High Street Epping

Transcription

1 Submission to Kaufland Stores in Victoria Advisory Committee (Epping) High Street Epping Prepared by Akemi Traill, Senior Town Planner of Tract Consultants Pty Ltd 6 December

2 Epping Hub Aventus Epping Pty Ltd own and operate the Epping Hub Shopping Centre ( Epping Hub ) located at High Street, Epping. Epping Hub Kaufland Supermarket 2

3 Epping Hub Epping Hub includes a mix of large scale retailers, food outlets, gym and kids play centre and government services. 3

4 Nature of Aventus Epping submission Aventus Epping is supportive of the proposal apart from a few areas of concern. These concerns relate to the following matters: Issue 1: Retaining wall in car park and easement consent Issue 2: Exemptions within Incorporated Document Issue 3: 22 Metre Pylon Sign 4

5 Documents Reviewed In preparing this presentation, the following documents have been reviewed: Proposed planning scheme changes, including the Incorporated Document and explanatory report and site identification plan. Drawing Plans Rev. ACP prepared by Leffler Simes Architects. Urban Design Evidence prepared by Craig Czarny of Hansen Partnerships Urban Planning Evidence prepared by Andrew Clarke of Matrix Planning Traffic Engineering Evidence prepared by Simon Davies of GTA Consultants Peer Review Traffic Engineering submission prepared by Christine Dunstan of Traffix Group Landscape Architecture Evidence prepared bb Mark McWha of Formium Pty Ltd. Economic Impact Assessment prepared by Tony Dimasi of Dimasi & Co. Whittlesea Planning Scheme and the Planning and Environment Act 1987 Epping Central Structure Plan Kaufland Australia Consultants Recommendations Table (Document 53) 5

6 Existing planning controls Zone Activity Centre Schedule 1 (Precinct 6B) Significantly more intensive uses and development of the land; Enhancement of the built form and the public realm; and The development of a pedestrian and cycle friendly movement network that is safe and convenient. Preferred building height of 9-25 metres Overlays Development Contributions Overlay - Schedule 3 Development Contributions Overlay - Schedule 14 Environmental Audit Overlay Parking Overlay - Schedule 1 6

7 Precinct 6B of ACZ1 7

8 Proposed Planning Controls Apply the Specific Controls Overlay to the site List the Kaufland supermarket development, High Street, Epping as an incorporated document in the schedule to clause (Specific Controls Overlay) List the Kaufland supermarket development, High Street, Epping into Clause as an incorporated document to the Whittlesea Planning Scheme Existing zones and overlays covering the site will remain 8

9 Issue 1: Retaining wall in car park and easement consent Proposed Retaining Wall 10

10 Issue 1: Retaining wall in car park and easement consent The finished level of the existing main carpark is intend to be dropped slightly, in order to improve the grade on the carpark, and to facilitate the use of shopping trolleys. This is shown on Figure 7, Car Park Section. Point 4.03, Page 5. Landscape Architecture Expert Evidence, Mark McWha of Formium 9 Issue 1: Retaining Wall and Easement Consent

11 Easement 4 - Carriageway (and drainage) The proposed retaining wall is located on a carriage easement which benefits both Aventus Epping (Lot 2) and the Kaufland site(lot 1) Proposed Retaining Wall Easement E-4 on Kaufland site 11 Boundary of Aventus Epping Easement E-4 on Aventus Epping Land

12 Issue 1: Retaining wall in car park and easement consent The proposed retaining wall and ground level changes are not supported for the following reasons: Segments the car park and unfairly limits access to the car park for Epping Hub customers. It will benefit the customers of the Kaufland store, at the expense and inconvenience of the Epping Hub customers. The proposed changes restricts the current and ongoing use of this carriageway /car park. Contrary to the purpose of the easement for a carriageway (car parking area) as identified in the Plan of Subdivision documents. It is important to protect this carriageway easement and ensure continuity of the car park. 12

13 Issue 1: Retaining wall in car park and easement consent Foundation Repair. Retaining wall driveway 13 Campfield Shopping Centre Retaining Wall Corner Wall Stone Solutions

14 Issue 1: Retaining wall in car park and easement consent Relevant Planning Policies Whittlesea Planning Scheme Clause Schedule 1 to Activity Centre Zone (Precinct 6) The location, scale and design of car parking areas should facilitate safety and convenience for users. Clause Activity Centres Provide high levels of amenity Clause S Urban design Ensure that the design and location of publicly accessible private spaces, including car parking areas, forecourts and walkways, is of a high standard, creates a safe environment for users and enables easy and efficient use. Clause S Car parking Strategies: Design and locate local car parking to: Protect the role and function of nearby roads. Enable easy and efficient use. Enable the movement and delivery of goods. Achieve a high standard of urban design and protect the amenity of the locality, including the amenity of pedestrians and other road users. Create a safe environment, particularly at night. 14 Clause Car Parking To ensure that the design and location of car parking is of a high standard, creates a safe environment for users and enables easy and efficient use.

15 Issue 1: Retaining Wall and Easement Consent Expert evidence urban design, planning and landscape architecture 15 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. Point 21, Page 13. Urban Design Expert Evidence, Craig Czarny of Hansen Partnerships Resolve future level changes between car parking areas to the north Recommendation under Point 25, Page 17. Urban Design Expert Evidence, Craig Czarny of Hansen Partnerships I note a ramp connection between both sites is now proposed through the proposed retaining wall. Section 8, Page 18. Planning Expert Evidence, Andrew Clarke of Matrix Planning Vehicle access between the two parking levels is still provided at each end of the parking aisle consistent with the existing arrangement. The amended plans indicate a pedestrian ramp between the two levels located midway along the parking aisle. It is recommended that the proposed footpath in the northern section of the car park be relocated and extended to connect between this pedestrian ramp and the main east-west pedestrian path. This amendment would be expected to result in the loss of 1 additional parking space. Point 4.2.1, Page 10. Traffic Expert Evidence, Simon Davies of GTA Consultants The plans allow very little space for the proposed retaining wall along the northern side of the western carpark. T his may result in the use of 4.9m long, instead of 5.4m long, car spaces to accommodate this. This is not an issue given that 4.9m long spaces comply with Clause Section 4.6, Page 36. Peer Review of Traffic, Charmaine Dunstan of Traffix Group No recommendations from landscape architecture evidence

16 Issue 1: Retaining wall in car park and easement consent Requested Changes Remove reference to the retaining wall and associated ground level changes on Drawing Plans Rev. ACP The proposal must protect the use of Easement 4 for the purposes of a carriageway easement benefited by Lot 2 on Plan of Subdivision W. 16

17 Issue 2: Exemptions within Incorporated Document 4.1 EXEMPTION FROM PLANNING SCHEME REQUIREMENTS Any requirement in the Planning Scheme which: Prohibits use and/or development of land; or Requires a permit for use and/or development of land; or Requires use or development of land to be carried out in a particular manner, does not apply to the use and development of the land identified in clause 3.0 of this document undertaken either for or in connection with the use or development of land where such use or development is carried out by or on behalf of Kaufland Australia Pty Ltd (or a related entity) for the purposes of use of that land as supermarket or retail. Exemption is too broad and unclear For example: - Supermarket is already included under Retail premises - Retail is not defined under the scheme - If Retail premises, this would allow for many uses without a permit 17

18 Issue 2: Exemptions within Incorporated Document Permit requirements under existing planning controls Whittlesea Planning Scheme Activity Centre Zone - Clause Table of Uses Section 1 Permit not required Any use in Section 1 of the schedule to this zone Section 1 - Permit not required under Schedule 1 of ACZ Retail premises, subject to the following condition: Must be located in Precincts 6 or 7, or sub-precincts 1A or 4A Supermarket, subject to the following condition: Must be located in Precincts 6 or 7, or sub-precincts 1A or 4A. If located in Precinct 7 or subprecinct 6D: The leasable floor area must not exceed 1800 square metres. The site must adjoin, or have access to, a road in a Road Zone. The location, scale and design of car parking areas should facilitate safety and convenience for users. 18 Section 2 - Permit Required under ACZ1 Adult sex bookshop Bottle shop Gambling premises Hotel

19 19 Issue 2: Exemptions within Incorporated Document Nesting Diagram Clause and

20 Issue 2: Exemptions within Incorporated Document Buildings and works under existing planning controls 20 Activity Centre Zone - Clause Buildings and works A permit is required to construct a building or construct or carry out works unless the schedule to this zone specifies otherwise. Clause 4.1 of ACZ1 Buildings and Works No permit is required to: Extend a dwelling on a lot of more than 300 square metres. This exemption does not apply to: - Extension of a dwelling if there are two or more dwellings on the lot - Extension of a dwelling if it is on common property. - Construction or extension of a fence. Construct or carry out works normal to a dwelling. Construct or extend an out-building (other than a garage or carport) on a lot provided the gross floor area of the out-building does not exceed 10 square metres and the maximum height is not more than 3 metres above the ground. Install an automatic teller machine. An alteration to an existing building façade provided: The alteration does not include the installation of an external roller shutter. In Precincts 6 or 7, or sub-precincts 1A, 4A, or 8A, at least 80 per cent of the building façade at ground level is maintained as an entry or window with clear glazing.

21 Issue 2: Exemption under Incorporated Document Requested Change Amend the Incorporated Document to restrict the permit exemptions allowed under the Incorporated Document to match the permit requirements currently affecting the site. 21

22 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. Point 25. Page 17. Urban Design Expert Evidence, Craig Czarny of Hansen Partnerships 22 Issue 3: 22 Metre Pylon Sign Proposed sign is excessively tall and will awkwardly dominate the skyline. Acknowledged in urban design evidence. 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. Point 24, page 16. Urban Design Expert Evidence, Craig Czarny of Hansen Partnerships

23 Issue 3: 22 Metre Pylon Sign Requested Change Sign should be reduced in height to 10 metres or less. Designed to complement the existing signage along High Street, in particular the 7 metre high Epping Hub signage. 23

24 Conclusion Aventus Epping generally supports the proposed planning changes for a Kaufland Supermarket Epping in its current form, subject to the following requests: Retaining wall in car park and easement consent - Remove reference to the retaining wall and associated ground level changes on Drawing Plans Rev. ACP - The proposal must protect the use of Easement 4 for the purposes of a carriageway easement benefited by Lot 2 on Plan of Subdivision W. Exemptions within Incorporated Document Restrict the permit exemptions within the Incorporated Document to match the permit requirements currently affecting the site. 22 metre pylon sign Reduce height to 10 metres or less and designed to complement the existing signage along High Street, in particular the 7 metre high Epping Hub signage. 24

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