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Front cover 592-694 High Street, Epping

Victoria Advisory Committee (Kaufland Stores) | 594-694 High Street, Epping

Hansen Partnership Pty Ltd 1

Table of Contents

Introduction ................................................................................................................................. 3 The Site & Surrounds .................................................................................................................. 5 Planning & Design Framework .................................................................................................. 7 The Proposal ................................................................................................................................ 8 Urban Design Assessment ......................................................................................................... 9 Summary and Recommendations ........................................................................................... 15

Appendices

Appendix A – Craig Czarny: Curriculum Vitae Appendix B – Relevant Planning Policy Framework Appendix C – Design Recommendations – Plan Rev ACP


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Cover Page

The name given by the Advisory Committee for the relevant proceeding;

Kaufland Stores in Victoria Advisory Committee

The date of the report;

14th November, 2018

The date of site visit and inspection;

25th October, 2018

If the report relates to a property, the address of that property;

592-694 High Street, Epping

The party for whom the report has been prepared;

Kaufland Australia Pty Ltd

The person from whom you received your instructions;

Planning & Property Partners Pty Ltd

Site identification


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Introduction 1. My name is Craig Czarny and I am a director of design at Hansen Partnership. I have over 30 years’

experience in urban design and landscape architectural projects in Australia and overseas. I hold a Bachelors

degree in Planning and a Masters degree in Landscape Architecture and have provided urban design,

streetscape and public domain advice on a number of projects of varying scales. My qualifications and

experience are set out in Appendix A.

2. I have a sound appreciation of the urban form, streetscape and public domain issues associated with

residential, commercial and streetscape settings, having provided advice on a number of activity centre,

residential and neighbourhood character studies. l also have an appreciation of character and streetscape

issues in Whittlesea, having prepared built form, streetscape and urban design studies for Council and private

clients in the region over a period of more than 2 decades. I also have a sound understanding of the Epping

Central context, having delivered expert urban design evidence in relation to Amendment C130, which

introduced the ACZ.

3. On this occasion, I have been engaged by Planning and Property Partners Pty Ltd on behalf of Kaufland

Australia Pty Ltd to assess the urban design attributes of the proposed Incorporated Document guiding the

development of a new retail form at 592-694 High Street, Epping. The Incorporated Document is part of a

larger planning proposal that is the subject of Advisory Committee proceedings to provide advice and

recommendations to the Minister for Planning on the proposed rollout of Kaufland stores in Metropolitan

Melbourne in accordance with Section 151 of the Planning and Environment Act 1987.

4. I have inspected the site and surrounds on the 25th of October, 2018 and reviewed the exhibited plans

prepared by Leffler Simes Architects dated 22/06/2018 (Rev A1) and related background documentation,

including the proposed Incorporated Documents. I have also inspected relevant the Planning Policy

Framework of the Whittlesea Planning Scheme and submissions following exhibition of this documentation.

5. In summary, I am satisfied that the proposed Incorporated Document, with reference to the exhibited

architectural plans for the proposed Kaufland, Epping represents an acceptable urban design outcome when

measured against relevant parameters of the Whittlesea Planning Scheme, subject to minor design

refinements as set out in this report. The proposed development outcome, comprising a large format

Kaufland store and associated car parking and access ways has been configured in a way that will support

evolution of the Epping Central Metropolitan Activity Centre and will not compromise renewal of the precinct

in line with the municipal vision.


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6. Given the existing tenure of the Epping Hub and the relevant interrelationships between the subject land and

an adjoining ‘retail court’, it is in my view acceptable to reinforce the existing pattern of form and activity,

until such time that Precinct 6B can be reorganised through a master planned process into the future. The

proposal broadly embodies the typology and footprint of the existing Large Format Store envelope on the site

and delivers an architectural response that is in my opinion superior to the existing condition. With minor

refinement, I am satisfied that this proposal will competently integrate into the Activity Centre context.

Excerpt from Vision for Epping Central in 2030 (Epping Central Structure Plan 2013).


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The Site & Surrounds 7. The subject site forms part of the Epping Central Metropolitan Activity Centre (MAC) which forms part of a

larger precinct, known as the ‘Epping Hub’. The site is irregular in shape with a site area of 31,470m2. It is

currently occupied by a discount and bedding centre, although previously the site was operated by Bunnings.

The building presents as a large retail form with car parking to the frontage. The site is generally flat, with its

edges gradually rising to the north and falling to the south. Vegetation is limited consisting of scattered exotic

and native trees. Access to the site is gained via High Street to the west and Cooper Street to the north, with

internal connections to the south. The site’s immediate abuttals are:

▪ To the north is a series of single storey mixed use

buildings, including bulky goods, office and auto

repairs. The next adjoining parcel to the north is an

electrical substation facing Cooper Street.

▪ To the east is an at-grade carpark for the Epping

Rail Maintenance Depot with the Mernda railway

line beyond. Further east is residential land.

▪ To the south is a large format commercial premises

(Kids Space) with car parking immediately abutting

the site. Adjoining to the west is a row of single

storey shops/offices, displaying a consistent low

scale profile to the carpark.

▪ To the west are retail stores lining the open space

parking court of the Epping Hub. High Street is

further west, a 36m wide arterial road with

significant linkages to the wider metropolitan

network. Across the road is the freestanding Pacific

Epping Shopping Centre.

8. In terms of the wider context, the site is located in a

concentrated area of commercial activity lining High

Street, south of Cooper Street. It is a ‘confined’ precinct

that is easily accessible and well serviced.

View of the existing building from the carpark

View of the site from Cooper Street

View of the site from High Street


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Planning & Design Framework 9. The site is located in the Activity Centre Zone – Schedule 1 (ACZ1). The purpose of the ACZ1 is:

▪ To implement the Municipal Planning Strategy and the Planning Policy Framework.

▪ To encourage a mixture of uses and the intensive development of the activity centre:

▪ As a focus for business, shopping, working, housing, leisure, transport and community facilities.

▪ To support sustainable urban outcomes that maximise the use of infrastructure and public transport.

▪ To deliver a diversity of housing at higher densities to make optimum use of the facilities and services.

▪ To create through good urban design an attractive, pleasant, walkable, safe and stimulating environment.

▪ To facilitate use and development of land in accordance with the Development Framework for the activity

centre.

10. The site is located within Precinct 6B of the ACZ1 as a major commercial precinct with a regional retail focus.

11. The site is subject to Development Contributions Plan Overlay – Schedule 3 (DCPO3) & Schedule 14

(DCPO14), Environmental Audit Overlay (EAO) and Parking Overlay – Precinct 1 Schedule (PO1).

12. Relevant Planning Policy Framework (PPF), and Particular Provisions regarding design include (refer Appendix

B):

Clause 11 – Settlement;

Clause 15 – Built Environment and Heritage;

Clause 21.02 – Municipal Profile;

Clause 21.03 – Council Vision and Strategic Framework;

Clause 21.04 – Settlement;

Clause 21.08 – Built Environment and Heritage;

Clause 21.10 – Economic Development;

Clause 21.13 – Local Areas; and

Clause 52.05 – Signs.

13. The following reference documents are as relevant:

▪ The Urban Design Charter (Victorian Government, 2009);

▪ Epping Central Background Report (2011);

▪ Epping Central Structure Plan (2011, amended 2013); and

▪ Urban Design Guidelines for Victoria (Department of Environment, Land, Water and Planning, 2017).


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The Proposal 14. The Amendment seeks to facilitate the development of a proposed Kaufland supermarket store via planning

approval in the form of an incorporated document. This is sought as part of a coordinated planning and

assessment process for an initial network of Kaufland stores across Victoria.

15. The Amendment proposes the following changes to the Whittlesea Planning Scheme:

▪ Apply the Specific Controls Overlay to the above land and update the schedule to the Specific Controls

Overlay accordingly.

▪ List the proposed “Kaufland supermarket development, 592-694 High Street, Epping” incorporated

document in the schedule to clause 45.12 and clause 72.04 as an incorporated document to the

Whittlesea Planning Scheme.

16. The plans accompanying the document comprises the development of a supermarket with associated car

parking (Rev A1 dated 22/06/2018). Specifically, the proposal comprises the following characteristics:

▪ Supermarket (3,610m2);

▪ Bottle shop (354m2);

▪ Food Hall Area and Outdoor Eatery (392m2);

▪ Tenancy 1 and 2 (258m2);

▪ A large format retail building to a maximum height of 11m. The building is setback 162.3m from High

Street to the west, 153.7m from Cooper Street to the south and 109.7m from the rail reserve to the east;

▪ Main pedestrian entrance to the north-west of the building;

▪ Loading area to the north of the supermarket building;

▪ Car parking areas to the north, west and south, comprising a total of 496 car parking spaces;

▪ Bicycle parking to the north of the main pedestrian entrance and south of the building;

▪ Vehicular access is provided via High Street, Cooper Street, along with internal connections from the

south;

▪ The architectural detailing reads as a contemporary response through the use of precast concrete with a

mix of timber and white feature cladding; and

▪ A variety of advertising signage consisting a pylon sign (21.8m and 8m high), billboard sign, entry logo

signs and other associated signage with the development.


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Urban Design Assessment 17. Firstly, and in advance of my detailed assessment of the proposed large format store development, it is

noteworthy that the land in question is substantial in area and setback behind parcels that front the east side

of the High Street (forming part of the Epping Hub retail court). According to relevant Policy background and

the development control regime, this land has the capacity for a bespoke site design corresponding to its

large format condition, recognizing the City’s ultimate ambition for ‘multi-level mixed-use development with

active frontages, increased built form presence to… High Street… with reduced visual presence of parking

and paved areas’. While I accept that the current proposal does not deliver the ultimate vision, its

configuration does not hamper realisation of the long-term aspiration and provides the foundation for what I

consider to be an enhanced 'status quo'. In this context, the Kaufland development proposal embodies the

model of the existing large format store (albeit somewhat smaller), however it does so with what I consider

to be a superior site design and architectural response. My support for the proposal, and recommended

refinements to aid further integration is provided below (with reference to particular submissions as noted).

Site Suitability (Submission G02/E03/E08).

18. The character of the High Street spine as it passes

through Epping Central (and the various different

development precincts within the MAC more

generally) is distinctive due to its particular use,

subdivision and accessibility network and pattern.

As set out in the Epping Central Background Report

(December 2011), Precinct 7 ‘Regional Demand’ is

occupied by 3 major entities in the form of Epping

Plaza (Pacific Epping), the Northern Hospital and the

large format store complex is on the east side of

High Street, south of Cooper Street (Epping Hub).

This profile is distinctive compared to the urban

fabric further to the north on High Street which

generally defined by a finer subdivision pattern and

mix of more intricate uses. Together with the

improved public transport opportunities through the

new Epping Train Station (and along High Street),

northern Precincts 1 and 2 already demonstrate

Site within surrounding context


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change through approval of medium and high-rise mixed-use development set to street fronts and corners. In

comparison, land south of Cooper Street has not yet realised an equivalent degree of transformation. Precinct

7 (identified in the Whittlesea’s ACZ as Precinct 6) does however exhibit opportunities for street-based

mixed-use at corners and on lots which enjoy street frontage. While the subject land is generous in area, its

configuration is such that it has limited connection to the High and Cooper Street frontages, with other

properties (part of the Epping Hub) occupying the critical contributory address. Given the layout of retail forms

within the Epping Hub, and the tenure arrangements (including easements), it is in my view problematic to

enforce a rigid interpretation of ACZ1 siting and design ambitions, particularly where land is constrained in

dimension and address (a matter raised in my evidence before the Whittlesea C130 Panel - where I called for

a ‘flexible’ approach in relation to Precinct 6). In response to these particular conditions and existing setback

development, I have no difficulty with a large format store as proposed as a replacement building. While this

design response is distinctive to the ambition for land around it (addressing High and Cooper Streets), the

proposal will not compromise the presentation of the High Street spine and establish a meaningful destination

in its own right as a complement to the activity precinct.

The Kaufland Model

19. The proposed development model comprising the Kaufland supermarket and associated functions forms part

of a universal (National) brand and design package. I have been advised that the layout and configuration of

the Supermarket offer, and related Food court, Tenancy and back of house/administration areas are rigorously

aligned to customer legibility, familiarity and comfort. In this context, the positioning of the proposed building

envelopes, and the arrangement of access, car parking and loading is central to the functional operation of

the proposed facility. To its merits, the Kaufland model in Australia seeks to include a notable open building

entry to frontage, connected to an internal mall that services indoor-outdoor dining areas and separate (in and

Kaufland Architectural Model - Bulgaria


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outward facing) tenancy. These features are successful in diminishing the ‘big box’ effect often exhibited in

large format stores. All loading and ‘back of house’ facilities are concealed in a back of house location.

Usefully, parking is configured around at least 3 sides of a typical site to serve as ‘courts’ to distinguish

between different uses (customers, staff and special accessibility needs). The profile of Kaufland model

buildings is relatively modest in terms of height (i.e. compared to major warehouse brands such as Bunnings

and Masters), with a confined corner entry parapet feature to 11m (overall height), a longer front facade at

9m, tapering down to a rear profile of 6.8m. All buildings employ a high proportion of glazed active frontage to

high profile elevations, with quality exposed elevation treatments and integrated sustainability demonstrated

through large areas of photovoltaic (solar) panels across a 6,785m2 (approximately) roof. In my opinion, this

generic design approach is superior to that of the many large format bulky goods or retail warehouse

buildings realised in Melbourne over recent decades. In this regard, the proposed forms are consistent with

the calling in the Planning Policy Framework (Clause 15.01) for better building design.

The Site Planning Response (Submission E03/E08).

20. The proposed Epping Kaufland development proposition is one which in my opinion is complementary with

regard to the site planning conditions of Precinct 6: ACZ1 and the opportunities and constraints of the parcel

(i.e. alignment, dimension and easements). The unusual configuration of the land, with 2 street addresses (3

vehicle access points) and an interface to the rail line presents particular challenges. In response (and

consistent with Bunnings), the development envelope is positioned to the rear but parallel to High Street,

with its back towards the rail line (refer diagram overleaf). The position of the building and the arrangement of

the 2 principal access points into the site (centrally within High Street to the west and from Cooper Street to

the north) also supports direct visual connection towards the building’s principal façade (similar to the

terminal vista towards the Bunning’s entry). Given the existing tenure and easement arrangements of Epping

Hub, it is in my view entirely appropriate to adopt a ‘status quo’, siting the large format store towards the

back of the site. The configuration of the Epping Hub complex (incorporating large format retail in a court

arrangement) is distinctive from the orthogonal attached lots to the north. The arrangement provides the

opportunity for a combination of High Street corner and frontage forms and an ‘internal court’ that presents an

‘internal’ address to 3 sides (north, east and south) supporting activity and connectivity. I therefore support

the proposed network of setback frontages within the site, as long as they are suitably ‘connected’ (visually

and physically) to both the Hub complex and external streetscape pathways. Consistent with the Planning

Policy Framework, the proposal incorporates well concealed back of house areas and spatial buffers to the

adjoining rail corridor and notable spatial separation from residential areas (within the ACZ1) more than 100m

to the west.


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Parking Area and Pedestrian Access (Submission E03/E04).

21. The design and treatment of external areas on approach to the proposed large format building are important

in demonstrating successful integration within the Epping Hub precinct and surrounding fabric. Noting the

Large Format Store ‘perimeter court’ condition to the east side of High Street, the proposed model simply

seeks to reinforce existing parking orientation with enhanced greenery and retained pedestrian pathway links

through the car park (entry route) directly to the building entry to the east. The configuration of pedestrian

access to the retail entry and the connectivity to pedestrian paths fronting the adjoining Epping Hub complex

is in my view appropriate (with reference to Clauses 21.08 and 21.13). The primary pedestrian link from High

Street could be further improved with a new landscape regime that clearly defines the pedestrian route

above the ground plane (i.e. with

lights or canopy trees) to further

reinforce this spine. I also note

that a dedicated pedestrian link is

provided from Cooper Street.

Consistent with UDGV Objective

5.3, the proposed ‘external’ works

intensify closer to the proposed

building, with a pedestrian 'shared

way’ and 6m wide frontage

footpath, complemented by an

Diagram demonstrating pedestrian treatments (exhibited plans)

Site Planning comparison between Bunnings (Existing) and Kaufland (Proposed – exhibited plans)


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overhead canopy providing weather protection across 41m. The activation of the public realm (albeit on

private land) also extends to landscape opportunities within the car parks that reinforce an integrated

response. I understand that a number of existing trees are proposed to be removed (for site grading

purposes), and further landscape enhancements would be clearly beneficial, including extension of the

proposed ‘shared way’ (as a flush pavement) across the entire primary frontage, with further canopy planting

in the car park. These would further reinforce the ACZ Precinct 6 objectives. I note a proposed retaining wall

adjoining the neighbour’s car park. Levels between the parcels should be clarified to enable ease of access

and integration between properties. Landscape is often helpful in mitigating the impact of such level changes.

Building Design

22. A feature of the Kaufland model in my opinion is the relatively sophisticated architectural model which is

more advanced than that typically available to large format store development to date. The design language

of the proposed building is contemporary, and comprises an attractive composition of ‘accent’ to the primary

frontage and corner, in this instance to the north-west. The use of geometric FC white panel cladding, in

combination with a consistent vertical timber batten facade systems and extensive clear ground level double

glazing is consistent with general guidance provided in the Planning Scheme (UDGV – Objective 5.3.1).

Importantly, façade treatments are not planar, turn the corner and are exposed on approach from the Cooper

Street entry. Limited areas of flat walling to the primary frontage are graced with metal framed horizontal

windows and carefully positioned product signage (mounted on projected metal screens forward of the

facade). I consider this approach to be entirely appropriate for a primary elevation to the west (generically

referred to as Grade A façade effects). Recognising the exposure of other elevations (in particular the rail

corridor as noted in ACZ1 – Part 4.2), I suggest an extension of such treatments to non-primary elevations. To

this end, I recommend extending Grade A effects further east along the north elevation (to loading bay) and

south elevation, with an alternative treatment to remaining exposed areas, utilising random pattern effects or

other coloured, textured or attached surfaces to break up visual bulk (generically identified as Grade B façade

Proposed façade treatments to the main frontage (exhibited plans)


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effects). Such effects are not required to the entire south

elevation given water tanks and other infrastructure with

a landscape. This overall approach ensures that all sides

of the building are suitably articulated to mitigate visual

bulk and respond accordingly to the requirements for

materials in the ACZ1 so as to diminish any such ‘big box’

effects. The presentation of the building reflects unity and

consistency with good connectivity to the external

(public) ground plane around it.

Functional Attributes

23. The layout of the proposed development, including external and internal areas is in my view competently

handled with regard to important urban design considerations of wayfinding, safety and security and public –

private interface management. As noted, the principal frontage of the store includes a generous building entry

outward facing food hall and tenancy, each accessible from a wide pedestrian realm on the west side of the

building. Loading areas to the north, accessible via the southern access link on High Street is clearly

separated from both customer entry/exit and the pedestrian realm, with radial connected pedestrian

pathways linking to the public paths on both High and Cooper Streets and the neighbouring Epping Hub

frontages. Other than service areas, a pedestrian footpath encircles the accessible extents around the

building, ensuring pedestrian access from the parking courts on 3 sides can be achieved. Finally, I note that

the proposal supports sustainable practice, including water storage to the south, substantial areas of

photovoltaic panels (on approximately 6,785m2 of roof) and natural ventilation of tenancies facing west.

These factors, in combination with possible future canopy tree planting for shade in car parking areas will

achieve what I consider to be a 'safe, healthy, functional’ outcome as required in Clause 15.01 – 1S.

Examples of façade design responses (Berala & Gisborne)

Grade A and Grade B (exhibited plans)


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Signage (Submission E03/E04).

24. The Incorporated Document package includes a suite of the Kaufland Signage Diagrams (TP 09). These

comprise typically ‘Business Identification’ signage attached to the host building, which are well integrated

with the geometry and proportion of the retail form. I am satisfied that these are compatible with the visual

composition of the building and suitably setback to the degree that they will not be prominent. Notably,

freestanding signs are proposed forward of the building, including a Panel Sign (Type I to 8m) at the entrance

off High and Cooper Streets. This sign type is entirely consistent with that typically found in roadside retail

contexts and compatible with the existing 2 signs serving as business identification for the Epping Hub (which

are aligned to High Street in line with inward aligned façades). I do not believe that the Type 1 sign will

interfere with or substantially obstruct views to existing signs located around 50m to the north and south and

will therefore be compliant with ACZ parameters (Clause 4.2). A taller singular Pylon Pole Sign (Type 2) is a 3

sided internally illuminated boxed form to 22m in height (including 17m pole and 5 x 5m box) to be located

within around 50m of the High Street frontage (centrally within the car park). This location is inset in contrast

to the alignment of other Major Promotional Signage (as advertising) to the north on High Street (near Cooper

Street) and to the south on the west side of High Street near Railway Road. As demonstrated in sections,

this is a tall element which would be even more prominent than existing MPS structures in the viewshed, and

higher than any other building or canopy tree. While I accept that it should be higher than existing surrounding

buildings and local canopy vegetation (11-12m) and can ‘break the skyline’, its height should in my opinion be

reduced to around 12-15m (with proportionate reduction in the size of the box (ie 3 x 3m), subject to visual

analysis. This will ensure it is compatible with the visual makeup of High Street and its development context.

Summary and Recommendations 25. As set out in the above rationale, I consider the proposed Kaufland development at Epping Central to be an

acceptable urban design outcome when measured against the Planning Policy Framework as it seeks to

replace a 'like for like' typology to that already established on the parcel, but does so in a manner that I

consider to be superior in terms of architectural form and external works management. While the site is

located within a designated MAC, its condition and context is substantially influenced by existing tenure

arrangements and setback commercial court buildings which have not as yet reached the end of their useful

life. The site design reacts appropriately with a complementary primary frontage form with narrow apertures

to the existing parking area. The proposed form will not diminish the image and integrity of High Street or the

future opportunity for frontage infill development when land amalgamation and viability warrant such a

response. I therefore support the proposed incorporated document, and its architectural components noting

the following urban design recommendations:


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▪ Extend Grade A façade treatment to the east along north and south elevations;

▪ Incorporate Grade B facade treatments to remaining elevations, especially to railway line;

▪ Extend shared zone, including pavement treatments (flush hardstand) to the south in front of Food Hall

Area and Tenancy 1;

▪ Provide landscape plan with complimentary canopy trees, in particular along pedestrian route linking High

Street;

▪ Resolve future level changes between car parking areas to the north; and

▪ Reduce the overall height of Pylon Sign (Type 2) to 12-15m, subject to visual analysis.

26. I note that this statement has been prepared in accordance with Planning Panels Victoria Guideline No. 1 -

Expert Evidence and I have made all the inquiries that I believe are desirable and appropriate and that no

matters of significance which I regard as relevant have to my knowledge been withheld from the Panel.

Craig Czarny MLArch BTRP AAILA RLA FPIA Director Hansen Partnership Pty Ltd: 14th November 2018


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Appendix A Craig Czarny: Curriculum Vitae

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Craig Czarny: BTRP MLArch AILA RLA

qualifications

position:

professional affiliations:

awards:

special competence:

professional experience

Master of Landscape Architecture, University of Melbourne 1991. Bachelor of Town & Regional Planning, University of Melbourne 1986. Director, Urban Designer & Landscape Architect Hansen Pty Ltd, Melbourne Associate, Institute of Landscape Architects, AAILA Fellow, Planning Institute of Australian, FPIA Registered Landscape Architect, RLA Melbourne University, Postgraduate Scholarship 1990 RAPI Award for Planning Excellence (NSW) 1996 PIA Project Awards & Commendations (VIC) 03/4/5/6/8/10/14/16/18 Victoria Medal for Landscape Architecture 2008 Master planning, Design Development & Documentation of Public Domain projects. Townscape and Streetscape Design Assessment. Urban Design & Landscape Project Management. Urban Design Education and Training. Craig Czarny is a Director of Hansen and an Urban Designer and Landscape Architect with over 30 years’ experience in local and international practice. He has worked on a variety of urban planning and design projects, from broad urban character analysis to local area site planning, design and documentation. He has also served as a sessional lecturer in urban design and landscape planning at the University of Melbourne. 2002- present: Hansen Partnership Pty Ltd Sydney & Melbourne, Australia. Director: Urban Designer/ Landscape Architect 1995-2002: Context Conybeare Morrison Pty Ltd Sydney & Melbourne, Australia. Ass Director: Urban Designer/ Landscape Architect 1993-1995: James Cunning Young & Partners, Glasgow & Edinburgh, Scotland. Senior Urban Designer/ Landscape Architect 1988-1993: Wilson Sayer Core, Melbourne, Australia Urban Designer & Planner. 1989: Design Workshop, Colorado, USA Urban Design/ Landscape Intern

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PROJECT EXPERIENCE:

CRAIG CZARNY:

site redevelopment projects Mordialloc Built Form Review Bonbeach TAFE Site Redevelopment Framework Queenscliff High School Site Development Study Knox Strategic Sites: Urban Design Review ADI Development Footscray & Maribyrnong, Cape Cabarita Residential Development Essendon Airport Redevelopment Study Dandenong Treatment Plant Site development Marolt Ranch Community Village Project Horsham Tech Park: Urban Design Guidelines Victoria Park Housing Urban Design Masterplan

retail & commercial town centre design Rosebud Activity Centre Structure Plan Moonee Valley Activity Centres Structure Plans Geelong Western Wedge: Design Framework Knox Central Urban Design Framework Forest Hill Retail Centre Planning & Design. Sydenham Town Centre Urban Design Plan. Ringwood Town Centre Design Masterplan Melton Regional Centre. Oakleigh Urban Design Framework. Carrum Urban Design Framework.

townscape & streetscape projects Ocean Beach Road, Sorrento Saigon Riverfront Masterplan, Vietnam Mersey Bluff Masterplan, Devonport Hastings Urban Design Framework Victoria St, Richmond Framework Plan Bayside Height Control/ Urban Design Study Punt Road Hoddle Street Urban Design Vision CBD Lanes Built Form Review. Manly Corso Streetscape Masterplan. St Kilda Foreshore Urban Design Study. Tunstall Square, Doncaster. Glasgow's Townhead Improvements. Ballarat Streetscape Study. Paddington Townscape Study. Liverpool Street Spanish Quarter. Petersham Streetscape Study. Queenscliffe Urban Character Study. Orchard Road Streetscape Upgrade, Singapore. Point Lonsdale Urban Design Framework

community planning & design Viengxay Town Masterplan, Viengxay, Laos RedCliffs Residential Development Plan Jackass Flat New Development Area Riverwood Housing Improvement Masterplan. MacQuarie Fields Improvement Masterplan. Ferguslie Park Common. Sydney Olympics 'Look of the Games'. Niddrie Mains Urban Design & Housing Project.

urban/landscape design documentation Wollongong Foreshore Plaza Western Sydney Park Masterplan/ Entries. Rouse Hill Regional Park. Bass Hill Plaza Memorial Parkland.

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Appendix B Relevant Planning Policy Framework

Relevant Controls Development Contributions Plan Overlay – Schedule 3 & 14 Purpose: To implement the Municipal Planning Strategy and the Planning Policy Framework. To identify areas which require the preparation of a development contributions plan for the purpose of levying

contributions for the provision of works, services and facilities before development can commence.

Environmental Audit Overlay Purpose: To implement the Municipal Planning Strategy and the Planning Policy Framework. To ensure that potentially contaminated land is suitable for a use which could be significantly adversely affected by any

contamination

Parking Overlay – Schedule 1 Purpose: To implement the Municipal Planning Strategy and the Planning Policy Framework. To facilitate an appropriate provision of car parking spaces in an area. To identify areas and uses where local car

parking rates apply. To identify areas where financial contributions are to be made for the provision of shared car parking.

Planning Policy Framework Clause 11: Settlement Objectives: To promote the sustainable growth and development of Victoria and deliver choice and opportunity for all Victorians

through a network of settlements. To ensure a sufficient supply of land is available for residential, commercial, retail, industrial, recreational, institutional

and other community uses. To facilitate the orderly development of urban areas. To manage the sequence of development in areas of growth so that services are available from early in the life of new

communities. To encourage the concentration of major retail, residential, commercial, administrative, entertainment and cultural

developments into activity centres that are highly accessible to the community.

Clause 15: Built Environment and Heritage Objectives: To create urban environments that are safe, healthy, functional and enjoyable and that contribute to a sense of place

and cultural identity To create a distinctive and liveable city with quality design and amenity. To achieve building design outcomes that contribute positively to the local context and enhance the public realm. To achieve neighbourhoods that foster healthy and active living and community wellbeing. To recognise, support and protect neighbourhood character, cultural identity, and sense of place

Local Planning Policy Framework Clause 21.02: Municipal Profile Clause 21.03: Council Vision and Strategic Framework Council Vision and Strategic Framework: ‘The City of Whittlesea recognises the need for strong leadership and is accepting of the challenges that a growth area on the metropolitan fringe brings. By necessity the City of Whittlesea has adopted a long-term outlook in working toward sustainable outcomes in housing provision, employment generation, preservation and enhancement of rural areas and features of environmental significance. The City acknowledges the specific characteristics that contribute to and define the municipality as a unique housing and employment location within the northern region. It is also acknowledged that the preservation of these very characteristics ensure that the City’s attractiveness as a housing destination and employment centre is enhanced.’

Clause 21.04: Settlement Objectives: To provide for a number of major and neighbourhood activity centres each with its own role and function. To support the development of Epping Central as a Metropolitan Activity Centre. To establish Plenty Valley Town Centre as a higher order centre servicing the existing and future population growth in

the south eastern half of the City. To effectively manage urban growth To manage housing growth and change within the established suburbs of the municipality to ensure there is a diverse

mix of housing that meets the needs of the local community and reflects demographic changes and trends. To provide an appropriate range and proportion of open space types to reflect community expectations for nature

conservation, informal recreation and sporting opportunities. To comprehensively plan for the leisure and recreation needs of existing and future residents.

Clause 21.08: Built Environment and Heritage Objectives: To support places and spaces that connect people To progressively upgrade the image and appearance of the City of Whittlesea focussing on retention of local

environmental features, landscape qualities and urban and landscape design improvements. To ensure new development in Activity Centres achieves high quality urban design outcomes. To support a universally accessible built environment. To design walkable communities. To provide shade and shelter in the public realm.

Clause 21.10: Economic Development Objective: To provide greater balance between housing supply and employment opportunities

Clause 21.13: Local Areas (Epping Central Metropolitan Activity Centre) Objective: To develop Epping Central Metropolitan Activity Centre as a vibrant, attractive and sustainable hub for housing,

employment and community services for the municipality and wider region. Strategies: Support increased housing densities in close proximity to transport infrastructure, shops and services, and increase the

diversity of homes to improve housing choice. Increase the proportion of trips taken by sustainable modes of transport such as walking, cycling and public transport to

reduce car use. Increase employment densities by supporting the development of diverse office, retail and industrial uses in appropriate

locations. Facilitate the development of entertainment and leisure opportunities, appropriate to all age groups, to provide local

entertainment options for residents and promote night-time activity in the activity centre. Increase the provision of new community services and facilities, including health and wellbeing, information and

learning, and active recreation facilities to meet the needs of existing and future residents. Improve Epping Central’s public realm by enhancing the amenity, attractiveness and functionality of streetscapes, parks

and creek zones. Ensure that physical infrastructure, including drainage, stormwater treatment, and telecommunications, are provided in

accordance with projected development in the activity centre. Ensure that all new buildings in Epping Central, including residential, commercial, and community developments,

achieve a high degree of environmentally sustainable design performance. ▪ Promote high quality design in all new development, appropriate to Epping Central’s higher-density context, to

complement improvements to the public realm, stimulate investment and contribute to a high-amenity street interface

Clause 52.05: Signs Purpose: To regulate the development of land for signs and associated structures. To ensure signs are compatible with the amenity and visual appearance of an area, including the existing or desired

future character. To ensure signs do not contribute to excessive visual clutter or visual disorder. To ensure that signs do not cause loss of amenity or adversely affect the natural or built environment or the safety,

appearance or efficiency of a road.

Other Relevant Documents

Epping Central Structure Plan (2011, amended 2013) Vision: ‘Epping Central in 2030 is an attractive, welcoming, and sustainable urban place, where well-designed buildings and engaging public spaces provide an interesting and exciting environment for more people to live, shop, work and play. A diverse range of housing and employment means there’s a place for everyone to live and work. There are fewer cars, with walking and cycling paths and an accessible public transport network connecting people to community facilities, the vibrant local economy, and each other. The Darebin Creek corridor is a beautiful natural space for all to enjoy, whilst pockets of green throughout Epping Central soften the landscape and provide shady places to meet and relax. The centre is now a focal point for the wider region, and provides a home for a resilient, diverse and self-sufficient local community, who are proud to be a part of life in Epping Central.’

Precinct 6 (Regional Demand) Objectives: To significantly intensify the use and development of land in the precinct, and encourage an improved mix of uses

including commercial and residential, in a pedestrian- and cycle-friendly environment. To reinforce and expand upon the regional role of the Northern Hospital, Epping Plaza and Epping Homemaker Centre

while significantly improving their physical relationship to each other and to surrounding streets and precincts. To facilitate the timely implementation of the proposed Epping North Public Transport Corridor and interchange.

Precinct 6 (Regional Demand) Framework Plan (site – shown in red):

Epping Central Structure Plan (2011) This Background Report presents a summary of the analysis and investigations conducted to date, and provides an introduction to the Epping Central study area, and the issues and policy drivers currently affecting each of the precincts within the activity centre. This analysis provides the primary policy justification for the initiatives identified in the Epping Central Structure Plan.

Victorian Government, Urban Design Charter (2009) The Urban Design Charter is a commitment by the Victorian government to make cities and towns in Victoria more liveable through good urban design. The Charter identifies the following principles as essential qualities for the functioning of good public environments, in making places that are valued and significant for those who use them. Structure: organise places so their parts relate well to each other Accessibility: provide ease, safety and choice of access for all people Legibility: help people to understand how places work and to find their way around Animation: stimulate activity and a sense of vitality in public places Fit and function: support the intended uses of spaces while also allowing for their adaptability Complementary mixed uses: integrate complementary activities to promote synergies between them Sense of place: recognise and enhance the qualities that give places a valued identity Consistency and variety: balance order and diversity in the interests of appreciating both Continuity and change: maintain a sense of place and time by embracing change yet respecting heritage values Safety: design spaces that minimise risks of personal harm and support safe behaviour Sensory pleasure: create spaces that engage the senses and delight the mind Inclusiveness and interaction: create places where all people are free to encounter each other as equal

Urban Design Guidelines for Victoria (2017) The Victorian State Government developed the Urban Design Guidelines for Victoria to support state agencies, local government and the urban development sector to deliver, functional and enjoyable places for people to live, work, and spend leisure time. The guidelines aim to create neighbourhoods that foster community interaction and make it easy for people of all ages and abilities to live healthy lifestyles and engage in regular physical activity. These places may be urban areas in metropolitan Melbourne and in regional cities and towns.

The guidelines are ordered within urban elements: 1. Urban structure – the overall topography and land division pattern 2. The movement network – the roads, streets, and paths 3. Public spaces – areas for public recreation 4. Public transport environs – the spaces and buildings around stations, bus and tram interchanges 5. Buildings – and their contribution to their setting 6. Objects in the public realm – facilities located in streets and public spaces.

Element 5.3 Large Format Retail Premises Objectives: To support an active frontage interface of large format retail premises with the street. To support safe and direct pedestrian and cyclist access to large format retail premises. To integrate the built form of large format retail premises into activity areas and their surrounding neighborhoods. To support the safety and amenity of the area around large format retail premises.

Appendix C Design Recommendations – Rev ACP

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