Midfield Milk Processing Facility - Department of...

Midfield Milk Processing Facility Combined Planning Permit and Amendment Request

Combined Planning Permit and Amendment Request under Section 96A of the P&E Act 1987

Part of 10 Scott Street, Warrnambool

Prepared by Tract Consultants for Midfield Group Pty Ltd

0314-0006 PR01_02 Updated 12 August 2014 2/226 Latrobe Street, GEELONG WEST 3218Phone: (03) 5221 0105

www.tract.com.au

Midfield Milk Processing Facility

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Executive Summary

Background

Applicant/Owner Tract Consultants/Midfield Meats

Address

Lot Description

Part of 10 Scott Street, Warrnambool

Crown Allotment 2002 TP812349Q

Relevant Planning Controls

State Planning Policy Framework 13.04 Environmental Risks

15.03 Built Environment and Heritage

17.01 Economic Development

18.02 Transport

Local Planning Policy Framework 21.06 Environment

21.07 Economic development

22.03 Economic development

Zone 33.01 Industrial 1 Zone

36.01 Public Use Zone (Schedule 6)

Overlays Not applicable

Particular Provisions 52.06 Car Parking

52.10 Uses with adverse amenity potential

52.17 Native Vegetation

Strategic Planning Documents Noise from Industry in Regional Areas Recommended Maximum Noise Levels from

Commerce, Industry and Trade Premises in Regional Victoria (NIRV)

State Environment Protection Policy (Control of Noise from Commerce, Industry and

Trade) No. N-1(SEPP N-1)

Permit Application Details

Description of proposal

Milk processing facility with associated car parking

Permit requirement

- Use & Development of land for Milk Processing Facility - 33.01-1 and 36.01-1 - Reduction of Car Parking Requirements - Clause 52.06-3


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Contents

1 Introduction 2

1.1 Proposal 2 1.2 Vision and Community Benefit 2

2 Site Analysis 3

2.1 The Site 3 2.2 Local Context 4

3 Proposal 5

3.1 Planning Scheme Amendment C94 5 3.2 Planning Permit Application 5

4 Planning Scheme Amendment 8

4.1 Amendment C94 8 4.2 Key Considerations 8 4.3 Strategic Justification 9

5 Planning Permit Application 10

5.1 Proposed Planning Permit 10 5.2 Planning Policy Assessment 10 5.3 Zone & Particular Provisions 13 5.4 Planning Assessment 15

6 Conclusion 17

6.1 Conclusion 17 Appendix 1 – Attachments Appendix 2 – Planning Scheme Amendment Documentation Appendix 3 – Title


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1 INTRODUCTION

1.1 Proposal

This combined permit/amendment application proposes to rezone part of 10 Scott Street, Warrnambool to facilitate the development of a milk processing facility. The Warrnambool City Council depot currently occupies part of the subject land. The subject land is owned by Midfield Meat Processing.

This submission supports a combined Planning Scheme Amendment (Amendment C94) and Planning Permit Application. The subject site is currently zoned Public Use Zone 6 (PUZ6) and Amendment C94 proposes to rezone the land to Industrial 1 Zone (IN1Z).

A planning permit is concurrently sought for the use and development of the land for the milk processing facility. It will operate 24 hours per day, 7 days a week and utilise part of the existing building. It is anticipated that a maximum of 6 staff will be required to be employed on site at any one time. A new building will be constructed to accommodate the milk processing equipment, powder room storage and boiler house. It is anticipated that the building will be nearly 34 metres high. The floor area of the building will be 2,988m2 (ground and upper levels). Refer to Attachment 1 – Plans.

A new entry/egress will be constructed at the southern end of the site. Twelve (12) car spaces will be provided on site and a permit is required for the partial waiver of the statutory parking requirement. Landscaping is proposed along Scott Street to enhance the street level amenity in the industrial area. Refer to Attachment 2 – Landscaping Plan.

This application is supported by the following technical reports:

Transport Assessment (ESR) – Refer to Attachment 3 Acoustic Report (Watson Moss Growcott) – Refer to Attachment 4

1.2 Vision and Community Benefit

It is proposed to develop a new, state-of-the-art dairy processing facility in Warrnambool. The operation will be privately operated.

Clause 21.07 ‘economic development’ in the Warrnambool Planning Scheme identifies an objective to develop Warrnambool as a major food and dairy processing centre for Victoria. The proposed use is compatible with this objective. The proposed facility will provide milk products for the domestic and international markets.

The Midfield Group is one of the region’s major employers looking to contribute further to the community by creating additional jobs. Meat and dairy processing builds on the strengths of the region and aligns with the federal and State Government’s vision for Australia as a significant food producer for export markets. This proposal will generate investment and jobs in Warrnambool by supporting the local dairy industry and increasing the demand for local produce.


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2 SITE ANALYSIS

2.1 The Site

The subject site is located on the northern part of 10 Scott Street, Warrnambool and is currently zoned Public Use Zone 6 (PUZ6) and not affected by any planning overlays. The subject land is owned by Midfield Meat Processing. The site is rectangular in shape with frontage to Scott Street covering an approximate area of 1.097ha. Comprising of an existing building and car parking the site has two driveways both accessible only to Scott Street.

The northern part of the site is currently leased by Midfield Meats and is used for truck maintenance and storage. This part of site does not form part of the proposed milk processing operations application. A security fence will be constructed and access will be via a separate driveway.

The southern part of the site is currently used as the Council Depot for the storage of mobile plant and equipment and a general maintenance workshop. This is the proposed location of the milk processing facility. An existing building (which will be retained) is located along Scott Street and will be partly used for the milk processing operations. The area is approximately 0.577ha.

The subject site adjoins Industrial 1 Zone and PUZ6. The balance of 10 Scott Street will remain the PUZ6 and continue to be used as the Warrnambool City Council Depot.

The topography of the site is relatively flat with a slight fall towards the southern boundary of the site. The site fronts a car park located on Scott Street and has view lines of the rail line to the east and south of the site boundary. The proposed building will be approximately 34 metres high and will be visible from various view corridors in Warrnambool. A visual montage has been prepared to demonstrate how the building will fit into the Warrnambool landscape. Refer to Attachment 5 – Visual Montage.

It is proposed to provide landscaping along the Scott Street frontage. The landscaping consists of low-level and low maintenance shrubs which will screen the carparking and buildings. Existing trees at the rear of the site will be removed.

Existing Use – Council Depot


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2.2 Local Context

As shown in Figure 1 – Locality Plan, the subject site is located in the West Warrnambool Industrial Precinct which is located approximately 1.5 kilometres west of Warrnambool’s CBD.

The subject site abuts the abattoir to northern boundary and existing truck parking area. The Midfield Group has a strong presence in the industrial area with the Meat Barn and the proposed Cold Store (also subject to a combined amendment/ permit application) also located on Scott Street.

The Council’s Depot is located to the south of the subject land. Residential areas are located further south and west of the site. It is understood that the ‘Eccles Street’ Residential 1 zoned land is also subject to a planning scheme amendment which proposes to rezone the land to a Special Use Zone to support the non-residential development of the precinct.

Scott Street runs south off McMeekin Road which is designated as a Road Zone, Category 2.

The Warrnambool Railway Line is located to the east of the subject site. Bus route 6 (Warrnambool to Merrivale) operates along McMeekin Road with services 7 days a week.

Figure 1 – Locality Plan


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3 PROPOSAL

It is proposed to prepare a combined amendment/ permit under s. 96A of the Planning and Environment Act 1987 to facilitate the use and development of a milk processing facility at part of 10 Scott Street, Warrnambool.

3.1 Planning Scheme Amendment C94

Amendment C94 to the Warrnambool Planning Scheme proposes to rezone part of 10 Scott Street from the Public Use Zone (PUZ6) to the Industrial 1 Zone (IN1Z). The subject is refer to Crown Allotment 2002, TP 8122349Q. It is proposed to rezone an area located at the north of the site.

Amendment C94 is required to facilitate use and development of the land which is now in private ownership. Privately owned land should not be located in a public zone and the IN1Z is the most appropriate zoning for this site.

The existing and proposed zones are shown at Figures 1 and 2.

3.2 Planning Permit Application

A planning permit is also sought to develop part of the land as a milk processing facility and to reduce the statutory car parking requirement. The subject land is part of 10 Scott Street, Warrnambool and Crown Land (CA2002). Refer to Attachment 6 – Copy of Title.

The milk processing facility includes the installation of a dryer (or evaporator), boiler house, storage areas, loading and unloading areas, and associated amenities and laboratory.

The proposed development will establish a milk powder processing plant at the site. A building of approximately 2,800m2 will be constructed to house the processing plant and the existing 1,047m2 building on-site will remain (only 42m2 of the existing building will be used for this development).

The proposed dryer and exhaust system will be in a building constructed of 150mm concrete panels that will responds to the existing building materials of the industrial area.

For biosecurity reasons, the proposed facility will comprise a secure single purpose development which will be accessible from one point on Scott Street (with a secure entrance). Milk receival and despatch areas are located on the southern side of the site.

The proposed milk processing facility will operate 24 hours per day, 7 days per week and six (6) staff will be employed on the site at any one time. Twelve car spaces will be provided on-site.

Dryer

The dryer is used to extract the moisture from the milk. The proposed dryer is expected to generate noise levels around 95dB(A) according the manufacturer specifications within the building. The building will be designed to reduce the potential noise impact and ensure compliance with the EPA’s ‘Noise from Industry in Regional Areas Recommended Maximum Noise Levels from Commerce, Industry and Trade Premises in Regional Victoria’ (NIRV) and State Environment Protection Policy (Control of Noise from Commerce, Industry and Trade) No. N-1(SEPP N-1). The walls will be constructed of 150mm concrete panels and noise attenuation system will be installed. Section 5.3 provides more detail of the noise assessment and attenuation.

It is proposed that about 3.9 tonnes/hr of milk powder will be produced. A baghouse will constructed to capture airborne particles arising from the processing operations to a requirement of less than 20mg/m3. The baghouse will also reduce the noise emissions.

The balance of the land to be rezoned will continue to be used for maintenance and storage associated with the Midfield operations. This part of the site will be fenced and no access will be provided to the milk processing operation.


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Powder Store A Powder Store will be located in the site. It will be serviced by a separate truck loading area.

Boiler House

The Boiler is will be 5mW and is centrally located on the site.

Loading/Unloading

The milk loading area is located near the processing building in a uncover area. The loading of milk powder is located at the rear of the site. It is anticipated that up to 20 trucks per day will visit the site (but this could be less if larger B-doubles are used) for fresh milk receival; and up to 4 trucks for powdered milk dispatch. It is anticipated that most of the trucks will access the site between 8am and 6pm. The swept path design allows for a 26 metre B-doubles to enter the site and circulation in the site to allow for forward exit to Scott Street. The width of the site access enables fresh milk delivery vehicles to queue two lanes wide while maintaining another lane for access to/from the remainder of the site.

Figure 1 –Existing Zones


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Figure 2 -Proposed Zones (IN1Z)


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4 PLANNING SCHEME AMENDMENT

4.1 Amendment C94

Amendment C94 to the Warrnambool Planning Scheme is sought to rezone part of 10 Scott Street from the Public Use Zone (PUZ6) to the Industrial 1 Zone (IN1Z).

Clause 36.01 - Public Use Zone (Schedule 6) The purpose of the Public Use Zone is:

- To recognise public land use for public utility and community services and facilities.

- To provide for associated uses that are consistent with the intent of the public land reservation or purpose

The land is owned by Midfield Meat Processing. The amendment is required to rezone to Industrial 1 zone, a more compatible land use for land held in private ownership. Part of the rezoned 1.6 ha site will be used for the milk processing facility (southern 1.097ha) and the balance for the existing truck maintenance and storage (which has been leased to Midfield since 1999).

Clause 33.01 – Industrial 1 Zone The purpose of the Industrial 1 Zone (IN1Z) is:

- To provide for manufacturing industry, the storage and distribution of goods and associated uses in a manner which does not affect the safety and amenity of local communities.

The subject land is surrounded by IN1Z and the proposed use of the land is consistent with the objectives of this zone. It is the most appropriate zone for the subject land and will support the proposed use. Surrounding land is within the IN1Z which is considered the most appropriate zone for land in private ownership at this location.

4.2 Key Considerations

A Planning Scheme Amendment must respond to any relevant Ministerial Direction.

The amendment is consistent with the Ministerial Direction on the Form and Content of Planning Schemes under section 7(5) of the Act.

Clause 12 of the Ministerial Direction advises: “A planning scheme may only include land in a Public Use Zone, a Public Park and Recreation Zone or a Public Conservation and Resource Zone if the land is Crown land, or is owned by, vested in or controlled by a Minister, government department, public authority or municipal council.” The amendment will ensure that the appropriate zoning is in place when the land transfers into private ownership.

Ministerial Direction 1 ‘Potentially Contaminated Land’ does not apply to the subject land. It is acknowledged that the land may have previously been used to store chemicals but in accordance with the General Practice Note for Potentially Contaminated Land (June 2005), this proposal is not considered a ‘sensitive use’ and this direction is not relevant.

Minister’s Direction 11 ’Strategic Assessment of Amendments’ is to ensure a comprehensive strategic evaluation of a planning scheme amendment and the overall strategic objectives are achieved once the correct zoning is applied. Amendment C94 is consistent with the objectives of the Planning and Environment Act 1987 and relevant planning policies in the Warrnambool Planning Scheme.

Planning Practice Note – Public Land zone (October 2013) states that land can only be in a Public Use Zone, a Public Park and Recreation Zone or a Public Conservation and Resource Zone if the land is Crown land, or is owned by, vested in or controlled by a Minister, government department, public authority or municipal council. Following the sale of the land will now be in private ownership and should no longer be in a Public Use Zone.


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4.3 Strategic Justification

Amendment C94 is consistent with the State Planning Policy Framework, Municipal Strategic Statement, Local Planning Policy Framework, Ministerial Directions and Practice Notes.

The objective of Clause 17.02-1 is to ‘ensure availability of land for industry’ and Clause 21.01 ‘Economic Development’ which supports Warrnambool as a major food and dairy processing centre for Victoria and to protect the amenity of residential areas from the effects of industrial activity, while not impeding the productivity of industrial enterprises.

The proposed amendment will give effect to positive economic and social outcomes by providing new employment within close proximity to Warrnambool township, contributing to strong growth in the industrial sector and developing Warrnambool as a major food and dairy processing centre for Victoria. This proposal will also strengthen the surrounding dairy industry, and make milk products for the domestic and export markets.

The Industrial 1 Zone will guide the development of the land in a manner that takes into account local environmental considerations. Any potential environment impacts associated with this development will be managed through the permit application.

The proposal is consistent with the objectives and strategies of the SPPF, LPPF and MSS. In particular, the proposal will facilitate important investment in the Warrnambool area and surrounding farming communities.


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5 PLANNING PERMIT APPLICATION

5.1 Proposed Planning Permit

A planning permit is also sought to develop part of the land as a milk processing facility; and a partial waiver of the statutory car parking requirement.

A milk processing facility is nested under the broader Industry definition in the Warrnambool Planning Scheme. Industry is a section 1 use within the Industrial 1 Zone provided the use meets the following conditions:

Must not be a purpose shown with a Note 1 or Note 2 in the table to Clause 52.10. The land must be at least the following distances from land (not a road) which is in a residential zone,

Capital City Zone or Docklands Zone, land used for a hospital or an education centre or land in a Public Acquisition Overlay to be acquired for a hospital or an education centre: The threshold distance, for a purpose listed in the table to Clause 52.10. 30 metres, for a purpose not listed in the table to Clause 52.10.

Must not adversely affect the amenity of the neighbourhood, including through the: Transport of materials, goods or commodities to or from the land. Appearance of any stored goods or materials. Emission of noise, artificial light, vibration, odour, fumes, smoke, vapour, steam, soot, ash, dust,

waste water, waste products, grit or oil.

Where the above conditions cannot be met, a planning permit is required.

Clause 52.10 states that the threshold distance for Manufacture of milk products is 300m. The proposed milk processing facility is within 300m of residentially zoned land. A planning permit is therefore required for the use of the land for a milk processing facility as it cannot meet all of the Section 1 requirements for ‘Industry’.

Pursuant to Clause 33.01-4, a planning permit is required for buildings and works.

5.2 Planning Policy Assessment

The proposal is consistent with the objectives and strategies of the State Planning Policy Framework (SPPF), Local Planning Policy Framework (LPPF) and Municipal Strategic Framework (MSS). In particular, the proposal will facilitate important investment in the Warrnambool area and surrounding farming communities. The following objectives of the SPPF are relevant to this application:

Clause 13 – Environmental Risks Clause 13.04-1 – Noise abatement aims to assist the control of noise effects on sensitive land uses. The objective of 13.04-2 is to “assist the protection and improvement of air quality.”

The proposed development is expected to generate noise and other amenity impacts generally associated with industrial development. The proposal site is located within 300 metres of the nearest residential area, however the state-of-the-art technology and design will ensure that noise and airborne emissions will be minimised.


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Clause 17 – Economic Development The objective of Clause 17.02-1 is to “ensure availability of land for industry.” The subject site is provides good access for employees, freight and road transport; can provide an appropriate buffer between the proposed industrial land and nearby sensitive land uses.

The surrounding area is zoned Industrial 1 Zone and the proposed use is compatible with the objectives of the zone. The nearest residential area is approximately 300 metres from the subject site. The proposed noise and air emissions will be minimised with noise attenuation and baghouse to ensure that the development does not have a negative impact on the amenity of the nearby communities.

Clause 18 – Transport The objective of 18.02-5 is to “ensure an adequate supply of car parking that is appropriately designed and located.” This Clause encourages the efficient provision of car parking through the consolidation of car parking facilities; ensure the design and location of local car parking protects the role and function of nearby roads, enable easy and efficient use and the movement and delivery of goods; and the development achieve a high standard of urban design and protect the amenity of the locality, including the amenity of pedestrians and other road users.

The site is well located within the local road network for an industry that requires moderate delivery and dispatch movements. The site has convenient access to higher order roads such as McMeekin Road, Albert Street and Walsh Road which are all designated Category 2 roads under the Road Zone and provide direct access to the Princes Highway which is designated as a Category 1 road under the Road Zone. The site is also well positioned to access the Warrnambool-Melbourne Railway line should the ability or need to utilise rail freight arise in the future. The following objectives of the LPPF and MSS are relevant to this application:

Clause 21.07 – Economic Development Clause 21.07 aims to develop Warrnambool as a major food and dairy processing centre for Victoria; encourage well planned industrial development with high standards of amenity, siting and design especially along major routes; and protect the amenity of residential areas from the effects of industrial activity, while not impeding the productivity of industrial enterprises.

This proposal is compatible with this strategic direction. The development proposes a high standard of landscaping.

The proposed state-of-the-art technology and high quality design will ensure the development will have an acceptable impact on the Warrnambool community. Landscaping is proposed along Scott Street to enhance the street level amenity in the industrial area.

Clause 22.03 – Economic Development The objective of 22.03-1 is to “encourage well planned industrial development throughout the municipality setting out clear requirements for industrial development and dealing efficiently with proposals that meet these requirements.” The application has address the relevant performance standards stated below.

Relevant Performance Standards

Buildings

- Buildings should not occupy more than 50% of the site.

- Buildings should be constructed in materials that are visually attractive such as brick, masonry or Colorbond metal.

Setbacks

- Setbacks may vary depending on the nature of the site, existing development and the need to ensure safe traffic circulation.

- Frontage setbacks - To ensure active and vibrant road frontages and to generate a sense of containment within industrial development, front setbacks should be reduced and consistent, with minimal car parking located in the front setback. Car parking should be located along the side and rear.


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Car Parking

- On site car parking must be provided according to the rate prescribed in the planning scheme unless a proposed use warrants a reduction.

- Vehicle loading and unloading should be designed to occur totally within the site.

- Common parking areas should be considered as part of any integrated development.

Landscaping

- Landscaping on each site will be encouraged to :

Screen areas where visibility for safety is not essential. Define areas of pedestrian and vehicular movement. Provide landscaping that minimises maintenance requirements. Allow appropriate maintenance and landscaping of areas where future building may occur. Use landscaping instead of fencing in areas such as the frontage of the site. Avoid fencing at the site frontage unless the applicant demonstrates fencing is required for security

reasons.


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5.3 Zone & Particular Provisions

As shown in Figure 4, the subject land is within the Public Use Zone (Schedule 6)

Figure 4 – Zone Plan

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Clause 33.01 – Industrial 1 Zone The purpose of the Industrial 1 Zone is to facilitate industrial and manufacturing land uses which do not affect the safety or amenity of the nearby communities. The subject land is surrounded by Industrial 1 Zone and the proposed use of the land is consistent with the objectives of this zone. It is the most appropriate zone for the subject land and to support the proposed use.

A plan showing the dimensions, adjoining roads, ground levels, existing and proposed buildings and works, driveway and loading/unloading areas, landscaping, external areas and treatment; and elevations in accordance with the application requirements is attached. Refer to Attachment 1 – Plans

In addition to the SPPF, LPPF and MSS, the Decision Guidelines require an assessment of the following: - Natural and Cultural Heritage Values on or near the land; - Streetscape Character - Built Form - Landscape treatment - Interface with non-industrial areas - Parking and site access - Loading and service areas - Outdoor storage - Lighting - Stormwater discharge

A planning permit is required for the use of the land for a milk processing facility as it cannot meet all of the ‘Section 1’ requirements for ‘Industry’ and for buildings and works. The proposed use is therefore deemed a ‘Section 2- Permit required’ use under the Industrial 1 zone provisions.

Clause 52.06 – Car Parking The proposed development will be able to accommodate 12 car parks on site for staff. The approximate floor area of all buildings on-site is 2700m2 and maximum of 12 staff on-site at any one time. Under the Warrnambool Planning Scheme parking rates for industrial land use = 2.9 spaces / 100sqm, therefore statutory requirement for 78 spaces. A traffic assessment report has been prepared by ESR Transport Planning. The report confirms that a reduced car parking provision is appropriate for this proposal. The Plans were amended following the completion of the Traffic Assessment Report which reduced the overall floor area by 300m2. Therefore there is a variation between the statutory parking requirement in this report and the ESR report. Typically, warehouse or manufacturing type land uses generate peak parking in the range of 0.5 to 1.3 spaces / 100sqm, therefore anticipated peak demand of 10-15 spaces. Given anticipated staff numbers, a provision at the lower end of this range is considered suitable. Should the need arise, the site layout provides opportunities for significantly more car parking than the 12 staff car parking spaces proposed. Refer to Attachment 3 – Transport Assessment Report.

Clause 52.10 – Uses with Adverse Amenity Potential Clause 52.10 specifies the buffer distances for uses which may generate potential adverse amenity. Under this Clause, the manufacture of milk products requires a threshold distance of 300 metres from a residential zone. The subject land is currently located within 300m of a Residential 1 Zone.

A planning permit is therefore required a milk processing facility on the subject site as it is located within 300 metres and cannot meet all of the Section 1 requirements for ‘Industry’.

In addition to Clause 52.10, the EPA’s Recommended Separation Distances for Industrial Residential Air Emissions (EPA March 2013) was also considered. The EPA recommended separation distance for milk products is 100 metres for operations that process more than 200,000 tonnes per annum, and unspecified for production of less than 200,000 tonnes. The anticipated productions levels for the proposed development is less than 30,000 tonnes/ annum.

The potential adverse amenity issues are noise, emissions and traffic. An independent acoustic assessment has been completed to verify compliance with the State Environment Protection Policy (Control of Noise from Commerce, Industry and Trade) No. N-1 and other EPA requirements.


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The potential emissions will be managed via the installation of a baghouse to capture the emissions, particles and noise. Midfield has commenced discussions with Wannon Water regarding its trade waste agreement; and all other discharge will be either retained or treated on-site. The noise levels for night time (10pm-7am) residential areas in accordance with the NIRV and SEPP N-1 is 45dB(A) from 10 metres of residential properties. This application will implement noise attenuation to meet this requirement on the dryer and also around loading and unloading areas. As mentioned, the potential noise levels in the dryer will be up to 95dB(A) (according to the manufacturer’s specifications). The construction will include noise attenuation by installing 150mm concrete wall panelling, provision of noise attenuators over the air vents, and a baghouse. The milk receival area will be undercover and the loading of the milk power will be in the building at the rear of the site. Noise loggers (4a Scott Street and 2 Granter Street) recorded the existing background noise levels, and the 45dB(A) night time noise level is the acceptable noise level. The Acoustic Report also provides details of additional acoustic measures which will be implemented. Refer to Attachment 4 – Acoustic Report.

The EPA has confirmed that an EPA Works Approval is not required for this proposal. Refer to Attachment 6 – EPA Letter.

Clause 52.34 – Bicycle Facilities Clause 52.34 requires 3 spaces to be provided per 1/1000 net floor area. Provision has been made for bicycle parking

5.4 Planning Assessment

Natural and Cultural Heritage Values on or near the land

The subject site is heavily disturbed by the previous Council activities and located in an existing industrial estate. It is surrounded by industry and the rail line. The natural environmental and cultural heritage values on the site and in the nearby area are limited.

The site is heavily disturbed and does not trigger a cultural heritage assessment.

Streetscape Character & Landscape treatment

A landscaping plan has been prepared to improve the street-level appeal of the development. Low maintenance shrubs will be planted along Scott Street. The proposed landscape plan does not include any trees which may attract bird life and cause debris which could be detrimental to the operation of the milk operations.

Built Form

With a total site area of approximately 1.097ha, the building will not occupy more than 50% of the site.

The building is proposed to be constructed of concrete panels (in off-white) to ensure an attractive aesthetic is provided. This will accommodate the evaporator, powder store, milk treatment boiler and receivals/ loading and administration. The buildings will be approximately 34 metres high.

Located within an established industrial site context, the proposed development will be visible in some key view corridors in Warrnambool. The finish of the building will in muted tonings. The visual montage demonstrates how the building will fit within the surrounding Warrnambool environment and broader context.

The proposed building setbacks are considered to be appropriate and consistent with development within the vicinity of the subject site. The building has been sited to ensure safe traffic circulation. There is a requirement for reducing the number of truck movements or multi-on site movement’s lowers occupational health and safety risks for personnel on the site.

The car parking areas will be located at the front of the existing buildings. Landscaping treatments will provide a streetscape interface with acceptable visual amenity. The carparking design will be compatible with Council’s proposed design for Scott Street.

Interface with non-industrial areas

The proposed use will be located in the industrial estate and adjoin the PUZ6 and rail corridor. The use will be located approximately300m from the nearest dwelling. Design treatments will ensure that the noise and emissions are managed to an acceptable level and do cause adverse amenity impacts in the nearby residential areas.


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Traffic and Parking

The site is well positioned within the local road network for an industry that requires moderate delivery and dispatch movements. The site has convenient access to higher order roads such as McMeekin Road, Albert Street and Walsh Road which are all designated Category 2 roads under the Road Zone and provide direct access to the Princes Highway which is designated as a Category 1 road under the Road Zone. The site is also well positioned to access the Warrnambool-Melbourne Railway line should the ability or need to utilise rail freight arise in the future. The total floor area is 2700 m2. The car parking requirement of 2.9 spaces/ 100m2 triggers a requirement of 78 spaces. The proposed use is expected to require 6 staff on site at any one time, but due to shift changeovers, twelve (12) spaces are provided. Therefore, a waiver of 66 car parking spaces is sought. Further discussion on this matter is provided later in this report and within the attached Traffic Assessment Report prepared by ESR Transport Planning. On-street car parking is available on Scott Street. The site will be accessed from Scott Street via a new driveway to the south of the site. Scott Street is an established single lane road connecting to McMeekin Road allowing sufficient access to the industrial area for truck and car use. The new vehicle crossing will be constructed to allow for vehicles to simultaneously enter and exit the site.

The existing crossover to the north will be used for access to the separate truck maintenance and storage areas. The new crossover will be constructed to the satisfaction of Council.

Loading and service areas

Designated loading and service areas are notated on the plans. The loading and unloading areas allow trucks to park in a uncover area. Trucks will have a sufficient turning circle to enter and exit the site in a forward direction. The milk receival area will be undercover to minimise noise impacts.

Standard waste collection is expected to continue from the site as well as the proper measures required for the disposal of milk products throughout the operation of the milk processing facility.

Outdoor storage

The proposal does not include outdoor storage areas.

Lighting

This facility will operate 24 hours per day and lighting will be required on site to provide for the seamless operation over the period. Any lighting will be baffled and avoid light spill off-site. Stormwater discharge & wastewater The proposed run-off will be captured and treated on-site to the satisfaction of Council. Any trade waste will be in accordance with Wannon Water. Advertising

No signage forms part of this application. Environment and Amenity The proposed development is expected to generate noise and other amenity impacts typical of associated with industrial development. The proposal site is located within 300 metres of the nearest residential area, however the state-of-the-art technology and design will ensure that noise and airborne emissions will be minimised. Noise levels in the residential area will be 45dB(A) as required. An Environmental Management Plan (EMP) during the construction phase and ongoing operation will be prepared as a condition of permit. The EPA has advised that an EPA works approval is not required.


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6 CONCLUSION

6.1 Conclusion

This report has been prepared in support of the proposed planning scheme amendment (Amendment C94) and concurrent planning permit application under s96A of the Planning and Environment Act at part of 10 Scott Street, Warrnambool. The report details the site context and describes how the proposal will be developed and will operate within the site’s established industrial context.

The proposal is appropriate to the location and context of the subject site and should be supported by Council for the following reasons:

It is consistent with the relevant State and Local planning policy referenced in the report;

The proposed rezoning will provide for orderly and proper planning, by correctly relating to the use and development of the site;

The area to be rezoned will be contiguous with existing industrial and accords with the established strategic directions for employment and industrial development in this location;

The proposed use and development will not adversely impact upon residential land within proximity of the proposed development and

It is consistent with objectives and decision guidelines of the applicable Particular Provisions contained in the Warrnambool Planning Scheme.


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APPENDIX 1 – ATTACHMENTS


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APPENDIX 2 – PLANNING SCHEME AMENDMENT C94 DOCUMENTATION

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