1158 nepean highway, mornington - amazon s3 · 2019. 3. 19. · a building setback of 90 metres...

The business of sustainability

Prepared for Bata Shoe Company of

Australia P/L

1158 Nepean Highway, Mornington

Development Plan

6 March 2019

Project No.: 0476489

www.erm.com Version: Final Project No.: 0476489 Client: Bata Shoe Company of Australia P/L 6 March 2019

0476489 Bata 1158 Nepean Highway Development Plan 6a March 2019.docx

Document details

Document title 1158 Nepean Highway, Mornington

Document subtitle Development Plan

Project No. 0476489

Date 6 March 2019

Version Final

Author Frank Perry

Client Name Bata Shoe Company of Australia P/L

Document history

ERM approval to issue

Version Revision Author Reviewed by Name Date Comments

Draft 00 Frank Perry Frank Perry Frank Perry 3.08.2018

Draft 01 Frank Perry Frank Perry Frank Perry 27.02.2019

Final 02 Frank Perry Frank Perry Frank Perry 06.03.2019

www.erm.com Version: Final Project No.: 0476489 Client: Bata Shoe Company of Australia P/L 6 March 2019


Signature Page

6 March 2019

1158 Nepean Highway, Mornington

Development Plan

Frank Perry

Principal Consultant

Jon Brock

Partner

ERM Melbourne

Level 6

99 King Street

Melbourne VIC 3000

T: +61 3 9696 8011

F: +61 3 9696 8022

© Copyright 2019 by ERM Worldwide Group Ltd and / or its affiliates (“ERM”).

All rights reserved. No part of this work may be reproduced or transmitted in any form,

or by any means, without the prior written permission of ERM

www.erm.com Version: Final Project No.: 0476489 Client: Bata Shoe Company of Australia P/L 6 March 2019 Page i


1158 NEPEAN HIGHWAY, MORNINGTON

Development Plan CONTENTS

CONTENTS

1. ABOUT THE DEVELOPMENT PLAN .......................................................................................... 2

2. EXECUTIVE SUMMARY .............................................................................................................. 3

3. INTRODUCTION .......................................................................................................................... 4

3.1 General Requirements ................................................................................................................... 4 3.2 Nepean Highway Presentation ...................................................................................................... 4 3.3 Site Abuttals ................................................................................................................................... 5 3.4 Building Design .............................................................................................................................. 5

4. THE DEVELOPMENT PLAN ....................................................................................................... 6

4.1 Introduction .................................................................................................................................... 6 4.2 Vehicle Movement ......................................................................................................................... 7 4.3 Pedestrian Movement .................................................................................................................... 7 4.4 Public Space .................................................................................................................................. 8 4.5 Active Edges .................................................................................................................................. 8

5. OTHER MATTERS ....................................................................................................................... 9

6. SUMMARY ................................................................................................................................. 10

List of Figures

Figure 1: The Bata Site Development Plan ............................................................................................. 6

Figure 2: Vehicle Movement ................................................................................................................... 7

Figure 3: Pedestrian Movement .............................................................................................................. 7

Figure 4: Public Space ............................................................................................................................ 8

2


1. ABOUT THE DEVELOPMENT PLAN

This Development Plan provides an outline of the way the property at 1158 Nepean Highway

Mornington (The BATA site) is intended to be developed.

The Development Plan proposes building footprints, road layouts and the locations of open space,

commercial and other land uses and facilities for the future planned development of the site.

Under the provisions of Schedule 2 (Mornington Parkland Industrial Area) of the Development Plan

Overlay (DPO2) that affects the land, a permit must not be granted to use or subdivide land, construct

a building or construct or carry out works until a development plan has been prepared to the

satisfaction of the responsible authority.

The Development Plan under DPO2 must describe:

A minimum building setback of 90 metres from the Nepean Highway frontage.

A minimum setback from side and rear boundaries of 15 metres.

A maximum plot ratio of 0. 35.

A minimum of 50 percent of any site set aside for landscaping.

It should be noted that DPO2 applies to the Parkland Industrial area located on the Nepean Highway,

between Oakbank Road and Bungower Road, Mornington, however the DPO states that a

Development Plan may consist of plans or other documents and may, with the agreement of the

responsible authority, be prepared and implemented in stages. This Development Plan relates only to

the northern part of DPO2. An application under any provision of this scheme which is generally in

accordance with the Development Plan is exempt from the notice requirements of Section 52(1)(a),

(b) and (d), the decision requirements of Section 64(1), (2) and (3) and the review rights of Section

82(1) of the Act.

3


2. EXECUTIVE SUMMARY

The subject land is at the edge of the Mornington Activity Centre which traditionally has historic and

physical relationship to the foreshore of Port Phillip Bay. Nepean Highway is the most direct

connection linking Mornington to Frankston and the Metropolitan area and is the most significant road

link to the Mornington Activity Centre.

The Mornington Activity Centre sits within a wider system of activity centres in the south-eastern

region of metropolitan Melbourne. The location of the Activity Centre enables it to service Peninsula

residents as well as attracting trade from visitors. The Bata Site with its direct connection to Nepean

Highway is an important gateway to the Mornington Activity Centre.

The Highway Precinct including the Bata site, extends along Nepean Highway, between the Oakbank

and Bungower Roads. This area comprises a mix of commercial land uses which are typically located

on the edge of large activity centres.

The Bata site is in a gateway location and its presentation to Nepean Highway is important in

providing a sense of arrival to the Activity Centre as it is approached from the north. This

Development Plan provides for orderly development of the site and protection of its valuable gateway

and landscape characteristics. The Development Plan provides for integration of existing and

proposed buildings and works in a sensitive landscaped context featuring a substantial building

setback from the main road. Road and pedestrian linkages through the site provide for ease of

movement and link the different land use elements.

Schedule 2 to the Development Plan Overlay requires that the Development Plan must show:

A minimum building setback of 90 metres from the Nepean Highway frontage and 58 metres from

any Bungower Road frontage.

A minimum setback from side and rear boundaries of 15 metres.

A maximum plot ratio of 0. 35.

A minimum of 50 percent of any site set aside for landscaping.

The responsible authority may vary these requirements.

4


3. INTRODUCTION

The principles to be applied in the preparation of the Development Plan include treatment of the

Nepean Highway abuttal, interface with adjoining and nearby land uses, provision of appropriate

landscaping and adequate environmental controls.

3.1 General Requirements

The Development Plan relates to and gives expression to a range of planning policies and provisions

as they apply to the site. The elements include:

Efficient use and layout consistent with Council's local planning policy requirements found at

Clause 22.01 of the Mornington Peninsula Planning Scheme. This provision applies to industrial

subdivision and design.

Notional land use to be consistent with the Industrial 3 zoning provisions.

Car parking to be provided in conformity with the requirements of clause 52.06 of the Mornington

Peninsula Planning Scheme

Development within each lot to be subject to the planning application process.

Future use to be subject of individual planning permit applications as per the Industrial 3 zoning

provisions which affect the site.

Internal setbacks to access roads to be consistent and landscaped to the requirements of

Council.

Building envelopes and site layout subject to future submissions to Council by way of amendment

to the Development Plan.

Landscaping of any allotment to be to the satisfaction of the Council.

3.2 Nepean Highway Presentation

The Bata site is a gateway location that presents to the travelling public as they move south towards

Mornington Activity Centre along Nepean Highway. Presentation of the site is therefore of major

significance as it signifies arrival to Mornington Township. Features included in the Development Plan

include:

A building setback of 90 metres from the Nepean Highway frontage at the Oakbank Road

junction (as per DPO 2) to promote gateway concept at the entrance to Mornington.

Soft landscape approach to be adopted in conformity with the established pattern to the south i.e.

towards Bungower Road.

Sight lines to car parking to be screened by landscaping.

Signage to be designed and introduced in a manner that complements the landscaped character

of the site.

Existing 'Bata' sign to be retained.

Nepean Highway / Oakbank Road splay, dimensions to accord with the requirements of

VicRoads.

Landscaping themes to complement built form and enhance the visual attractiveness of the site.

5


3.3 Site Abuttals

The Development Plan provides for:

Appropriate building setbacks to the side and rear boundaries.

Siting of buildings and works to the satisfaction of the responsible authority with sensitive

treatment of crossovers to Oakbank Road.

Provision of sensitive screening of buildings, works and plant and equipment close to the site

boundaries and use of setback areas to minimise visual and amenity impacts on adjoining

properties.

Maintenance of existing fences and provide supplementary planting to increase both perceived

and physical separation.

3.4 Building Design

With respect to building design, the Development Plan provides for:

Application of a preferred maximum plot ratio of 0.35 directed towards appropriate site outcomes.

Promotion of attractive and active facade treatments to internal access roads.

Careful consideration to design and siting of buildings with attention in situations close to

residential abuttals.

Retention of the existing building with enhancements or where extensions are proposed, to focus

upon excellence in urban design and legibility.

Buildings to be designed with regard to solar access, ESD principles and efficiency in movement

and energy conservation.

Encouragement of water sensitive urban design.

Demolished materials to be recycled or salvaged for reuse where possible.

6


4. THE DEVELOPMENT PLAN

4.1 Introduction

The concept for the Bata site is to apply the previously agreed design principles for the site and to

enable the staged development of the site in conformity with a plan that retains the gateway image of

the site while introducing complementary land uses.

Provision is made in the Plan for future expansion of the Bata factory and offices. Adjacent to the

Oakbank Road frontage is the main car park for the Bata company.

Figure 1: The Bata Site Development Plan

To the south of the Bata building is vacant land. There is a continuous landscape strip along the

southern and eastern boundaries of the site, separating buildings and service areas from the

interfaces with adjoining properties.

7


4.2 Vehicle Movement

Figure 2: Vehicle Movement

There are two main access points from Oakbank Road. The internal road system connects all

sections of the site with the Bata warehouse and offices utilising the two access points from Oakbank

Road.

Service vehicles will enter and leave the site via Oakbank Road with access provided to service areas

at the rear of the main building. Service areas are to be heavily landscaped at the eastern perimeter

of the site and provision is made for all service vehicles to enter and leave in a forward direction

4.3 Pedestrian Movement

Figure 3: Pedestrian Movement

Provision is made for pedestrian movement along the frontage and throughout the site. Most pedestrian traffic through the site will be along the western edges of the existing and proposed buildings.

8


4.4 Public Space

Figure 4: Public Space

Significant sections of the site are set aside for landscaped open space with a large section facing the

junction of Oakbank Road and Nepean Highway. Generous provision is made for open space along

the northern, southern and eastern edges of the site.

4.5 Active Edges

Figure 5 Active Edges

New buildings are to be designed with active edges in accordance with Council policy objectives.

9


5. OTHER MATTERS

Buildings are set well back from the eastern boundary of the site.

The Development Plan provides for expansion of the existing Bata warehouse to the north of the

existing building. A generous landscaped setback from the Nepean Highway frontage will screen the

car park from the main road. This can be observed to be a substantial provision having regard to the

context of development in this location as indicated on the following aerial image.

Figure 6: The Site Context

Any proposed signage on the site would be designed to complement the existing and new

landscaping with an emphasis on the interface with the residential area to the east.

10


6. SUMMARY

This Development Plan identifies the key planning context for development of the BATA site and

provides an element of certainty with regard to any future development application for buildings and

works on the land. It follows the guidelines established in the local planning policy framework and

provides a firm basis for decision making by the Council.

Key elements that have been addressed in the formulation of the Development Plan are:

The gateway significance of the site;

90 metre building setbacks from the Nepean Highway frontage;

Integration of building and land uses on the site;

Integrated vehicular and pedestrian networks through the site;

Sensitive treatment of property interfaces;

Provision for landscaping and public areas throughout the site;

50% of the site to be landscaped area;

Active building frontages;

35% site coverage ratio.

Provision is made for expansion of the main Bata building.

1158 nepean highway, mornington - amazon s3 · 2019. 3. 19. · a building setback of 90 metres...

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