planning report september 2012 - city of greater · pdf fileurbis staff responsible for this...

MASTERS

PLANNING REPORT SEPTEMBER 2012

CORIO

© Urbis Pty Ltd ABN 50 105 256 228 All Rights Reserved. No material may be reproduced without prior permission. While we have tried to ensure the accuracy of the information in this publication, the Publisher accepts no responsibility or liability for any errors, omissions or resultant consequences including any loss or damage arising from reliance in information in this publication. URBIS Australia Asia Middle East urbis.com.au

URBIS STAFF RESPONSIBLE FOR THIS REPORT WERE:

Director Sarah Emons

Senior Consultant Sarah Ancell

Job Code MA7667

Report Number Rep001 Rev 2 xdisclai mer x

URBIS MA7667 REP-001 REV 2

TABLE OF CONTENTS

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

1.1 The Masters Concept .............................................................................................................. 1

2 Urban Context ................................................................................................................................... 3

2.1 The Subject Site ...................................................................................................................... 3

2.2 The Surrounding Land ............................................................................................................. 3

2.3 Opportunities & Constraints..................................................................................................... 3

3 The Proposal ..................................................................................................................................... 7

3.1 Planning Scheme Amendment ................................................................................................ 7

3.2 Masters Store .......................................................................................................................... 7

3.3 Restricted Retail Tenancies..................................................................................................... 8

3.4 Pad Site ................................................................................................................................... 8

3.5 Access ..................................................................................................................................... 8

3.6 Car Parking .............................................................................................................................. 8

3.7 Bicycle Facilities ...................................................................................................................... 8

3.8 Loading and Waste Facilities................................................................................................... 9

3.9 Landscaping ............................................................................................................................ 9

3.10 Floodway ................................................................................................................................. 9

3.11 Signage.................................................................................................................................... 9

3.12 ESD Initiatives ....................................................................................................................... 10

4 Planning Controls........................................................................................................................... 12

4.1 Zone ....................................................................................................................................... 12

4.2 Overlays................................................................................................................................. 12

4.3 Particular Provisions .............................................................................................................. 12

4.4 Summary of Planning Approvals Required ........................................................................... 13

5 Planning Policy Context ................................................................................................................ 17

5.1 State Planning Policy ............................................................................................................. 17

5.2 Local Planning Policy ............................................................................................................ 18 5.2.1 Municipal Strategic Statement ............................................................................................... 18 5.2.2 Local Planning Policies .......................................................................................................... 19

5.3 Other Strategic Policy Documents ........................................................................................ 19 5.3.1 Retail Review ......................................................................................................................... 19 5.3.2 Draft Guidelines for Bulky Goods .......................................................................................... 20 5.3.3 Advisory Committee Report on the Woolworths “Oxygen” Proposals .................................. 20 5.3.4 Corio Norlane Structure Plan................................................................................................. 21

6 Planning Considerations ............................................................................................................... 22

6.1 Overview ................................................................................................................................ 22

6.2 Appropriateness of Proposed Planning Scheme Amendment and LAnd Uses .................... 22

6.3 Built Form and Layout ........................................................................................................... 24

6.4 Amenity Considerations ......................................................................................................... 25

6.5 Vegetation and Landscaping ................................................................................................. 25

6.6 Flooding and Drainage .......................................................................................................... 26

6.7 Traffic and Car Parking .......................................................................................................... 26 6.7.1 Access For Pedestrians And Customer Vehicles .................................................................. 26 6.7.2 Car And Bicycle Parking ........................................................................................................ 27

URBIS

MA7667 REP-001 REV 2

6.7.3 Traffic Generation ..................................................................................................................27 6.7.4 Access For Delivery Vehicles ................................................................................................27

6.8 Signage ..................................................................................................................................28

7 Conclusions ....................................................................................................................................30

FIGURES:

Figure 1 – Location Map .................................................................................................................................... 5 Figure 2 – Aerial Photo ...................................................................................................................................... 6 Figure 3 – Zoning Map .................................................................................................................................... 14 Figure 4 – Environmental Significance Overlay Schedule 4 ............................................................................ 15 Figure 5 – Public Acquisition Overlay Schedule 3 ........................................................................................... 16

TABLES:

TABLE 1 – Proposed Signage .......................................................................................................................... 9

URBIS MA7667 REP-001 REV 2

URBIS MA7667 REP-001 REV 2 INTRODUCTION 1

1 Introduction

This Planning Report has been prepared by Urbis Pty Ltd on behalf of Hydrox Nominees Pty Ltd in support of a planning permit application and amendment request under Section 96A of the Planning and Environment Act 1987 to rezone and develop land at Bacchus Marsh Road in Corio for a Masters Home Improvement retailing offer.

The site is situated at the northern end of Geelong and fronts both the Geelong Ring Road and Bacchus Marsh Road. The proposal presented within this application will enable the establishment of a strategically important employment use within the Corio-Norlane Business Park. The rezoning proposed supports the highest and best use of the land, and allows for a development that will capitalise on this prominent and strategically located site. Importantly it will also provide a catalyst for the development of the broader employment precinct, and serve as a buffer between the residential areas to the east and the MC Herd Abattoir to the west.

This application is to be read in conjunction with the following supporting documentation:

Appendix A: Certificate of Title

Appendix B: Draft planning scheme amendment documentation, prepared by Urbis Pty Ltd.

Appendix C: Plans and elevations, prepared by Leffler Simes Architects.

Appendix D: Landscape Plan, prepared by Urbis Pty Ltd.

Appendix E: Need and Economic Impact Assessment, prepared by Deep End Services.

Appendix F: Traffic Impact Assessment, prepared by GTA Consultants.

Appendix G: Stormwater Management Plan, prepared by Cardno.

Appendix H: Flood Impact Assessment, prepared by BMT WBM.

Appendix I: Phase I and II Environmental Site Assessment, prepared by Alpha Environmental.

Appendix J: Environmental Noise Assessment, prepared by SLR Global Environmental Solutions.

Appendix K: Vegetation and Net Gain Assessment, prepared by Mark Trengrove Ecological Services.

Appendix L: ESD Report, prepared by AECOM.

1.1 THE MASTERS CONCEPT

Masters is a joint venture between Woolworths Limited and Lowes Companies Incorporated. Woolworths are Australia’s largest retailer and private sector employer, employing over 191,000 people. Lowes are the second largest home improvement retailer in the world and have over 1,700 stores across the USA and Canada.

The Masters concept can be best described as a large format Home Improvement store. The typical layout consists of a total floor area of approximately 13,000 square metres (Trade Supplies, Restricted Retail, Landscape Gardening Supplies), with associated car parking.

The Woolworths/Lowes vision is to enhance choice for Australian (retail and trade) consumers with increased competition in the destination home improvement sector, and improved product range representing value and choice and a fresh new offer.

The joint venture is aiming to secure approximately 150 stores across Australia over the next 5 years, with the intention to roll-out approximately 30 new Masters stores in Victoria over a period of 5

2 INTRODUCTION URBIS


years. Approval has already been obtained for numerous stores and the first of these opened in Braybrook in September 2011.

The Corio store will deliver a development which will have positive economic impacts including local investment in the order of $13 million and the creation of approximately 176 local ongoing jobs, plus another 109 jobs through the multiplier effect. 100 direct and 88 indirect local construction-related jobs will also be supported during the centre’s development phase.

Given the quantum of investment proposed and level of employment to be generated, it is considered that the project rollout is of major economic importance to the state of Victoria. This was recognised by the former State Government, and the first 10 store approvals were granted following an Advisory Committee process appointed by the former Minister for Planning.

Masters stores were previously referred to as “Oxygen” stores during earlier stages of the rollout, and some documents referred to in this application utilise the term “Oxygen” rather than Masters.

URBIS MA7667 REP-001 REV 2 URBAN CONTEXT 3

2 Urban Context

2.1 THE SUBJECT SITE

The subject site is located on the east side of Bacchus Marsh Road with a northern boundary to the Geelong Ring Road in Corio, and is approximately 10km from the Geelong City Centre. The site is relatively flat with a slight fall towards Bacchus Marsh Road. The site does not feature any buildings and is currently used for agricultural purposes (cropping). As per the Vegetation and Net Gain Assessment attached as Appendix J, the site contains only exotic vegetation with no native species present.

The site is part of a wider parcel of land (as shown in Figures 1 and 2) with the balance of the land to the east indicated for a future residential subdivision and development.

The subject site has a total area of approximately 120,920 sqm with the Masters component comprising 58,150 sqm. The balance of the land (62,770 sqm) is identified for future residential development.

The site is identified as Lot A on Plan of Subdivision 540915K (Volume 11008 Folio 027) (refer to Appendix A). There are no restrictions on title except for a 2m wide drainage easement (E-4) extending across the site’s eastern boundary.

A Phase I and II Environmental Site Assessment has been prepared by Alpha Environmental (refer to Appendix H) which concludes that the soils are suitable for the proposed use.

2.2 THE SURROUNDING LAND

The site’s main interfaces are described below:

North – The site adjoins the Geelong Ring Road and its exit lane to Bacchus Marsh Road. The road reserve includes an acoustic wall that extends from the eastern boundary to approximately midway along the northern boundary of the site. The Geelong Ring Road is a freeway and is under the control of VicRoads. Beyond this is land used for a range of purposes including rural residential dwellings, open farmland, a car scrap yard, and industrial premises.

East – Land to the east features conventional residential subdivision, mainly characterised by single detached dwellings with areas of rear private open space. The dwellings adjacent to the site are oriented to the east (away from the site) with rear backyards oriented to the west (facing the site). Further to the south-east are the Flinders Peak Secondary College and a recreation reserve.

South – To the south is a vacant parcel of land which will be partly developed as part of the business park, with the remainder of the land having recently received approval for an 82 lot residential subdivision.

West – The site adjoins Bacchus Marsh Road, beyond which lies the MC Herd Pty Ltd abattoir. Bacchus Marsh Road designated a Category 1 Road and is under the control of VicRoads.

2.3 OPPORTUNITIES & CONSTRAINTS

There are a number of development opportunities and constraints presented by the site. These have been addressed in resolving the proposed zoning and detailed design of the site.

Key opportunities for the site are as follows:

The site enjoys a prominent ‘gateway’ location within a new restricted retail/homemaker precinct in the Corio Norlane Structure Plan.

The site is undeveloped and is vacant of any structures.

4 URBAN CONTEXT URBIS


The site has frontage to both the Geelong Ring Road and Bacchus Marsh Road.

The site’s proximity to the MC Herd Abattoir means that it is unsuitable for sensitive uses. The proposed use will establish a well resolved and highly compatible buffer between the abattoir and residential uses.

Whilst being located in an Environmental Significance Overlay, the site does not contain any native vegetation.

Key constraints for the site are as follows:

Drainage issues.

Potential future adjacent residential uses that require appropriate treatment of the sensitive boundaries.

Adjacent topographical and physical features, namely the elevated sections of the Geelong Ring Road and Bacchus Marsh Road and acoustic walls associated with the Geelong Ring Road, that require consideration in regards to the positioning of signage to ensure the site can be identified by passing traffic.

URBIS MA7667 REP-001 REV 2 URBAN CONTEXT 5

FIGURE 1 – LOCATION MAP

6 URBAN CONTEXT URBIS


FIGURE 2 – AERIAL PHOTO

URBIS MA7667 REP-001 REV 2 THE PROPOSAL 7

3 The Proposal

The proposal involves a planning permit application and amendment request under Section 96A of the Planning and Environment Act 1987.

3.1 PLANNING SCHEME AMENDMENT

There are three components to the amendment request as follows:

Rezone the Masters portion of the site to Business 4.

Remove Environmental Significance Overlay Schedule 4 from the site.

Amend the Retail Activity Centre Hierarchy in Clause 21.07-8 of the planning scheme to include the Masters site as a homemaker precinct.

3.2 MASTERS STORE

The Masters store is to be positioned in the northwest corner of the site with the entrance facing to the west. The proposal includes the following components:

The building will be setback approximately 14 metres from Geelong Ring Road and approximately 84 metres from Bacchus Marsh Road.

The building contains three main components, being mainly restricted retail floorspace with trade supplies to the north and landscape gardening supplies to the south. The floor areas for each component are as follows:

USE AREA

Trade supplies 2,326 sqm

Restricted retail 8,336 sqm (including a café area of 160 sqm)

Garden centre 2,223 sqm

Receiving area 816 sqm

Total 13,701 sqm

As per the floor areas above, 160 sqm of the main floor area will be used for food and drink premises that will serve Masters customers and staff. The hours of operation will be in line with the Masters store and access will only be from within the Masters store via the main entry. Masters will secure an external tenant for these premises.

At-grade car parking is located within the front setback to Bacchus Marsh Road.

The hours of operation will be 6am to 10pm Monday to Friday and 6am to 10pm on Saturday and Sunday.

The overall height is proposed to be 13.0 metres to the top of the roof line, although the average overall height of the majority of the built form is much lower at approximately 9.57 metres.

The building will be constructed using a variety of materials including vertical concrete panels, alucobond sheeting, louvered metal panels and glazed panels predominantly located along the Bacchus Marsh frontage, and corrugated metal roof sheeting for a hipped roof structure.

8 THE PROPOSAL URBIS


3.3 RESTRICTED RETAIL TENANCIES

The layout of the proposed development also allows for four restricted retail tenancies to be incorporated into the south eastern end of the development. These will have a combined area of 4,770 square metres, with the individual tenancy areas being as follows:

Tenancy 1: 1,120 sqm




Pedestrians will enter the individual retail tenancies from separate entrances located on the western façade of the built form.

The maximum height of the built form will be 8.075 metres from the ground floor.

The built form will have a contemporary design and utilise a variety of building materials including powdercoated aluminium louvres, alcubond sheeting, pre-cast concrete panels and high levels of glazing.

3.4 PAD SITE

It is noted that a future pad site of approximately 1,850m2 is identified in the plans. This does not form

part of the current proposal, and will be subject to a future planning application in due course.

3.5 ACCESS

Vehicle access will be provided via a new signalised intersection at the existing Bacchus Marsh Road/MC Herd access intersection, located at the south-west corner of the site. Pedestrian crossings are proposed on the Bacchus Marsh Road north, the subject site access, and the MC Herd access approaches of the intersection.

3.6 CAR PARKING

Parking will be provided within an at-grade car park, accommodating a total of 487 car spaces, inclusive of specialised parking for disabled persons and trailers.

3.7 BICYCLE FACILITIES

It is proposed to locate 88 bicycle parking spaces on the site as follows:

18 customer spaces adjacent to the side of the Garden Centre near the entrances to the restricted retail premises

12 customer spaces adjacent to the trade entry

36 staff spaces adjacent to the trade entry in a locked compound

12 staff spaces at the rear of restricted retail tenancy

One staff shower will be provided in each of the restricted retail tenancies and the Masters store.


3.8 LOADING AND WASTE FACILITIES

Loading areas are proposed to the rear of both the Masters store and the retail tenancies, with access via a service road that is separated from the customer access areas. A truck manoeuvring area is provided to the north of the Masters building so that vehicles can exit the loading area in a forward direction.

3.9 LANDSCAPING

The Landscape Concept Plan at Appendix C provides a range of landscaping treatments that reflect the character and requirements of various parts of the site as follows:

The entry trees are tall and narrow columnar deciduous species planted in rows to provide an entry statement and emphasise the main entry points when viewed from a distance.

The street interface trees within the car park area fronting Bacchus March Road provide shade protection but have a canopy height that allows views into the development.

The car park tree planting consists of diamond planter beds filled with low plantings and trees to provide shade protection.

The car park feature trees along the pedestrian walkway will be planted in a different deciduous species to highlight the location of the walkway.

3.10 FLOODWAY

In order to mitigate the effects of flooding on the subject site, a floodway is proposed that extends from Bacchus Marsh Road along the western boundary of the site and continues across the adjoining land to reach the existing Corio North Reserve retarding basin. Plans for the proposed floodway are attached in the Flood Impact Report in Appendix G, and further discussion of these plans is provided in the Stormwater Management Plan in Appendix H.

3.11 SIGNAGE

The following signage is proposed (refer to signage plans TP-10 to TP-13 in the architectural plans):

TABLE 1 – PROPOSED SIGNAGE

SIGN

NUMBER

SIGN TYPE AREA OF

SIGN

NUMBER

OF SIGNS

HEIGHT OF

SIGN

NOTES

- Masters sign 117.55 sqm 1 - Located above the main entrance

Illuminated

- Trade centre sign 7.18 sqm 1 - Located above the trade centre

entrance

- Garden centre sign 9.48 sqm 1 - Located above the garden centre

entrance

1 Pylon sign 35.55 sqm 1 double

sided

12.0m Will contain the Masters corporate

logo and associated wording

Will include restricted retail tenancy

signage at a later date subject to

Council approval

10 THE PROPOSAL URBIS


SIGN

NUMBER

SIGN TYPE AREA OF

SIGN

NUMBER

OF SIGNS

HEIGHT OF

SIGN

NOTES

Internally illuminated

2 Accessible parking 0.28 sqm 8 single

sided

2.6m Pole mounted

3 Parents with prams 0.28 sqm 4 double

sided

2.6m Pole mounted

4 Service road 0.28 sqm 1 single

sided

2.6m Pole mounted

5 Truck directional 0.28 sqm 1 single

sided

2.6m Pole mounted

6 Trade entry 0.28 sqm 1 single

sided

2.6m Wall mounted

7 Trolley return 0.45 sqm 16 single

sided

1.93m Mounted on trolley bay steelwork

8 Loading dock 0.56 sqm 1 single

sided

2.6m Wall mounted

9 Loading dock 0.28 sqm 1 single

sided

2.6m Pole mounted

13 Wall sign 29.25 sqm 1 single

sided

8.0m Located on a standalone wall that is

88 sqm in area

Internally illuminated

In addition to the above, stencils will be painted on the trailer parking spaces, accessible parking spaces and parents with prams parking spaces (signs 10 to 12).

Indicative signage zones are shown for the food and drink premises and the restricted retail tenancies. Signage for these will be the subject of separate planning applications.

3.12 ESD INITIATIVES

An ESD Report has been prepared in support of the development by AECOM, dated 21 May 2010 (refer to Appendix K). The proposed building will include the following ESD initiatives:

Indoor Environment Quality

Daylight.

High-frequency ballasts.

Thermal comfort.

Low volatile organic compound (VOC) paint.


Energy

Photo-electric indoor lighting control with On/Off Control.

Energy efficient lamps, lamps high-output T5 fluorescent lamps.

BMS control of indoor lighting system.

Lighting zoning.

Light coloured internal finishes.

Efficient car park lighting.

Power factor correction.

Emergency management system.

Energy metering.

Skylights.

HVAC: Economy Cycle.

HVAC: Electronic expansion valves in packaged units.

HVAC: Digital scroll compressor.

HVAC: DSS Diffuser.

Variable speed drives for water pressure pumps.

Solar water heating for kitchen and central amenities.

Water

Water efficient WCs.

Water efficient urinals, basis, showers and sinks.

Rainwater harvesting.

Fire test water reuse.

These items are discussed in more detail within the AECOM report.

12 PLANNING CONTROLS URBIS


4 Planning Controls

4.1 ZONE

The site is currently within the Residential 1 Zone, within which Food and Drink Premises and Plant Nurseries are permit required uses, and Restricted Retail Premises, Garden Supplies and Trade Supplies are prohibited uses. To this end, a rezoning is sought to the Business 4 Zone, under which Restricted Retail Premises and Trade Supplies are permitted uses, and Landscape Gardening Supplies (being both Garden Supplies and Plant Nurseries) and Food and Drink Premises are permit required uses. The Corio Norlane Structure Plan recommends that the site be rezoned to Business 4.

The purpose of the Business 4 Zone is “to encourage the development of a mix of bulky goods retailing and manufacturing industry and their associated business services”.

The site abuts Bacchus Marsh Road to the west which is zoned Road Zone 1. The proposed new signalised access to this road will require a planning permit.

Refer to Figure 3 for the zoning of the site and its surrounds.

4.2 OVERLAYS

The site is affected by Environmental Significant Overlay (ESO - Schedule 4) and the Public Acquisition Overlay (PAO - Schedule 3).

The ESO relates to land ‘Grasslands within the Werribee Plains Hinterland’ and stipulates that a planning permit is required to remove native vegetation. As per the Vegetation and Net Gain Assessment attached as Appendix J, the site contains only exotic vegetation with no native species present. To this end the deletion of this overlay is sought.

The PAO relates to the Geelong Ring Road reserve and exit ramp to Bacchus Marsh Road. VicRoads have not yet acquired the land, but have completed construction of the roadworks without utilising any of the subject site.

Refer to Figures 4 and 5 for the overlays that affect the site.

4.3 PARTICULAR PROVISIONS

The following particular provisions are relevant to the consideration of this application:

Clause 52.05 – Advertising Signage, with the Masters site being classified as a Category 1 site when the proposed Business 3 Zoning is applied

Clause 52.06 – Car Parking

Clause 52.07 – Loading and Unloading of Vehicles

Clause 52.29 – Land Adjacent to a Road Zone, Category 1, or a Public Acquisition Overlay for a Category 1 Road

Clause 52.34 – Bicycle Facilities

URBIS MA7667 REP-001 REV 2 PLANNING CONTROLS 13

4.4 SUMMARY OF PLANNING APPROVALS REQUIRED

Approval is required for a planning scheme amendment to rezone the site Business 4, to remove the Environmental Significance Overlay – Schedule 4, and to reference the site within the activity centre hierarchy in the Greater Geelong Planning Scheme.

Pursuant to the proposed Business 4 Zoning, a permit is required for:

Use of the land for Landscape Gardening Supplies and Food and Drink Premises.

Buildings and works.

Advertising signage for major promotional signage, signage with a total area exceeding 8 sqm, and internally illuminated signage with a total area greater than 1.5m.

The creation of a new access onto a Category 1 road.

A dispensation in the number of staff showers provided for bicycle end-of-trip facilities.

The use land in a Public Acquisition Overlay for Section 2 uses in the Business 4 Zone.

Buildings and works in a Public Acquisition Overlay.



FIGURE 3 – ZONING MAP

URBIS MA7667 REP-001 REV 2 PLANNING CONTROLS 15

FIGURE 4 – ENVIRONMENTAL SIGNIFICANCE OVERLAY SCHEDULE 4



FIGURE 5 – PUBLIC ACQUISITION OVERLAY SCHEDULE 3

URBIS MA7667 REP-001 REV 2 PLANNING POLICY CONTEXT 17

5 Planning Policy Context

5.1 STATE PLANNING POLICY

The State Planning Policy Framework (SPPF) seeks to ensure that the objectives of planning in Victoria (as set out in the Planning and Environment Act 1987) are fostered through appropriate land use and development planning policies and practices. These policies aim to integrate environmental, social, and economic factors in the interests of net community benefit and sustainable development. Of particular relevance to this application are:

Clause 11 Settlement Clause 15 Built Environment and Heritage Clause 17 Economic Development

Clause 11 Settlement

The overarching policy of Clause 11 is to respond to the existing and future needs of the community. This is to be achieved through the provision of appropriately zoned and serviced land to accommodate the community’s needs for housing, recreation and open space, employment, commercial and community facilities and infrastructure.

Clause 11.05-2 Melbourne’s Hinterland Areas

This policy seeks to ensure growth within Melbourne’s hinterland areas is appropriately managed. This should take into account the surrounding landscape, agricultural and recreational activities and complex ecosystems. Growth of settlements should also ensure and accommodate for the adequate provision of infrastructure and employment.

Clause 11.05-4 Regional Planning Strategies and Principles

This policy aims at developing regions and settlements to contain a strong sense of identity which are prosperous and are environmentally sustainable. Strategies to achieve this objective include applying the following settlement principles to Victoria’s hinterland areas and regional towns.

A network of integrated and prosperous regional settlements

Supporting a network of integrated and regional settlements.

Environmental health and productivity

Maintain and provide for the enhancement of environmental health and productivity of rural and hinterland landscapes.

Regional Victoria’s competitive advantages

To maintain and enhance Victoria’s competitive advantages.

Climate change, natural hazards and community safety

To respond to the impacts of climate change and natural hazards and promote community safety.

Distinct and diverse regional settlements

Support the growth and development of distinctive and diverse regional settlements.

Liveable cities and healthy communities

To promote liveable regional settlements and healthy communities.

18 PLANNING POLICY CONTEXT URBIS


Clause 15 Built Environment and Heritage

The overarching policy of Clause 15 is to ensure land use and development responds appropriately to the surrounding landscape and existing built form. It also seeks to ensure places which hold significance such as environmental, containing heritage, architectural, aesthetic and cultural value are protected.

Clause 15.01-5 Cultural Identity and Neighbourhood Character

This policy aims to ensure development is responsive to the existing cultural identity of a place and protect neighbourhood character and to recognise and respond to existing distinguishing urban features and built form and their relationship with the landscape.

Clause 17 Economic Development

The role of this policy is to ensure planning supports and encourages a dynamic economy where all sectors of the economy contribute to the economic prosperity of the community. Economic growth and development should be encouraged for the wellbeing of the community and the State through the provision of land, resolving land use conflicts and facilitating decision making processes to enable each district to increase their economic capabilities.

Clause 17.01 Business

This policy seeks to guide development to meet the needs of the community for retail, entertainment, office and various other commercial services so as to achieve a net benefit for the community.

5.2 LOCAL PLANNING POLICY

5.2.1 MUNICIPAL STRATEGIC STATEMENT

The Municipal Strategic Statement (MSS) sets out the key strategic planning, land use and development objectives for the municipality. It also includes strategies and actions for achieving these objectives. We have reviewed the MSS within the Greater Geelong Planning Scheme and identify the following clauses are relevant to the proposal:

Clause 21.02 – City of Greater Geelong Sustainable Growth Framework

This Clause sets out key principles to ensure that land use and development in the municipality meets the needs of the present community, without compromising the needs of future generations.

Clause 21.04 – Municipal Framework Plan

The Municipal Framework Plan depicts the subject site as being located in the existing urban area.

Clause 21.05 – Natural Environment

This Clause recognises that the municipality is rich in flora and fauna and seeks to ensure that land use enhances areas of native vegetation and other habitats.

Clause 21.06 – Settlement and Housing

This Clause identifies that there is an environmental, economic and social imperative to reduce urban sprawl and improve accessibility to urban services, principally by consolidating urban development around places of activity and public transport infrastructure. All development should contribute positively to the quality of urban environment so that it may be enjoyed and respected by the existing and future community.


Clause 21.07 – Economic Development and Employment

The City of Greater Geelong Retail Activity Centre Hierarchy has been established to articulate the role and function fulfilled by centres of different sizes. The retail hierarchy supports the primacy of Central Geelong as the focus of retail activity in the region. The retail hierarchy will be enhanced through high quality urban design and improved pedestrian and public transport accessibility. A key objective of this clause is to ensure that all major retail developments, and out of centre developments, provide a clear net community benefit. In the case of out of centre developments, applications must demonstrate that there will be no adverse impacts on the operation of the retail activity centres hierarchy.

5.2.2 LOCAL PLANNING POLICIES

The Local Planning Policies provide more localised direction in relation to land use and development objectives. We have reviewed the local policies within the Greater Geelong Planning Scheme and identify the following clause as being particularly relevant to the proposal:

Clause 22.03 – Assessment Criteria for Retail Planning Applications

This policy applies where a planning scheme amendment or planning permit application proposes new or expanded provision of retail floor space within the municipality. The policy requires that issues of retail demand, retail supply, escape spending, impact on existing retail facilities, net community benefit, and design and location be addressed in all retail development proposals.

The objectives of this clause include:

To ensure that applications for new centres establish the retail need for such use and development and demonstrate that there are no adverse impacts on the operation of the retail activity centres hierarchy.

To ensure that applications involving a planning scheme amendment in or adjoining existing activity centres clearly establish a retail need for such use and development and demonstrate that there are no adverse impacts on the operation of the retail activity centres hierarchy.

To ensure that all major retail use and development provide clear net community benefit.

To allow / guide consideration of applications involving an increase in an identified floor space cap, in order to accommodate the changing retail trends and retail demands.

The policy requires that issues of retail demand, retail supply, escape spending, impact on existing retail facilities, and net community benefit, be addressed in all retail development proposals.

If the application is for an out-of-centre development, in addition to providing an economic impact assessment, the application must demonstrate why the proposed out-of-centre development location is being considered for retail development. This is to be achieved through the sequential approach.

A Need and Economic Impact Assessment addressing these issues has been prepared by Deep End Services and is attached as Appendix D.

5.3 OTHER STRATEGIC POLICY DOCUMENTS

5.3.1 RETAIL REVIEW

The Retail Review Paper prepared by the Department of Planning and Community Development (DPCD) has been provided for discussion purposes and seeks to provide greater clarity in relation to the policy and statutory framework to assist in the consideration of retail proposals. The Paper recognises that competition and innovation in the retail sector are vital to bring about net community benefits from access to competitive prices, quality products and the widest range of goods and services.

20 PLANNING POLICY CONTEXT URBIS


In terms of restricted retail or ‘bulky goods’ the Retail Review recognises the importance of a diversity of retail uses in and around Activity Centres as well as in out of centre ‘cluster centres’. Generally, bulky goods are encouraged within business zones and in proximity to an existing or planned activity centre or retail/homemaker cluster. The current framework which allows for bulky goods to locate in industrial zones is under review as part of the Retail Review.

5.3.2 DRAFT GUIDELINES FOR BULKY GOODS

Issued by the DPCD in 2007, the Interim Design Guidelines for Large Format Retail Premises (“the guidelines”) seek to provide guidance on developing vibrant, high quality large format retail centres. The guidelines are not incorporated within any Planning Scheme and remain in an ‘interim’ status, however, they are considered to set out the State Government’s position regarding best practice in designing new, large format, retail developments.

The guidelines focus on four elements of design consideration:

Urban context: highlights the importance of locating retail developments in appropriate locations, cognisant of state and local planning policy objectives.

Equitable access: promotes design features which enable equitable access for persons of all abilities via a range of transport modes.

Public amenity: seeks to ensure that retail development and associated public spaces provide visually attractive environments that enhance public convenience and comfort.

Environmental sustainability: references the need to minimise the impacts that new buildings have on the environment both through the location of development and the design.

Each element incorporates a set of suggestions and requirements relating to the design of new, large format retail developments.

5.3.3 ADVISORY COMMITTEE REPORT ON THE WOOLWORTHS “OXYGEN” PROPOSALS

This report was released in August 2010 and relates to eleven Masters sites that represent the first “wave” of project rollout. It contains useful guidance of the planning policy that relates to Masters stores and bulky goods in general. The following opinions of the Committee are of relevance to the subject site:

Given the size of the Masters developments, “the concept of locating such developments within, or even on the edge of activity centres, is most often not practical from a land economics perspective”.

In regards to the Retail Policy Review Discussion Paper, “the only practical guidance in the assessment of large format retail, out-of-centre developments such as the Oxygen concept is …the sequential test”.

“Large format retailing is likely to continue and those municipalities where strategic planning is given its proper weight should review their strategic policy and planning schemes to allow for an expansion for these opportunities”.

“It was evident from the proposals that in many instances planning schemes do not have sufficient land suitably zoned to facilitate the projected demand for restricted retail premises”.

These comments highlight that it is critical that Council act to ensure an adequate land supply is available in the right locations to facilitate investment in restricted retail development, employment and access to facilities, as supported by State policy and good strategic planning.


5.3.4 CORIO NORLANE STRUCTURE PLAN

The Corio Norlane Structure Plan was adopted by Council in July 2012, and includes the following relevant recommendations and directions:

Rezone the western portion of the subject site to Business 4 to facilitate the establishment of a new homemaker precinct.

Support “appropriate commercial development” on the subject site and land to be zoned Business 3 to the south.

On the eastern portion of the subject site, “support future residential subject to improved environmental performance or relocation of the abattoir”.

Provide a signalised access point onto Bacchus Marsh Road.

Apply a Special Building Overlay to flood prone land in the Kosciusko Avenue Main Drainage Catchment, which includes part of the subject site.

Ensure key road entrance gateways welcome visitors with appropriate built form, signage and/or landscaping treatments.

Encourage the establishment of gardens and landscaping within new and existing developments to reduce the ‘heat island effect’ and enhance the appearance of neighbourhoods.

22 PLANNING CONSIDERATIONS URBIS


6 Planning Considerations

6.1 OVERVIEW

The subject site represents an ideal development opportunity for the development of a home improvement retailing offer comprising restricted retail, landscaping supplies and trade supplies uses at a strategic gateway entry into Corio. The Masters Store will establish a crucial anchor for the further development of the restricted retail/homemaker precinct, and will deliver an attractive well landscaped presentation to the major road interfaces.

In considering the appropriateness of this application, it is submitted that the main areas for consideration are:

Appropriateness of the proposed Planning Scheme Amendment and land uses

Built form and layout

Off-site amenity considerations

Vegetation and landscaping

Flooding and drainage

Traffic, car parking and access

Signage

These issues are discussed in more detail below.

6.2 APPROPRIATENESS OF PROPOSED PLANNING SCHEME AMENDMENT AND LAND USES

State and local planning policy call for the consideration of a range of issues in the determination of retail proposals, and in particular require that proposals demonstrate a net community benefit. Accordingly, the assessment below will deal with this and other issues arising from the policy frameworks that are considered important in reviewing the proposed rezoning and planning application in its broader strategic context.

The amendment seeks to rezone the site from Residential 1 to Business 4 Zone and to remove Environmental Significance Overlay – Schedule 4 to facilitate the development of the site for home improvement retailing.

The proposed amendment has been considered in the context of the state and local planning polices which guide all new retail developments. In particular, Clauses 11, 15 and 17 of the SPPF and the City of Greater Geelong’s local policies contained within the Planning Scheme are considered relevant to the application and broadly relate to the following key concepts:

Provide commercial land uses, including convenience retail, restricted retailing and community uses at pace with population increase to ensure that communities (at a local and regional scale) have access to facilities and services.

Locate large format retailing at locations where there will be no economic impact on the wider area; where there is demand for the facility; where there is equitable access to the site; and where there will be no amenity impacts.

Provide new employment opportunities close to existing and planned residential neighbourhoods.

URBIS MA7667 REP-001 REV 2 PLANNING CONSIDERATIONS 23

Achieve net community benefit principles.

The subject site is a large vacant parcel of land that sits within a proposed restricted retail/homemaker precinct (as per the recommendations of the Corio Norlane Structure Plan). The proposed rezoning and development provides the opportunity for this parcel of land to be developed in an integrated manner as a restricted retail/homemaker precinct, delivering important employment opportunities to support Corio’s growing population.

As the site is not currently located in an activity centre, a detailed Need and Economic Impact Assessment has been prepared (refer to Appendix D). The key findings from the assessment are as follows:

The closest existing large format hardware store (Bunnings Melbourne Road Corio) is due to relocate in 2012 to a site approximately 4km south of the Masters site, leaving Corio without a hardware store.

The average impact (compared to sales that would otherwise have been achieved) forecast for total bulky goods sales by catchment area retailers is -5.7%.

There is a forecast average growth of 1.1% per annum in the catchment area population over the next decade.

Development of the Masters store will deliver a number of benefits including significant employment generation, price competition and reduced travel requirements.

A sequential test has been undertaken to determine if a suitable alternative site exists within or at the edge of any activity centres on the north side of Geelong, and has firmly concluded that no such sites exist.

The out-of-centre Masters site is suitable for the proposed development because of the lack of alternative sites, its topography, main road exposure, and unsuitability for residential or industrial purposes. Such development is also highly consistent with the Corio Norlane Structure Plan, which contemplates the establishment of a new restricted retail/homemaker precinct on the site to support the demand for local employment.

The findings of the Need and Economic Impact Assessment respond to the criteria of Clause 22.03 of the Planning Scheme and establish a sound economic case for the rezoning proposal. The planning scheme amendment also seeks to add the site to the City of Greater Geelong Retail Activity Centre Hierarchy so that it will no longer be an “out-of-centre” development.

The proposed rezoning of the land to Business 4 and development of the site for home improvement (restricted retail/trade supplies/landscaping supplies) is appropriate in the context of the site and accords with the thrust of state and local planning policy by:

Providing a catalyst development in this proposed new commercial precinct (which includes the subject site and the land to the south that is to be zoned Business 3). Given there is a current unmet demand for bulky goods/trade supplies in the region (refer to the Need and Economic Impact Assessment in Appendix D), the proposed development will not compromise the network of activity centres established within Melbourne 2030 or the City of Greater Geelong Retail Activity Centre Hierarchy.

Developing strategically important land which is located at the gateway to Corio at the corner of the Geelong Ring Road and Bacchus Marsh Road, which enjoys excellent accessibility and exposure to passing traffic. The development of the site accords with the wider vision for restricted retail in this location as articulated in the Corio Norlane Structure Plan.

Providing a buffer between the MC Herd Abattoir to the west and sensitive uses such as residential to the east.



Delivering a retail use which will not compromise the role of the other activity centres in Geelong as locations for core retail uses.

Bringing about a net community benefit through the consolidation of commercial uses on land which is easily accessible by vehicle (being fronted by two arterial roads) and land which is located with an immediate residential catchment.

In regards to the food and drink premises, which will be leased by Masters to an external tenant, this use will improve the economic viability of the store and will provide additional employment opportunities to the community. Food and drink premises are a common feature of many of the existing and proposed Masters stores.

The proposed amendment to rezone the site to Business 4 and to amend the City of Greater Geelong Retail Activity Centre Hierarchy is considered an appropriate use of the planning provisions and will result in a net positive outcome for the Corio community, for the following reasons noting:

The rezoning of the site to Business 4 retains flexibility in the type of land uses which can be developed on the remainder of the site to facilitate business synergies with the home improvement retail.

The Economic Report submitted with this application identifies that there are no other available suitably zoned sites.

It will deliver a development which will have positive economic impacts including local investment in the order of $13 million, the creation of approximately 176 local ongoing jobs, plus another 109 jobs through the multiplier effect, and 100 direct and 88 indirect local construction-related jobs during the centre’s development phase.

It will act as a catalyst for development within the wider business precinct as per the recommendations of the Corio Norlane Structure Plan.

It will improve competition within the home improvement market through the development of the site for restricted retail/trade supplies to respond to an identified demand in the market.

6.3 BUILT FORM AND LAYOUT

Careful consideration has been given to the concept and design of the Masters Home Improvement Store, and all proposed stores (30 stores will be rolled out stores in Victoria within a 5 year timeframe) will adhere to a similar formulated building layout, form, and architectural styling. This will serve to reinforce the Masters retail concept in the market place and establish customer familiarity.

The development of the site for a Masters store will sit comfortably within the context of the surrounding land uses and will help activate this prominent corner within the proposed new business precinct. The development of this underutilised site will provide an appropriate gateway treatment to Corio through a considered design response. The maximum ridgeline height of the proposed Masters building will be 9.57 metres with the entrance feature up to 13 metres in height. The restricted retail tenancies will have a ridgeline height of approximately 8.075 metres. These heights will sit comfortably within the topography of the site with the buildings being located towards the corner of the site that adjoins the raised sections of the Geelong Ring Road and Bacchus Marsh Road and the acoustic walls along the Geelong Ring Road. The height of these features above ground level will provide a backdrop for the buildings that will assist them to integrate with the landscape.

The business precinct proposed for this location in the Corio Norlane Structure Plan envisions the development of restricted retail premises, indicating that it is anticipated that larger buildings will be developed on the site. The existing streetscape character surrounding the subject site is generally undeveloped, with the surrounding land also being vacant. The newly constructed sections of the Geelong Ring Road and Bacchus Marsh Road are yet to be substantially landscaped, although the draft Structure Plan seeks to develop Bacchus Marsh Road as a local community green street. In this regard, the proposed development will make a positive contribution to the emerging character surrounding the


site with the provision of well-designed buildings and landscaped frontages to the Geelong Ring Road, Bacchus Marsh Road, and the new accessway.

The built form and layout of the proposed development seeks to provide a viable, efficient and attractive retail offer on the subject site. This is achieved through incorporation of the following design objectives and principles:

ESD principles are employed where possible, particularly noting the ability for rain water harvesting and reuse.

Varying textures, surface treatments and architectural elements are employed, to provide relief in the façade.

Considerable landscaping is incorporated throughout the development to soften the visual impact of the built form.

The car parking layout is designed to enable easy navigation and vehicle circulation routes.

A separation is provided between customer and service vehicles, with the use of a rear service vehicle road network.

In light of the above, the built form of the proposed development represents an appropriate layout for the site through a considered design approach.

6.4 AMENITY CONSIDERATIONS

Given the proximity of the subject site to existing and potential future residential properties to the east and south, an Environmental Noise Assessment has been undertaken by SLR Global Environmental Solutions and peer reviewed by Marshall Day Acoustics (refer to Appendix I) in order to determine potential noise amenity impacts and mitigation measures needed. The Marshall Day report concludes that s report concludes that if the following recommended barrier and noise control treatments are provided that control of noise to the adjoining current and future uses can be achieved:

3 metre high noise barriers will be installed along the eastern boundary to protect the existing dwellings. Once the Masters store and associated individual tenancies are fully operational, noise surveys will be undertaken. The developer of the adjoining allotment has undertaken to incorporate any additional noise measures required through the subdivision and design process.

Deliveries to the loading areas of the Masters stores and the restricted retail premises will occur between the following hours:

Monday to Friday: 7.00am to 10.00pm

Saturday: 7.00am to 10.00pm

Sunday: 9.00am to 10.00pm

Public Holidays: 9.00am to 10.00pm

It is not expected that there will be any impact to the potential future residential properties to the east from light spill. No further amenity impacts have been identified.

6.5 VEGETATION AND LANDSCAPING

The site is located within the Environmental Significance Overlay – Schedule 4, which relates to grasslands within the Werribee Plains Hinterland. The Vegetation and Net Gain Assessment attached as Appendix J concludes that the subject site contains exotic vegetation only, and therefore ES04 does not apply. To this end, the removal of the overlay is sought. We note that the current landowner sought the



deletion of this overlay through a submission to Planning Scheme Amendment C243. However, the Panel did not support this as the proposed deletion was not exhibited, and noted that the Masters rezoning “may provide a more logical opportunity to address this matter”.

The landscape plan prepared by Urbis for the site has been designed to provide landscaping that has a high tolerance to drought, is low maintenance and will provide a green and ‘softened appearance’ to the site. With this in mind, the landscape concept plans will contribute to the delivery of a pleasant and attractive public realm and overall development, noting the following:

Significant landscaped areas around the boundaries of the site will provide a green setting for the development.

The car park contains varied planting within the car park aisles with contrasting species used to delineate the pedestrian accessway.

The planting of shade trees with tough underplanting within the car park area to provide a green canopy and shade for the car park and pedestrian footpaths.

The alternate tree planting will create visual interest along all road frontages.

Water sensitive urban design has been utilised to capture water run-off and to irrigate landscaping.

The planting of canopy trees adjacent to the boundary will help to soften the visual impact of the proposed built form.

6.6 FLOODING AND DRAINAGE

The site falls within the catchment investigated as part of Council’s Kosciusko Avenue Main Drain Catchment Drainage / Flood Study. To this end, a Flood Impact Assessment has been prepared by BMT WBM, who also prepared the aforementioned document for Council. The Flood Impact Assessment concludes that the proposed floodway is a feasible solution for flooding issues, subject to further detailed design.

6.7 TRAFFIC AND CAR PARKING

6.7.1 ACCESS FOR PEDESTRIANS AND CUSTOMER VEHICLES

The primary access to the site will be from a new signalised intersection off Bacchus Marsh Road.

The following aspects of the design response will provide for safe vehicle movement and amenity to and within the site:

There are limited opportunities for vehicular conflict between the delivery and customer vehicles given the provision of a separate service road and the location of the loading area at the rear of the site.

The car park provides a logical design outcome with clear view lines and access to car parks.

The landscape plan has ensured that planting is provided within the site to provide a green edge but also ensures that sightlines are not compromised.

The following aspects of the design response will support good pedestrian and cycle movement and amenity to and within the site.

Pedestrian crossings designed into the internal access layout.

A pedestrian accessway is provided to Bacchus Marsh Road.


Canopy vegetation is to be planted along the internal pedestrian accessways to contribute to the pedestrian environment.

Footpaths are provided along the edge of the store within the site.

Bicycle parking is provided on the site for staff and shoppers in a number of locations.

6.7.2 CAR AND BICYCLE PARKING

Pursuant to car parking requirements contained in Clause 52.06-1 a total of 419 car parking spaces plus 454.9sqm of land for car parking are required to be provided for the Masters store and restricted retail tenancies. As such the 487 parking spaces provided will be capable of meeting this peak demand.

Application of the bicycle parking rates within Clause 52.34 results in a requirement for 51 spaces, comprising 23 spaces for employees and 28 spaces for visitors. 48 employee spaces and 30 customer spaces are provided.

The provision of four rather than eight showers for staff is considered sufficient to cater for the needs of staff who choose to cycle to the site.

Refer to the Traffic Impact Assessment prepared by GTA Consultants at Appendix E.

6.7.3 TRAFFIC GENERATION

Peak traffic generated for restricted retail uses generally occurs on Saturdays, approximately during the lunch time period. Traffic generated on Friday afternoons is also considered critical as it coincides with commuter peak periods.

The report by GTA Consultants concludes the following in relation to traffic generation:

The proposed development is anticipated to generate 798 vehicle movements during the Friday PM peak hour and 1,350 vehicle movements during the Saturday Midday peak hour.

The proposed site access signalised intersection on Bacchus Marsh Road has been appropriately designed to accommodate the existing and proposed development peak hour traffic volumes. The design also considers the traffic volumes from the future development of the pad site for [other uses such as a] convenience restaurant...

Against existing traffic volumes in the vicinity of the subject site, the additional traffic generated by the proposed development could not be expected to compromise the safety or function of the surrounding road network.


6.7.4 ACCESS FOR DELIVERY VEHICLES

Loading is anticipated to occur from a variety of commercial vehicles, including semi-trailers. The separation of the loading activities from the customer entrances to the buildings will reduce the potential for conflicts to occur between delivery and shopper vehicles.

The proposed development is not expected to have any negative impacts on the surrounds in terms of traffic generation, loading and unloading of commercial vehicles, pedestrian connectivity or availability of car parking.




6.8 SIGNAGE

There are a number of signs proposed within the site, which are important to provide adequate business identification of the site, promote the features of the store, and ensure that customers are provided with adequate direction as to the layout of the site. The Particular Provisions within Clause 52.05-3 of the Great Geelong Planning Scheme outline a number of decision guidelines that are relevant to the assessment of signage proposals.

The following assessment responds to these decision guidelines and explains how the signs proposed have been sited and designed to minimise impacts on the character of the area.

The area features a range of land uses with the MC Herd Abattoir to the west, proposed business activities to the south, vacant land to the east that is earmarked for potential future residential development, and the Geelong Ring Road to the north. In this context, the proposed signage is considered to be broadly in keeping with the mixed use character of the area that includes some larger structures such as the abattoir and the raised Geelong Ring Road / Bacchus Marsh Road interchange, and while there is little existing surrounding signage, it is commensurate with the scale of built form proposed.

In support of the proposed signage package, a brief response to the relevant decision guidelines is outlined below.

Impacts on views and vistas:

The proposed signage will not compromise any views or vistas of the surrounding area.

The proposed standalone wall sign adjacent to the Geelong Ring Road and the pylon sign adjacent to Bacchus Marsh Road are not of an unreasonable scale given the sheer size of the development and the role of these roads as major arterials that function as important entry roads for Geelong.

The relationship to streetscape setting or landscape:

The proposed signage has been carefully streamlined so as to avoid the appearance of visual disorder when the site is viewed from the public realm or the streetscapes.

The direction signs proposed are located within the subject site and will have relatively low levels of visibility from the Geelong Ring Road and Bacchus Marsh Road. The direction signs will not contribute to any signage clutter, and not result in any adverse impacts to the streetscape setting.

The relationship to the site and building:

The site is large and is capable of supporting the amount of signage proposed. The proposed Masters Home Improvement store has a floor area of some 13,701 sqm, and the amount of signage proposed is of a proportionate scale.

The proposed pylon sign will sit comfortably within the setting of the proposed Masters Home Improvement store, and will therefore be absorbed into the built form which will characterise the site.

The impact of structures associated with the sign:

The structures supporting the proposed Geelong Ring Road wall sign and the 12 metre high pylon sign are considered to be appropriate given the large scale of the site, and the need to identify the Masters Home Improvement Store from long range views on Geelong Ring Road and Bacchus Marsh Road.


The impact of any illumination:

The proposed Geelong Ring Road wall sign and pylon sign are proposed with an acceptable level of illumination that allows for the Masters store to be easily identified, whilst not resulting in any traffic hazards for motorists traveling along Geelong Ring Road and Bacchus Marsh Road.

The proposed Masters business identification sign will also be illuminated, but given it is located on the face of the approved Masters store, at a considerable distance away from the Geelong Ring Road and Bacchus Marsh Road, it is unlikely to have any adverse amenity impacts on the area, nor impact on the safety of passing motorists.

The impact of any logo box associated with the sign:

There are no logo boxes associated with the proposed signage.

The need for identification and the opportunities for adequate identification on the site or locality:

The proposed business identification, pylon, and promotional signage is necessary to support the commercial viability and operation of the approved Masters Home Improvement store.

The proposed direction signs within the Masters site are essential to ensure that the site has a high level of legibility, and provides the necessary direction for future customers.

The direction signs will assist in ensuring that the features of the site, e.g. (accessible parking spaces or trailer parking) are easily identified by future customers, making the site user friendly and legible for customers.

The impact on road safety:

The proposed illumination of the pylon sign has been designed with appropriate LUX levels to ensure it does not impact on the safety of motorists travelling along Geelong Ring Road and Bacchus Marsh Road.

The proposed illuminated business identification signs will be fixed to the approved Masters building, are of a reasonable level of illumination, and will not result in any potential traffic hazards.

The business identification signs are designed so that they are clearly distinguishable from any traffic signals within the area.

30 CONCLUSIONS URBIS


7 Conclusions

The assessment provided in this report has determined that the application for a planning scheme amendment and a home improvement retailing on the subject site accords with key policy drivers and will provide a community benefit. The proposal has been designed following an analysis of the opportunities and constraints of the site. It is considered that the proposed development is appropriate for the following reasons:

The proposal demonstrates a high level of consistency with the provisions of the Geelong Planning Scheme, the proposed Corio Norlane Structure Plan and the State Planning Policy Framework.

The proposed home improvement retailing development will improve the presentation of a currently underutilised site, contributing positively to the public realm.

The layout and design of the proposal responds to the opportunities of the site, taking into consideration the character and scale of the area and surrounding properties.

The built form will be sufficiently setback from street frontages so as to reduce visual impact of its scale and bulk to provide opportunities for landscaping within the car park and setback area.

The proposal incorporates a range of building materials and finishes which will provide an overall built form that will blend in with the surrounding low scale built form surrounding the site.

The landscaping proposed is indigenous to the area, and will serve to improve visual amenity along the Geelong Ring Road and Bacchus Marsh Road, provide relief within the car parking areas, and respond to the existing landscape rural character of the surrounding area.

The proposed access and car parking strategy, and in particular the separation of service vehicles from customer access points, will help support safe and easy vehicle circulation, with minimal impact on the surrounding street network.

Pedestrian and cycling facilities have been provided to encourage the use of alternative modes of transport.

The proposed traffic, car parking a loading arrangements are considered to be appropriate and have been reviewed by GTA Consultants.

Signage proposed is considered appropriate given the scale of proposed built form and surrounding land uses. Signage will be appropriately setback from site boundaries so as to prevent any visual safety concerns.

The proposed direction signs are necessary due to the size of the site, and the need to provide future customers and delivery personnel with clear direction to the layout of the site, for the purposes of efficiency and functionality.

The proposed car parking spaces on site will adequately cater for any peak demands generated by the proposed development.

The proposed planning scheme amendment will provide for the development to occur in accordance with the Corio Norlane Structure Plan.

The proposed drainage treatment will provide adequate mitigation of flooding impacts.

For the reasons outlined within this report and the accompanying documentation, and having regard to the State and Local Planning Policy Framework, including Council’s Municipal Strategic Statement, local planning policies and strategic policies, we consider the proposal has merit and should be supported by Council.

URBIS MA7667 REP-001 REV 2 CONCLUSIONS 31

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