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Town Planning Report Searoad Ferries

10, 12 and 14 Esplanade and Part 3154, 3176 and 3300 Point Nepean Road, Sorrento 22 December22 December22 December22 December, 2016, 2016, 2016, 2016

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Town Planning Report Searoad Ferries

10, 12 and 14 Esplanade and Part 3154, 3176 and 3300 Point Nepean Road, Sorrento 22 December, 2016

Contents

1 Introduction ........................................................... 3

2 Site Analysis ........................................................... 4

2.1 Subject Site ................................................... 4

2.2 Surrounds ..................................................... 4

3 Proposal (Mornington Peninsula Planning Scheme Amendment) ............................................ 9

4 Mornington Peninsula Planning Scheme .......... 11

4.1 State Planning Policy Framework ............. 11

4.2 Local Planning Policy Framework.............. 15

4.3 Zoning .......................................................... 18

4.4 Overlays ....................................................... 19

4.5 Particular Provisions .................................. 19

5 Planning Considerations ..................................... 20

5.1 Strategic Planning and Policy Considerations ............................................ 20

5.2 Built Form .................................................... 22

5.3 Traffic Engineering Considerations ........... 23

5.4 Other Matters .............................................. 23

6 Conclusion ........................................................... 27

10, 12 and 14 Esplanade and Part 3154, 3176 and 3300 Point Contour Consultants Aust Pty Ltd 3

1 Introduction

This report has been prepared to accompany a request to amend the Mornington Peninsula Planning Scheme to facilitate the redevelopment of the Sorrento to Queenscliffe Ferry Terminal at 10, 12 and 14 Esplanade and part 3154, 3176 and 3300 Point Nepean Road, Sorrento.

The Amendment proposes the approval of an Incorporated Document to facilitate the redevelopment.

The Planning Scheme Amendment is accompanied by:

→ Architectural plans prepared by F2 Architecture; → Flora and Fauna Assessment prepared by Biosis; → Cultural Heritage Management Plan 14542 prepared by Biosis; → Coastal Assessment prepared by Water Technology; → Traffic and Transport Assessment prepared by Cardno; and → A draft Incorporated Document.

The Planning Scheme Amendment request is submitted to Council following ongoing consultation with Council Officers, a briefing to Councillors (August 2016) and agencies including VicRoads.


2 Site Analysis

The subject site is located at the eastern edge of the Sorrento township, and comprises multiple street addresses:

→ 10 Esplanade, Sorrento → 12 Esplanade, Sorrento → 14 Esplanade, Sorrento → Part 3154 Point Nepean Road, Sorrento → Part 3176 Point Nepean Road, Sorrento → Part 3300 Point Nepean Road, Sorrento

The ferry services depart both Queenscliff and Sorrento every hour, on the hour from 7am to 6pm daily. An extra twilight service operates at 7pm from 26 December to 31 January, every day; in February and March on weekends (Friday, Saturday and Sundays); and on Public Holidays as well as the Easter Long Weekend (Friday --- Monday). The service carries more than 800,000 passengers per year and is used for tourism, commercial travel and commuting.

The site is accessed from the Esplanade, via Point Nepean Road.

Currently, vehicles entering the site are directed through the in-bound ticketing booth and await loading in the central ferry terminal lanes. Once a ferry has docked, exiting cars are directed to the out-bound traffic lanes on the south-eastern side of the site. Once the ferry has been emptied, the waiting vehicles are loaded. Pedestrian access is handled separately at a small rotunda structure adjacent to the ferry docking zone, with access via the north-western side of the site. There are limited on-site amenities and weather protection for pedestrian passengers.

The land is located approximately 200 metres east of the Sorrento main street --- Ocean Beach Road.

To the west of the site is a public car park and vehicle access to Hotham Road.

To the south of the site is the seawall and foreshore area.

To the south-west, along the Esplanade, is public car parking.

2.1 Subject Site

2.2 Surrounds


2 Site Analysis

Figure 2.1 LOCALITY PLAN

Figure 2.2 CADASTRAL PLAN


2 Site Analysis

Figure 2.3 AERIAL PHOTOGRAPH --- NEAR MAP, DECEMBER 2015

10, 12 and 14 Esplanade and Part 3154, 3176 and 3300 Point

Nepean Road, Sorrento

Contour Consultants Aust Pty Ltd 7

2 Site Analysis

Figure 2.4 PHOTOGRAPH --- VIEW OF EXISTING FERRY TERMINAL

Figure 2.5 PHOTOGRAPH --- VIEW OF DOCKED FERRY FROM PEDESTRIAN PATHWAY

Passenger ticket booth

10, 12 and 14 Esplanade and Part 3154, 3176 and 3300 Point

Nepean Road, Sorrento

Contour Consultants Aust Pty Ltd 8

2 Site Analysis

Figure 2.6 PHOTOGRAPH --- EXISTING TERMINAL INFRASTRUCTURE --- TICKET BOOTH

Figure 2.7 PHOTOGRAPH ---FERRY DOCKED --- VIEW FROM FORESHORE TO WEST

Passenger ticket booth


3 Proposal (Mornington

Peninsula Planning Scheme Amendment)

It is proposed to amend the Mornington Peninsula Planning Scheme to facilitate a redevelopment of the Sorrento Ferry Terminal.

The proposal is explained in plans prepared by F2 Architecture and includes:

→ Reconfiguration of the existing site access arrangements from the Esplanade (refer to the enclosed report prepared by Cardno for specific plans and details);

→ Redirection of traffic to load the ferry to the south-eastern part of the site and directing unloaded vehicles departing to the north-western part of the site;

→ The provision of a new staff and visitor car park (35 spaces) in

the south-western part of the site;

→ The construction of a new ticketing building in the south-eastern part of the site;

→ The construction of a new seating and kiosk area adjacent to the car park;

→ The construction of a new passenger terminal building in the northern part of the site, adjacent to the ferry docking zone; and

→ New pedestrian pathways and landscaping works. The proposed two-storey terminal building will provide a new amenity for pedestrian passengers and will include:

→ A perimeter entry boardwalk; → A ground level north-facing café tenancy of 246sqm comprising

indoor and outdoor dining; → A small retail tenancy of 95sqm; → Ground level ticket sales and amenities; → Tourist information services at first floor level; → A ‘Museum at the Bay’ tenancy at level 1 with an area of 48sqm; → Souvenir gift shop of 10sqm; → A lounge café at Level 1; and → The administration office for Searoad Ferries. The building will have a maximum height of 9.5 metres and have a retractable boarding gantry to allow passengers to travel from the building to the ferry with weather protection above. Materials and finishes include steel and aluminium cladding, timber decking, glazing and natural concrete.

The plans also describe a ticketing booth comprising two buildings in the southern part of the site, connected by a canopy structure. The southern-most building will be the daily ticketing facility, comprising ticketing, workstations and amenities for sales staff. This building has a height of 4.9 metres. The second building will be used in peak times only and has a height of 3 metres.


3 Proposal (Mornington Peninsula Planning Scheme Amendment)

In addition to the new Ferry Terminal building, the project includes scope for external traffic improvement works. These are detailed in the accompanying report prepared by Cardno and will be considered separately by Council to the Planning Scheme Amendment process.

The proposed Planning Scheme Amendment proposes a new Incorporated Document to be inserted at Clause 52.03 and the Schedule to Clause 81 of the Mornington Peninsula Planning Scheme.

The draft Incorporated Document is structured as a set of planning permit conditions and will act to override all other provisions contained within the Mornington Peninsula Planning Scheme and will become the consolidated approval document for the redevelopment.


4 Mornington Peninsula

Planning Scheme

The following provisions of the State Planning Policy Framework are relevant to the proposal:

→ Clause 11.03 Open Space → Clause 11.14 Planning for Identified Distinctive Areas → Clause 12.02 Coastal Areas → Clause 12.04-2 Landscapes → Clause 13.01-1 Coastal Inundation and Erosion → Clause 15.01 Urban Design → Clause 17.03 Tourism → Clause 18.01 Integrated Transport → Clause 18.02 Movement Networks

Relevant strategies for public open space at Clause 11.03 include:

→ Ensure public access is not prevented by developments along stream banks and foreshores.

→ Ensure public land immediately adjoining waterways and coastlines remains in public ownership.

→ Protect sites and features of high scientific, nature conservation, biodiversity, heritage, geological or landscape value.

Clause 11.14 designates the Mornington and Bellarine Peninsulas, the Yarra Valley and Dandenong Ranges as ‘‘identified distinctive areas’’. The relevant planning strategies are:

→ Recognise the significant geographic and physical features of these areas.

→ Protect the identified key values and activities of these areas. → Support use and development where it enhances the valued

characteristics of these areas. → Recognise the important role these areas play in the state as

tourist destinations. → Avoid use and development that could undermine the long-

term natural or non-urban use of land in these areas. → Protect areas that are important for food production.

Clause 11.14 references the ‘Mornington Peninsula Localised Planning Statement (Victorian Government, 2014)’ and the relevant strategies are:

→ Planning for the Mornington Peninsula will be directed towards the planning and management necessary to achieve the following objectives: → Sustaining the economic, social and environmental

contributions of the Peninsula to the metropolitan region. → Maintaining and enhancing the character and role of the

settlements, towns and villages on the Mornington Peninsula, both individually and as part of a hierarchy of settlements, and to effectively managing future change.

→ Conservation and enhancement of natural systems and biodiversity.

4.1 State Planning Policy Framework


4 Mornington Peninsula Planning Scheme

→ Providing for recreational demand based primarily on the experience and enjoyment of the natural and cultural values of the Mornington Peninsula.

→ Protecting coastal areas for their special recreational, community and conservation values.

→ Promoting sustainable agricultural use of rural land. → Providing for a world class port on Western Port, designed

and operated in accordance with best practice and to the highest environmental standards, and supported by effective freight infrastructure and buffer areas to avoid impact on adjoining townships.

→ The natural systems of the Mornington Peninsula, on both public and privately owned land, will be conserved and managed for their habitat and biodiversity values and to maintain and enhance the experience of natural environment. This will include the conservation of areas of significant flora and fauna value and sites of geological significance.

→ Planning for the Mornington Peninsula will be directed towards maintaining and increasing biodiversity and increasing the resilience of natural systems. Where the development of land requires environmental offsets these will be provided on the Mornington Peninsula and in the local area where appropriate.

→ Planning for the coast will recognise that this is an inherently dynamic environment, and that it is important to clearly identify the role and function of different sections of coast, consistent with the environmental capacity of different areas, and to ensure public investment to support the recreational demands on the coast in appropriate areas to maintain and enhance the coastal experience.

→ Maintenance of environmental quality and protection against pollution and degradation of every description will be primary considerations.

→ Future planning for the settlements on the Peninsula will be based on principles of good design, Integrated Local Area Planning and Environmentally Sustainable Development, all in accordance with the character, scale, role and functions of each settlement, including … → provision for commercial development, tourism and other

activities that contribute to the development of local employment opportunities, the vitality of town centres and the economic wellbeing and prosperity of the community, and located to reinforce the role of different townships and activity centres on the Peninsula …

→ careful attention to achieving good design which responds to and is appropriate to the character and function of the particular place, including consideration of built form and scale, access and connectivity, environmentally sensitive design, heritage, streetscape and landscape values, including the retention of vegetation where this is a key element of township character …

→ Having regard to the important relationship between coastal Crown land and the townships and settlements of the Mornington Peninsula, and the increasing demand for recreation on the coast, the principle of net community benefit will be given priority in the consideration of



applications for the use of coastal Crown land in identified coastal activity nodes.

→ Areas of special character, beauty and significance, including areas of strategic importance necessary to maintain the sense of separation between townships, will be designated and protected.

→ The character of the Peninsula’s rural area, rural landscapes, coastlines and seascapes will be protected, including: → conservation of sites and areas of historic, scientific and

cultural value → provisions to ensure the appropriate siting and

appearance of buildings and works → The value of tourism, including eco-tourism and agri-tourism

will be recognised and supported in appropriate locations. → Planning for the Mornington Peninsula will include provision to

specify minimum requirements for sites and activities associated with tourism based development to ensure long term protection of the landscape, conservation and agricultural values of the Mornington Peninsula.

Clause 12.02 seeks to recognise and enhance the value of the coastal areas to the community and ensure sustainable use of natural coastal resources and to ensure development conserves, protects and seeks to enhance coastal biodiversity and ecological values. An associated planning strategy is to ensure development is sensitively sited and designed and respects the character of coastal settlements.

Coastal tourism is recognised in Clause 12.02-4 with an objective to encourage suitably located and designed coastal and marine tourism opportunities. Associates strategies are:

→ Ensure that a diverse range of accommodation options and coastal experience are maintained and provided for and that sites and facilities are accessible to all.

→ Ensure tourism developments demonstrate a tourist accommodation need and support a nature based approach within non-urban areas.

→ Ensure developments are of an appropriate scale, use and intensity relative to its location and minimises impacts on the surrounding natural visual, environmental and coastal character.

A relevant planning strategy at Clause 12.04-2 is to ensure sensitive landscape areas such as the bays and coastlines are protected and that new development does not detract from their natural quality.

Clause 13.01-1 seeks to plan for possible sea level rise of 0.8 metres by 2100, and allow for the combined effects of tides, storm surges, coastal processes and local conditions such as topography and geology when assessing risks and coastal impacts associated with climate change and ensure that development or protective works seeking to respond to coastal hazard risks avoids detrimental impacts on coastal processes.



The urban design objective set out at Clause 15.01 is to create urban environments that are safe, functional and provide good quality environments with a sense of place and cultural identity.

Clause 17.03 includes the following planning strategies related to tourism:

→ Seek to ensure that tourism facilities have access to suitable transport and be compatible with and build upon the assets and qualities of surrounding urban or rural activities and cultural and natural attractions.

→ Maintain and expand boating and recreational infrastructure around the bays in maritime precincts at Frankston, Geelong, Hasting, Hobson’s Bay, Mordialloc, Mornington, Patterson River, Portarlington, Queenscliff, St Kilda, Stony Point/Cowes and Wyndham.

→ Provide public access to recreational facilities and activities on land and water.

→ Support the development of ecotourism, tourism and major maritime events.

→ Encourage high quality urban design that is innovative, sustainable and integrated with surrounding areas.

→ Support maritime and related industries in appropriate locations.



The following provisions of the Local Planning Policy Framework are relevant to the proposal:

→ Clause 21.02 Profile of the Mornington Peninsula → Clause 21.03 Regional Role and Local Vision → Clause 21.04 Strategic Framework Plan → Clause 21.08 Foreshores and Coastal Areas → Clause 22.04 Heritage Places and Abutting Land → Clause 22.05 Aboriginal Cultural Heritage → Clause 22.17 Sorrento Historic Precinct Policy

Clause 21.02 provides the following summary of tourism:

The Mornington Peninsula is a key recreation area, and is often described as Melbourne’s playground, meeting both local and metropolitan needs. It is the most popular informal recreational area in Victoria. In 1996, the Mornington Peninsula National Park attracted a total of 2.5 million visitors, making it the most visited National Park in Victoria. Other attractions include Arthur’s Seat National Park (82,500 visitors in 1996), safe bayside beaches, ocean surf beaches, golf courses, boating facilities, bushwalking and horse riding trails, weekend markets and historic sites, including the homestead and nature reserve at Coolart in Somers and the Briars property between Mornington and Mt Martha. The Peninsula boasts some of Victoria’s greatest natural and cultural assets, and these form the basis of a sustainable tourism industry.

Clause 21.03 includes Sorrento as an activity node within the Shire:

The Peninsula’s coastal and foreshore areas are also of special recreational significance and the Victorian Coastal Strategy sets a number of key directions. These include the designation of Mornington, Rosebud, Sorrento and Hastings as activity nodes, with Rosebud identified as a location for larger tourism facilities.

Clause 21.03 also recognises the coastal environs and landscapes:

Coastal management is a core issue for the Peninsula and the relatively narrow coastal strip is the focus of multiple land use pressures. Sustainable use of the Peninsula’s foreshores, offers major social, environmental and economic benefits but requires careful planning and coordination.

…

Outstanding natural landforms, rural landscapes, seascapes, coastlines and beaches are considered one of the Peninsula’s key strengths. These areas are suitable for a wide range of recreational activities, particularly unstructured outdoor pursuits. They are supported by a well-developed scenic road network that caters for through traffic, sightseeing, local access, walking and riding.

4.2 Local Planning Policy Framework



The rural and coastal landscapes of the Peninsula reflect diverse landforms, environmental systems and land use histories. They provide the basis for recreational experiences and a ‘‘sense of place’’, that have a strong cultural significance. Much of the Peninsula’s attraction for recreation is connected to this ‘‘cultural capital’’ and a key challenge is to ensure that land use and development does not lead to incremental change that devalues the Peninsula as a recreational area.

In this sense, sustainable development is seen as that which supports the inherent values of the Peninsula and provides opportunities for access, understanding and enjoyment rather than introducing elements that are disruptive, intrusive or out of character.

The Sorrento township is designated as an ‘‘activity node’’ in the Clause 21.04 Strategic Framework Plan and there is also recognition of the ‘‘commercial ferries’’ which operate in Port Phillip Bay.

Clause 21.08 sets out the following objectives for foreshores and coastal areas:

→ To protect and enhance the natural ecosystems and landscapes of the coast for the benefit and enjoyment of present and future generations.

→ To achieve coordinated development of public and private facilities that increases the sustainable social, economic and recreational value of the coast and foreshore to the community.

Clause 22.04 includes the following objectives:

→ To conserve and appropriately manage identified heritage places.

→ To ensure that development on land abutting a heritage place respects the heritage values of the place.

→ To encourage the conservation of trees, gardens and landscaping associated with heritage places.

→ To provide opportunities for the community to view, appreciate and learn about the significance of heritage places.

The objectives in Clause 22.05 include:

→ To provide for the identification of sites of Aboriginal cultural significance and the appropriate level of management in consultation with the local Aboriginal community.

→ To protect sites and features of aboriginal cultural heritage and archaeological significance.

Clause 22.17 relates to the Sorrento Historic Precinct, and part of the planning unit for this proposal falls within this area. The land is included in the ‘‘Foreshore Area’’:

The foreshore area extends eastwards from the Sorrento Pier to just past Bowen Road. It represents a small area of significance where entertainment and boat related activities were traditionally located. Key heritage elements include the Sorrento Pier and the north eastern



terminus of the former Sorrento Tramway. The area also includes the Bandstand, War Memorial, Tea Room and Jetty and Norfolk Island and other pine trees on the foreshore and a cluster of residences nestled below the cliff and which addresses the foreshore promenade. The area is one of considerable historical significance due to its early tourist and recreation association with the Sorrento Pier and Tramway which terminated at the Ocean Amphitheatre. The Pier and the Tramway and the entrepreneurial skill of George Coppin were critical in the transformation of Sorrento from a limeburning and fishing centre to a bustling seaside resort. Another historical feature was the intensity of development and subdivision relative to other sections of Sorrento. The foreshore assumes greater sensitivity as it is one of the significant entrances to the Sorrento township.

In terms of the heritage elements of the Foreshore Area the following are significant heritage places:

→ M17 Esplanade, Sorrento → Sorrento Bandstand, Sorrento Foreshore



The subject site is included in the Public Conservation and Resource Zone and the Public Park and Recreation Zone.

The Zones require that the use of the land as a ‘Transport Terminal’ (notwithstanding the ancillary supporting uses such as the café) be operated by or on behalf of Parks Victoria. This is not the case and therefore the use is prohibited. The proposed Planning Scheme Amendment seeks to overcome this prohibition.

A planning permit would also be required for buildings and works in the Zones.

Figure 4.1 ZONING PLAN

4.3 Zoning



The land is affected by two Overlays:

Heritage Overlay (Schedule 1)

This Overlay applies to the southern edge of the site only.

Within the Overlay, a planning permit would be required for demolition of buildings and works; construction of new buildings and works; roadworks; and some types of street furniture.

Environmental Significance Overlay (Schedule 25)

Schedule 25 of the Overlay sets out the following Statement of Environmental Significance:

The Port Phillip coastal area and adjoining offshore areas contain some of Victoria’s most significant cultural and natural features, including sites of ecological, archaeological, geological, geomorphological, aesthetic and cultural heritage value. These places are of cultural, scientific and educational value to current and future generations.

A planning permit would be required to construct or carry out buildings and works (including fencing) and remove specific types of vegetation.

The following Particular Provisions are relevant to the proposal:

→ Clause 52.05 --- Advertising Signs → Clause 52.06 --- Car Parking → Clause 52.07 --- Loading and Unloading of Vehicles → Clause 52.17 --- Native Vegetation → Clause 52.29 --- Land Adjacent to a Road Zone (Category 1) → Clause 52.34 --- Bicycle Facilities →

4.4 Overlays

4.5 Particular Provisions


5 Planning Considerations

The Planning Scheme Amendment is required to facilitate the redevelopment of the existing Sorrento Ferry Terminal.

The proposed redevelopment cannot be advanced using the existing planning controls and as such the Amendment proposes the use of an Incorporated Document through Clause 52.03 and the Schedule to Clause 81.01 of the Mornington Peninsula Planning Scheme.

The Ferry service is an important tourist service and provides a key connection between Sorrento and Queenscliffe, transporting over 800,000 people each year.

The proposed redevelopment of the facility is supported by the relevant State and Local planning policies for the following reasons:

→ The proposed redevelopment retains public ownership and access to the public areas of the foreshore and Sorrento Pier, as sought by Clauses 11.03 and 21.08 of the Planning Scheme. The proposed development necessarily includes a lease area with security zones for the loading and unloading of vehicles associated with the ferry operation, and these exclusion zones are in place with the existing ferry facility. The public areas of the site will be enhanced through this proposal through the installation of new planting and seating areas, pedestrian pathways and car parking facilities.

→ Given the number of journeys and visitors which are transported by the operator, there are wider economic and tourism benefits to the Shire. Clauses 11.14 and 17 of the Mornington Peninsula Planning Scheme support the provision of tourism services and particularly those which are able to demonstrate high quality urban design, landscape and environmental outcomes.

→ The Localised Planning Statement for the Mornington Peninsula encourages tourism which positively contributes to the economic basis of the Shire.

→ The accompanying specialist reports note that the environmental considerations associated with the proposal can be managed in accordance with the policy at Clause 12.

→ At a local level, Clauses 21.02 and 21.03 support local tourism opportunities and note that Sorrento is a key tourist destination. The proposal responds to these clauses by providing upgraded and contemporary facilities for passengers and upgrades the service to be a key transport and tourism base in the Shire. The current facilities lack appropriate weather protection, services and amenities for passengers.

→ The proposed redevelopment is located at the edge of the existing Sorrento township in accordance with Clause 21.04, which seeks avoid expansions of existing settlements.

5.1 Strategic Planning and Policy Considerations



The proposal will also significantly improve the amenities available for visitors and passengers through:

→ The inclusion of small café tenancies with a northerly aspect overlooking the water;

→ The inclusion of tourism information and souvenir services; → The provision of a Museum to provide information on the

maritime precinct and site history; and → Weather protection, amenities and pedestrian pathways and

seating.

In terms of the draft Incorporated Document, it is structured to replace the applicable planning controls and policies with approval subject to a range of conditions.

The Incorporated Document is structured as a planning permit to ensure familiarity with the Planning Authority / Responsible Authority and for convenience of use. The Incorporated Document requires the approval (‘‘endorsement’’) of plans, a Construction and Environment Management Plan, Traffic and Access Report, Traffic Management Plan, Waste Management Plan and Environmentally Sustainable Development Management Plan.

The use of an Incorporated Document is appropriate having regard to the limitations provided by the Zones in respect of the proposed land use and is a more appropriate mechanism to consolidate all the planning permissions which would otherwise have been required if the land use had been permissible.

Importantly, the Incorporated Document will have standard expiry dates (unless an extension of time is otherwise approved). In addition, the Zones and Overlays which apply to the land remain in place and will not be altered as part of this Amendment.

For these reasons, it is considered that the proposed Planning Scheme Amendment relies on an appropriate mechanism to facilitate the proposed development, which itself is supported by the relevant State and local planning policies.



The proposed built form is considered appropriate for the following reasons:

→ The proposal represents an upgrade in the facilities provided by Searoad Ferries for their visitors and passengers and the overall built form improvements to be made at the site will be to the benefit of the coastal environs and the public realm.

→ The proposal will result in an improved amenity for passengers with new weather protection, meeting places, amenities and upgraded public spaces.

→ The ground floor of the new terminal building provides for activation of the public realm through new entry points and a licensed café tenancy which faces towards the sea and Sorrento Pier. This will allow for surveillance of the public realm during operating hours.

→ The upper level also includes active uses which will provide for a relationship to the Pier below.

→ The ticketing booth and associated weather protection canopy is low scale and will be constructed of materials and finishes which are recessive in the coastal environs.

→ The new terminal building will provide a contemporary addition to the foreshore precinct. The curved façade treatment ensures that the functional aspects of the building are carefully integrated into the surrounding environs and the streamlined silhouette appears as a well-resolved form in its context.

→ By virtue of its orientation, the proposed building will not cause unreasonable overshadowing to the Sorrento Pier.

→ The two-storey scale is appropriate given that the building needs to functionally consider its relationship with a docked ferry, sea level rise and the relationship with the existing Sorrento Pier and foreshore areas.

→ The proposed materials and finishes of the new terminal building are suitable for the coastal location by balancing the functional needs of a building sited above the water.

→ The roof-top plant and equipment is concealed within the structure to ensure that the coastal views are not interrupted by services infrastructure.

5.2 Built Form



The traffic engineering analysis prepared by Cardno concludes as follows:

It is proposed to reconfigure the existing Esplanade / Ferry Terminal intersection as shown in the preceding report and as attached in Appendix B. Based on the foregoing assessment, it is concluded that the proposal is a favourable outcome for the following reasons:

→ The proposal is not expected to have a significant impact on the operation of the surrounding road network and is expected to reduce queueing at the Esplanade / Sorrento Ferry Terminal intersection;

→ The proposal results in an overall increase to parking provision in the vicinity of the site;

→ The proposal results in improved pedestrian accessibility and safety;

→ The proposal is not expected to have any impact on the operation of bus services; and

→ It is considered that mitigating works at other intersections in the vicinity of the site are not necessary as a result of this proposal.

Flora and Fauna

The enclosed report prepared by Biosis concludes as follows:

Identified possible impacts and mitigation measures

Mobilization sedimentation and marine debris

Through the instillation of pier pillings, use of fill to extend the existing embarkation and docking area, and modification of the existing seawall, mobilization of sediment, and possibly marine debris, into the marine environment is likely. The environmental impacts of sedimentation can include loss of important or sensitive aquatic habitat, Disturbed sediments can contain heavy metals and other chemicals which can be toxic to aquatic organisms, and impact beneficial uses such as recreation attributes and human health.

Aquatic flora species found within the study area such as seagrasses and macroalgae species are particularly sensitive to increases in turbidity as they require sunlight in order to grow.

Biosis recommends;

→ M Undertaking sediment toxicity tests in areas to be disturbed before construction works commence

→ M Consider the potential for Coastal Acid Sulfate Soils to be present

5.3 Traffic Engineering Considerations

5.4 Other Matters



→ M Use high quality floating silt curtains designed to contain and control sediment plumes during construction of any features considered likely to cause sediment plumes.

Shading of light dependent organisms

The construction of a new terminal building will cause additional shading of low profile sedimentary reef and low profile rocky reef which supports macroalgae and other light dependant sessile organisms. A reduction in light available for photosynthetic activity will indirectly reduce the abundance and composition of light dependant sessile organisms. These organisms provide critical habitat for protected aquatic biota. It is likely that a species shift will occur towards organisms more adapted to low light environments.

In an effort to reduce the impact of shading, the new terminal building should be constructed over shallow reef habitats which support low macroalgae density. The current proposed location of the new terminal building is ideal in regards to this recommendation.

Replacement of Rock Wall Structure

Traditional vertical loose rock wall structures provide habitat for some species, such as the FFG Act listed Chiton 5254, but still provide relatively limited habitat compared to a natural shoreline. The current rock wall form provides limited buffering between the marine and terrestrial environment which is an important ecological feature.

It is recommended that Searoad Ferries considers the salvage of any Chiton 5254 that may be utilising the current rock wall. A suitably qualified ecologist could inspect rock wall materials as they are removed for Chiton 5254 and relocate the animals to an area that will be left intact.

In addition, with the required removal and realignment of the existing rock wall and opportunity exists to improve rock wall design so that it is more environmentally friendly. Gentle slopes and a variety of habitats are important features of environmentally friendly rock wall design.

Aboriginal Cultural Heritage

The Cultural Heritage Management Plan prepared by Biosis concludes as follows:

No Aboriginal cultural heritage places were recorded in the Activity Area during the course of this CHMP.

There is low potential for Aboriginal cultural heritage in the Activity Area.

It is unlikely that the proposed activity will impact Aboriginal cultural heritage. However, there is a possibility that Aboriginal cultural heritage or Aboriginal human remains may remain intact, buried in in situ dune



deposits under the disturbed sand horizons encountered in the Complex Assessment. Sand dunes are a landform with higher than normal potential for Aboriginal middens and burials. This possibility is addressed in the specific management conditions in Section 10.

Coastal Processes

The enclosed report prepared by Water Technology concludes as follows:

The conclusions relating to the coastal hazard vulnerability assessment of the Sorrento terminal site are considered as follows:

→ MThe Sorrento terminal is located in Port Phillip Bay, on the northern side of the Nepean Peninsula.

→ MThe peninsula is composed of Holocene sand dunes overlying Pleistocene calcarenite.

→ MThe predominant direction of sediment transport at the site is from the north-west to the south-east.

→ MThe tides and wave climate are significantly reduced in the bay around Sorrento.

→ MThe terminal is constructed on reclaimed land surrounded by rock breakwater.

→ MThe coast to either side of the terminal is highly modified, with a rock breakwater and boat ramp to the northwest, and rock breakwater and concrete step sea wall being constructed to the southeast.

→ MThe current development proposal includes reclamation of 90m2 of land adjacent to the site in the southeast corner. Rock armour along the existing ferry terminal will continue along the reclaimed land to the coastline. A visitor pavilion will be located offshore in the lee of the existing jetty infrastructure.

→ MLittle change is visible in the beach shapes and sand distribution from aerial imagery dating back to 1935, with the exception of the coastal developments. The beach alignment immediately to the northwest of the terminal appears to have rotated clockwise after the construction of the boat ramp further to the west.

→ MThe existing and developed site is not considered to be subject to Bruun type coastal recession due to the presence of rock breakwaters, thus the depth of water at the toe of those structures is expected to increase in response to sea level rise.

→ MThe existing 1% AEP storm tide level would inundate a small area on the south-western side of the terminal existing. By 2070 the 1% AEP storm tide would inundate most of the existing site and be above the floor level of the ticket booth. By 2100 the whole site, including new area of reclamation, would be inundated, along with The Esplanade to the south west restricting access to the site. People and vehicles would not be expected to be present at the site during a significant storm event.

→ MThe risk of short term erosion to the existing and developed site is limited by the rock breakwaters surrounding the terminal. Assuming these have been built to withstand the 1% AEP storm



events reduces the likelihood of serious damage to the site to below ‘‘possible’’ (i.e. the likelihood is less than 1:100).

The impact of the proposed land reclamation, rock armour wall and visitor pavilion is likely to be low. The coastal processes are unlikely to be impacted by the realignment of the rock armour wall adjacent to the shoreline. Inundation of the reclaimed land will be limited to during the peak of storm tide events in 2100.

Design of the proposed visitor pavilion can be completed to ensure inundation during storm tide events does not occur. The visitor pavilion will have little impact on coastal processes.


6 Conclusion

The proposal represents a significant economic investment in the tourism base of the Shire and will ensure that the ongoing ferry operations are supported over the coming years. The proposed land uses and built form are suitable for the site having regard to the relevant provisions of the Mornington Peninsula Planning Scheme.

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Telephone 03 9347 6100 [email protected] contour.net.au

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