e.g., cinema, hotel, open space, commercial office and retail) are all still located in the precinct and also includes sufficient car parking to meet the anticipated demand for this part of central Wodonga. Some of the land uses – for example the cinema – are in different locations and the arrangement and size of the developments have considered the market conditions that have changed since the 2016 master plan, particularly since the arrival of COVID-19.

51. What guarantee do we

get that the rest is delivered without another 'refresh'?

A precinct of this scale does require some flexibility to respond to changes in the market, regions and the property market.

The master plan provides certainty around the uses of the precinct and the size and scale of the buildings and also demonstrates that we have considered the extensive consultation that has occurred in the past.

52. Can you confirm if the

refreshed master plan must be approved by Council before you proceed?

Council has indicated that the master plan will be considered by the elected officers. There is great support across all of Wodonga to stimulate economic activity and encourage growth in the region and the refreshed master plan contributes positively to this. It has also been refreshed in line with all of Council’s current planning schemes for the Wodonga Central Business Area.

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53. Can you outline the

dates and steps you have taken to discuss the refreshed master plan with Council staff and elected members?

We have been working with Council officers since early 2021 on the refreshed master plan and meet with them regularly. They have provided feedback on elements of the plan and we have made changes to reflect this feedback. Following the submission of formal permits in May and July, Council staff requested we brief elected members which we were happy to do. This took place in August.

54. Why was this proposal

not put to Elected Members before the formal applications were submitted?

We were asked to brief Elected Members by Council staff in August which we were happy to do. Prior to this time, we were not requested to provide information directly to Elected Members by Council staff but again – were happy to brief them as soon as we were asked.

55. If Council does not

approve the master plan and associated permits, will you go to VCAT?

The process is currently before Council and we await the outcome of this process before making any decisions about the next step.

56. The refreshed master

plan boundary looks different. How will the land outside the master plan boundary be developed?

The boundary is the same. There are several land sites still retained by Development Victoria which are not part of the current application including a large site bordered by Smythe, South and Watson Streets. There is also the residential townhouses which were approved in 2019 and are under construction.

57. Does the refreshed

master plan retain all supplementary guidance set out in the Junction Place - Central Wodonga Framework Plan?

Yes. The Wodonga Central Business Area Framework Plan is referenced in the Planning Scheme and was one of the strategic documents that informed changes to the Planning Scheme in 2017. Strategic planning for the precinct dating back ten years envisaged a vibrant mixed-use precinct surrounding public open space and a pedestrian friendly “movement” network. The key public spaces have been delivered by Development Victoria as part of the first phase of Junction Place’s renewal and its popularity has exceeded expectations. Having delivered these key spaces, the planning scheme, which embodies the aspirations of the Central Wodonga Framework Plan, seeks to deliver a consolidated retail and commercial precinct that will contribute to activity and investment within central Wodonga. The current application includes additional public areas that will be activated by the proposed commercial uses, generating activity throughout the day and evening.

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58. How has the evolution

of urban planning – with a focus on social wellbeing, climate action and a focus on public and active transport influenced the refreshed master plan?

At the core of any application is the need to ensure that the proposed development will deliver net community benefit and we believe the refreshed master plan delivers this. The application includes Environmentally Sustainable Design (ESD) initiatives for each stage of the development. Key initiatives focus on water and energy management, responding to the climatic conditions of the area. In reviewing the 2016 master plan, the access and movement network is critical to the success of Junction Place. The refreshed master plan ensures there will be sufficient car parking (including universal access) provided for each stage of the development while seeking to encourage alternate modes of travel such as walking and cycling. The arrangement of the proposed buildings enables pedestrians to walk between a number of the different stages through new landscaped areas without needing to cross a public road. The arrangement of the refreshed master plan ensures there are opportunities to adapt to changing public transport needs of the redevelopment in conjunction with other parts of central Wodonga.

59. As you are

Melbourne-based why do you think you know what our community needs and/or is best for our community.

We have worked closely with the community since the very early days of Junction Place and the vision and refreshed master plan were both developed based on what the community wanted to see at Junction Place. Central Place is a local developer and member of the community, and Luoda Property is here to provide our development management expertise given our experience in similar projects.

60. What about the social

impacts for people in refreshed master plan?

The entire precinct delivers something for everyone – families, the young, workers and shoppers. We are committed to good social outcomes. The parks already delivered provide ample demonstration of this. The next phase of the precinct is the delivery of vital jobs for the Wodonga community, and stimulating the Wodonga economy. The retail tenancies alone are expected to generate 20 full-time and 50 part-time jobs that current do not exist in Wodonga. Almost 25 per cent of the site is open space for the community to enjoy.

61. How was the

refreshed master plan developed and has it gone to the Victorian Design Review Panel?

The refreshed master plan was developed following a review of the 2016 master plan and the current town planning controls of the Wodonga Planning Scheme. The approach taken reviewed how best to integrate a mixed-use development with the existing significant heritage and open space assets in line with the Planning Scheme. The application has been formulated to meet the design requirements and aspirations of the Planning Scheme and has not been to the

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Victorian Design Review Panel (VDRP). There is no statutory requirement for a proposal within the Wodonga Central Business Area to be reviewed by the VDRP. NH Architecture is a highly regarded practice whose work in mixed-use precincts has been widely recognised for its quality and sustainability credentials. The consultant team has a strong track record of delivering high quality mixed-use projects that contribute to the vitality of the community and role of Wodonga within the region.

62. How will you prevent

under-development of prime central city land in Wodonga (ie big box retail)?

Our plans for Junction Place are for a mixed-use precinct delivering open space, community facilities, restaurants and cafes, a hotel and cinema and entertainment complex. The retail component of Junction Place is only 7.4 per cent of the overall development.

63. Can you acknowledge

that the community is opposed to the refreshed master plan and Dan Murphy’s – and how do you respond to this?

We are encouraging the community to talk to us – we want to hear your feedback. We have certainly heard the discussions around Dan Murphy’s, and we have also heard a lot of other feedback, including a desire for open space – which is a big theme. We will take this feedback on board and continue to talk to the community and Council.

64. Can you confirm that

Development Victoria does not have to formally approve any plans lodged by the developer? If Development Victoria does not agree with the plan, can the developer still lodge?

Development Victoria is working closely with the developer on the refreshed master plan and has had input along the journey. The developer needs to meet a range of criteria and requirements as part of its development agreement with Development Victoria for the plans to proceed.

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THEME: SUPPORTING LOCAL BUSINESS

QUESTIONS ANSWERS

65. Businesses currently

in the carriage at the end of the platform - will they be included in this master plan still or would they be encouraged to move to a new retail space?

The existing tenants in the Goods Shed, Station Building and Sidings Park are already an important part of the precinct and we hope that all tenants will remain.

66. Will there be more

small commercial rental spaces?

There will be an opportunity for smaller businesses to be included in Junction Place as part of stages five and six, which will provide a work space for businesses. Stage five on Aurora Way in particular will be suited to small businesses.

There may also be opportunities in the Goods Shed and Station Building for smaller commercial rental spaces.

67. COVID-19 has had a

real impact on local businesses and introducing new retail at Junction Place could place them on a knife’s edge.

This project will provide a kick-start for jobs, economic growth and encourage people back to the centre of Wodonga to support all the businesses in the central business area.

THEME: HOTEL AND CONFERENCE CENTRE

QUESTIONS ANSWERS

68. Why was the hotel

only chosen to be 150 rooms?

There is a demand for quality hotel accommodation in Wodonga and a real opportunity to deliver an upper-mid scale hotel in the area. Our discussions with the proposed hotel operator has also confirmed the demand.

69. Is there any thought

that goes into current business already here?

The existing tenants in the Goods Shed, Station Building and Sidings Park are already an important part of the precinct and we hope that all tenants will remain.

70. Is the auditorium

space going to be affordable?

Across the hotel conference facilities, market hall and cinema buildings, there will be multiple areas in which events can be held.

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The market hall is envisaged to be a more affordable option for community events.

71. How are customers

going to find the hotel if it is hidden behind the station, with poor vehicle access?

The hotel building will be a significant part of Junction Place landscape and access to the car park will be available from both Aurora Way and Church St, with the drop-off zone on Aurora Way. Precinct wayfinding signage will ensure clear directions.

72. We don’t believe there

is a need for another hotel in Wodonga. There are ample opportunities in Albury and also in our town.

We believe this proposed hotel will fill a real gap in the market in Wodonga. There are not enough quality hotel rooms in Wodonga at present. This is an opportunity for visitors to the region to stay in Wodonga, rather than in Albury.

73. Will the hotel

overshadow the residential buildings?

The hotel and residential building have been designed to ensure no overshadowing of the residential building between 10:00am and 3:00pm at the spring equinox.

THEME: OPEN SPACE

QUESTIONS ANSWERS

74. Why can’t you leave

Junction Place as open space until a suitable and acceptable tenant is proposed?

Almost 25 per cent of the site (more than 10,000 square metres) is open space, which is more than the original master plan, which included around 21 per cent of open space. We are committed to delivering the next phase of Junction Place, which will activate the area even more and ensure it becomes a vibrant precinct in the heart of Wodonga.

This includes the delivery of vital jobs for the Wodonga community, and stimulating the Wodonga economy. To do this, we need to entice retailers and tenants who can kick-start the next phase of the precinct. We have delivered and are committed to delivering open space for the community.

75. Richardson Park

hasn’t really delivered what we thought and in line with that, will you look at breaking up the buildings with more open space and greenery?

The landscape strategy, which forms part of the master plan application, includes multiple initiatives to provide additional lawn areas, raised garden beds, water features, rain gardens and a substantial number of canopy trees not only in the new green spaces, but along walkways and in car parks.

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76. In relation to laneways

and rooftop spaces, is there consideration being given to make them accessible and green spaces?

There is opportunity to include active green spaces on the rooftops of some of the buildings, particularly the workspace buildings. Green walls could also be considered. These elements will be considered for each building in the detailed design phase.

77. Heat is a real issue in

Wodonga in the warmer months. How will you ensure the open space will be cool and welcoming for the community during hot months?

The landscape strategy, which forms part of the master plan application, includes a substantial number of canopy trees not only in the new green spaces, but along walkways and in car parks and where trees are not suitable, feature canopy structures have been proposed.

78. What size will the

footpaths be?

There will be a variety of footpath widths in the precinct including approximately 5.0m wide on Elgin Boulevard, 6.0m wide on Aurora Way in front of the hotel and 2.5m on Jack Hore Way.

THEME: OTHER OPPORTUNITIES AT JUNCTION PLACE

QUESTIONS ANSWERS

79. In the first

presentation there was reference to GovHubs – has the Victorian Government indicated they would support a GovHub similar to Ballarat and Bendigo?

There is no formal commitment for the delivery of a GovHub, however, our vision would be to develop work spaces where a range of businesses – including government services – could operate out of.

THEME: THE TOWNHOUSES

QUESTIONS ANSWERS

80. Can you please

confirm the current status of the proposed 70 townhouse project?

During late 2018 and 2019 the site was serviced with all infrastructure required to facilitate the delivery of the dwelling construction. 2020 was disrupted due to the impacts of COVID-19 but construction has now commenced on the townhouses and will continue until the last townhouse welcomes its new owners to the Junction Place precinct.

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THEME: THE CO-WORKING SPACE

QUESTIONS ANSWERS

81. What are the plans for

the co-working space?

We are hoping to kick-start the co-working spaces sooner rather than later and attract start-ups or people working from home to Junction Place. These spaces will provide more activity in the precinct and provide an opportunity for new businesses to collaborate.

junction place master plan refresh

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