Town Planning and Urban Context Report Westfield …...Westfield Knox Proposed Retail Expansion...

Town Planning and Urban Context Report

Westfield Knox Proposed Retail Expansion April 2014

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Town Planning and Urban Context Report

Westfield Knox Proposed Retail Expansion April 2014

Contents

1 Executive Summary ................................................ 3

2 Introduction ............................................................. 4

3 Site Description ....................................................... 6

4 Knox Planning Scheme Provisions........................ 9

4.1 State Planning Policy Framework ............... 9

4.2 Local Planning Policy Framework ................ 9

4.3 Zoning ........................................................... 13

4.4 Overlays ........................................................ 14

4.5 Particular Provisions ................................... 16

4.6 Knox Central Urban Design Framework .... 16

4.7 Aboriginal Cultural Heritage ....................... 17

5 Concept Masterplan ............................................. 18

6 Opportunities and Constraints: Site Planning and Built Form Strategy .............................................. 21

6.1 Opportunities ............................................... 21

6.2 Constraints ................................................... 22

6.3 Site Planning/Built Form Strategy ............. 22

7 Proposal ................................................................. 24

7.1 Planning Permit Application ....................... 24

7.2 Development Plan ....................................... 26

8 Policy Considerations ........................................... 27

9 Other Planning Considerations ........................... 32

9.1 Floor Area ..................................................... 32

9.2 Built Form ..................................................... 32

9.3 Landscaping ................................................. 33

9.4 Traffic Engineering ...................................... 33

9.5 Socio Economic Considerations ................ 35

10 Conclusion ............................................................. 36

Westfield Knox Proposed Retail Expansion Contour Consultants Aust Pty Ltd 3

1

1 Executive Summary

This town planning and urban context report supports a submission to the City of Knox seeking concurrent approval of a Development Plan and a Planning Permit associated with a $450 million expansion of the Westfield Knox complex.

The expansion contemplates an increase in the existing gross leasable area by approximately 45,000 sqm, meaning the overall total gross leasable area associated with the Westfield Knox complex would be approximately 188,500 sqm.

The proposal also includes an increase in the current supply of parking from 6,200 spaces to 8,850 spaces (i.e. an increase of 2,650 spaces).

The submission also seeks Council’s endorsement of a Concept Masterplan for the whole of the Westfield site.

With regard to the planning and urban design assessment contained in the report, the conclusions are:

• The proposals are consistent with and will deliver key planning policy outcomes associated with activity centre planning and economic development;

• The proposals are consistent with the Knox Central Urban Design Framework, and the urban design and architectural outcome is of a high standard;

• All traffic engineering considerations are properly resolved; and

• Detailed issues associated with local flooding, acoustic attenuation, sustainability and cultural heritage have been addressed.


2

2 Introduction

This town planning and urban context report has been prepared on behalf of the owners of the Westfield Knox complex of the submission of a Development Plan and a Planning Permit Application associated with the proposed expansion of the Westfield Knox complex in Wantirna South. The proposed expansion is Stage 1 of Westfield’s long term masterplanning vision for the site.

The report provides:

→ A description of the site and the surrounding area; → An overview of the applicable planning policy framework, the

existing Zone and Overlay provisions and other relevant statutory considerations;

→ Discussion regarding the long term masterplanning for the whole of the Westfield site;

→ An assessment of the redevelopment opportunities and constraints, and the site planning and built form strategy for the current project;

→ An overview of the proposed development; and → An assessment of the proposal taking into account all relevant

town planning and urban design considerations. The project team comprises: Project Architects Westfield DesignWestfield DesignWestfield DesignWestfield Design

Town Planners Contour Consultants Australia Contour Consultants Australia Contour Consultants Australia Contour Consultants Australia

Landscape Architects Land Design Land Design Land Design Land Design PartnershipPartnershipPartnershipPartnership

Traffic Engineers GTA ConsultantsGTA ConsultantsGTA ConsultantsGTA Consultants

Sustainability Consultants Cundall Cundall Cundall Cundall

Acoustic Engineers and Scientists VipacVipacVipacVipac

Hydraulic Engineers/Flooding Consultants CardnoCardnoCardnoCardno

Economists UrbisUrbisUrbisUrbis

Natural and Cultural Heritage Consultants Archaeology at Archaeology at Archaeology at Archaeology at TardisTardisTardisTardis

Access Consultants MGACMGACMGACMGAC


2 Introduction

CPTED Consultants SecurecorpSecurecorpSecurecorpSecurecorp Arborist Homewood ConsultingHomewood ConsultingHomewood ConsultingHomewood Consulting Separate reports have been prepared by each of the consultants.


3

3 Site Description

The Westfield Knox complex is located on the eastern outskirts of metropolitan Melbourne in Wantirna South (Refer Figure 3.1) The site has a frontages to Burwood Highway and Stud Road, and the overall leasable area is approximately 142,500sqm.

In terms of existing conditions, the Westfield Knox complex is conveniently described in two parts.

Firstly there is the core retail area located on the west side of Melbourne Road, and this area comprises an internal double height mall, with the retail composition being a department store, two discount department stores, two supermarkets, mini major tenancies, specialty tenancies, fresh food tenancies and food and beverage tenancies. It is this part of the Westfield Knox complex that is the subject of the Development Plan and the Planning Permit Application.

The total leasable floor area (commercial and retail) of this part of the complex is currently approximately 95,000sqm.

On the east side of Melbourne Road is the ‘Ozone’ precinct comprising predominantly external focussed food and beverage tenancies and the cinema complex. Other uses on the east side of Melbourne Road include restricted retail premises, convenience restaurants and other commercial tenancies. It is this part of the Westfield Knox complex that is the subject of the concept masterplan.

The total leasable floor area (commercial and retail) of this part of the complex is currently approximately 47,500sqm.

A total of approximately 6,200 car parking spaces are located throughout the Westfield Knox complex, and a description of the surrounding road network, the existing site access strategy, parking provision, vehicle circulation, loading/service vehicle access and public transport is included in the separate GTA report.

The Westfield Knox complex is part of the Knox Central Principal Activity Centre as illustrated in Figure 3.2. The activity centre is anchored by the Westfield Knox complex, and other land uses include the Council civic precinct, large public open space areas, mixed use development and an employment precinct.

Figure 3.3 illustrates the pattern of land use in the area including the residential areas to the north-west.


3 Site Description

Figure 3.1 Subject Site :Regional Context

Source: streetdirectory.com.au

Figure 3.2

Source: Knox Central Urban Design Framework (July 2005)

Subject Site


3 Site Description

Figure 3.3 AERIAL PHOTOGRAPH

Source: Nearmap Pty Ltd


4

4 Knox Planning Scheme Provisions

The following clauses from the State Planning Policy Framework (SPPF) are relevant to the proposal:

→ Operation of the State Planning Policy Framework (Clause 10)

→ Settlement (Clause 11) → Activity Centres (Clause 11.01) → Urban Growth (Clause 11.02) → Metropolitan Melbourne (Clause 11.04)

→ Built Environment and Heritage (Clause 15)

→ Urban Environment (Clause 15.01) → Sustainable Development (Clause 15.02) → Aboriginal Cultural Heritage (Clause 15.03)

→ Economic Development (Clause 17)

→ Commercial (Clause 17.01)

→ Transport (Clause 18) → Integrated Transport (Clause 18.01) → Movement Networks (Clause 18.02)

Within Clause 15.01-3, it is noted that the Activity Centre Design Guidelines 2005 are a reference document.

Municipal Strategic Statement (MSS) Municipal Strategic Statement (MSS) Municipal Strategic Statement (MSS) Municipal Strategic Statement (MSS) The Municipal Strategic Statement (MSS) provides the strategic planning framework for the City of Knox. Several of the identified issues raised within the MSS are of relevance to the proposal. These include: → Municipal Profile Clause 21.01 → Key Influences Clause 21.02 → Urban Design Clause 21.04 → Environment Clause 21.06 → Economic Development Clause 21.07 → Reference Documents Clause 21.09 Municipal Profile --- Clause 21.01 Knox Central Principal Activity Centre provides a regional retail, commercial and entertainment focus for the municipality and the outer east with significant opportunities for mixed use and residential development.

Key Influences --- Clause 21.02

Clause 21.02 covers the key land use and development considerations for the municipality under the themes of urban design, housing, environment, economic development and infrastructure.

4.1 State Planning Policy Framework

4.2 Local Planning Policy Framework



In terms of economic development, the key influences for business and employment within the City of Knox include:

→ JThe ability for Knox to maintain and enhance its image as a high quality, attractive business location.

→ JThe need for enhanced transport infrastructure servicing, local, regional and wider markets.

→ JThe availability of a range of industrial sites and premises for sale or lease.

→ Access to a skilled workforce and to educational establishments.

→ Clear and consistent development guidelines that are not overly restrictive or prescriptive.

→ Work in partnership in implementing the initiatives in the Regional Economic Strategy for Melbourne’s South East 2003-2030 (2003).

The key influences for Activity Centres within City of Knox include:

→ JImplementation of Council’s Place Management program and structure planning to improve centre vitality by focussing on development of centres as community hubs.

→ JAbility of centres to offer a mixed range of commercial, residential and community based activities.

→ JImprovements to pedestrian links and pathways within centres. → JEnhancement of shopping environments in older centres

through traffic management and urban design initiatives. → JAbility to increase land utilisation within certain centres and

capacity to reduce the geographic spread of certain centres. → Location of bulk retailing, wholesale sales outlets and

showrooms in or in proximity to Principal and Major Activity Centres.

→ Quality of urban design in both the public and private domain, including the ability to encourage high quality built form that adds to the vibrancy of the centres.

→ Ability to encourage higher density residential development in activity centres.

→ Ability to consolidate fragmented land holdings that inhibit redevelopment and change within activity centres.

The key influences for Industry/Commerce Precincts within City of Knox include:

→ JEnhancement of precincts to maintain their attractiveness to business.

→ Consolidation and redevelopment of underutilised sites within the Bayswater precinct.

→ The introduction of a greater mix of uses to support new employment and improved streetscapes in the Knox Central Principal Activity Centre precinct.

→ Enhanced accessibility and marketability introduced with the construction of EastLink.



Urban Design --- Clause 21.04 Clause 21.04 highlights the potential to accommodate more mixed uses within Knox’s activity centres, and in a way that contributes to the economic and cultural vitality of the centres.

Environment - Clause 21.06 The Westfield Knox complex is partly located within an area of Aboriginal Cultural Heritage sensitivity. Clause 21.06 notes the importance of managing and protecting these areas and states that if development is proposed to occur close to these heritage places, consideration is required to be given to the potential impact on these heritage values at all stages of the planning and development process.

Economic Development - Clause 21.07 Clause 21.07 is specific to industrial, business and retailing activity. With specific reference to the Knox Central Principal Activity Centre, the following is noted:

The Knox Central Principal Activity Centre is the principal activity centre for Knox serving as the civic, retail, commercial and entertainment focus for the municipality. The Centre performs a regional role for the outer east and will see significant investment and growth over the next 25 years as a retail centre of regional significance that is a thriving, lively focal point for the outer eastern suburbs. The Precinct includes land along Burwood Highway from Stud Road to Scoresby Road, areas south of Blind Creek and also includes Lewis Park, the adjacent retarding basin and the Swinburne University of Technology.

The vision for the Knox Central Principal Activity Centre is to create a cohesive physically, economically, socially and culturally vibrant centre that will become the pre-eminent centre and focal point of regional activity in Knox. The Precinct will be a modern mixed-use activity centre, with a shift in its role and form brought about by focusing on the highest quality urban design (including Ecologically Sustainable Design principles) and the broadest possible range of activities in a physically, economically, socially and culturally cohesive vital and vibrant place.

Significant opportunities exist to achieve integration with existing and proposed public transport, furthering transit oriented development objectives at the local and broader level through the implementation of Melbourne 2030 transport initiatives.

The following objectives apply to Activity Centres:

→ To ensure a hierarchy of viable, accessible activity centres with a greater range of complementary activities for domestic, business, leisure and social life with improved public transport services.

→ Encourage development of more viable mixes of land uses within activity centres.



→ To ensure activity centres are attractive and safe settings for pedestrians and make shops and services more accessible for local residents and workers.

Reference Documents Clause 21.09 Relevant reference documents set out at Clause 21.09 of the Municipal Strategic Statement include: → Knox Central Urban Design Framework, Knox City Council, 2005

→ Knox Urban Design Framework 2020, Planispehere, 2003

→ Knox Vision 2025, Knox City Council, 2007

→ Water Sensitive Urban Design Guidelines for the City of Knox,

2002

→ Knox Economic Development Strategy, 2008-2018, Knox City Council, 2008

→ Knox Integrated Transport Plan, Knox City Council, 2004

Local Planning Policy Framework (LPPF)Local Planning Policy Framework (LPPF)Local Planning Policy Framework (LPPF)Local Planning Policy Framework (LPPF)

In addition to the MSS, the following Local Planning Policy is relevant to the proposal:

Knox Central Principal Activity Centre-Clause 22.04 Within this policy, the following objectives are relevant to the proposal: → To implement the land use and development vision for Knox

Central based on the Knox Central Urban Design Framework. → JTo achieve a high intensity of activity throughout the area that

creates the critical mass needed to support the widest possible range of higher order commercial, community and other uses.

→ JTo achieve high standards in landscape architecture and urban design that contribute positively to the urban environment.

→ JTo improve access to and throughout the activity centre, and improve legibility for all forms of transport including pedestrians.



The Westfield Knox complex is included within the Commercial 1 Zone pursuant to the provisions of the Knox Planning Scheme (Refer Figure 4.1).

The purpose of the Commercial 1 Zone is:

→ To implement the State Planning Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement and local planning policies.

→ To create vibrant mixed use commercial centres for retail, office, business, entertainment and community uses.

→ To provide for residential uses at densities complementary to the role and scale of the commercial centre.

Figure 4.1 ZONING PLAN

Commercial 1 Zone

4.3 Zoning

SUBJECT SITE



Development Plan Overlay (Schedule 2)Development Plan Overlay (Schedule 2)Development Plan Overlay (Schedule 2)Development Plan Overlay (Schedule 2)

The whole of the Westfield Knox complex is subject to a Development Plan Overlay Schedule 2 (Refer Figure 4.2).

Schedule 2 to the Development Plan Overlay (DPO) is specific to the Knox City/Towerpoint Shopping Centre. Schedule 2 states:

‘A permit may be granted before a development plan has been prepared to the satisfaction of the responsible authority if the proposal will not result in the leasable floor area for shop exceeding 86,500 square metres.’

Schedule 2 to the DPO contains provisions relating to traffic and car parking, management and landscaping.

The Schedule sets out requirements which the development plan submitted under the DPO2 must satisfy. These include:

→ A three-dimensional building envelope showing RL levels. → Building setbacks from the boundaries of the land. → Appropriate landscape buffer strips along the Stud Road and

Burwood Highway boundaries and interfaces with residential areas.

→ Vehicle access to and from the land. The Schedule to the DPO states that the Development Plan, once approved, may only be amended with the consent of the owners of the land.

Figure 4.2 DEVELOPMENT PLAN OVERLAY

Schedule 2

4.4 Overlays



Land Subject to Inundation Overlay Land Subject to Inundation Overlay Land Subject to Inundation Overlay Land Subject to Inundation Overlay

Part of the Westfield Knox Shopping Centre is affected by the Land Subject to Inundation Overlay (LSIO).

The purpose of the Overlay is:

→ To implement the State Planning Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement and local planning policies.

→ To identify land in a flood storage or flood fringe area affected by the 1 in 100 year flood or any other area determined by the floodplain management authority.

→ To ensure that development maintains the free passage and temporary storage of floodwaters, minimises flood damage, is compatible with the flood hazard and local drainage conditions and will not cause any significant rise in flood level or flow velocity.

→ To reflect any declaration under Division 4 of Part 10 of the Water Act, 1989 where a declaration has been made.

→ To protect water quality in accordance with the provisions of relevant State Environment Protection Policies, particularly in accordance with Clauses 33 and 35 of the State Environment Protection Policy (Waters of Victoria).

→ To ensure that development maintains or improves river and wetland health, waterway protection and flood plain health.

A permit is required to develop any land with buildings and works within the LSIO area.

Pursuant to Clause 44.04-5, an application must be referred to the relevant floodplain management authority pursuant to Section 55 of the Act unless in the opinion of the responsible authority, the proposal satisfies requirements or conditions previously agreed in writing between the responsible authority and the floodplain management authority.

In response to the LSIO provisions, a separate report has been prepared by Cardno. The report concludes:

Based on our assessment, we believe that there are no major flooding constraints on the site that would require a significant redesign of the proposed layout. The hydraulic model of the proposed development shows no increase in the flood extent and the increase in flood depths can be managed with appropriate design levels.



Figure 4.3 LAND SUBJECT TO INUNDATION OVERLAY

The following Particular Provisions are relevant to the proposal:

→ Advertising Signs Clause 52.05 → Car parking Clause 52.06 → Loading and unloading of vehicles Clause 52.07 → Land adjacent to a Road Zone, Category 1 Clause 52.29 → Bicycle facilities Clause 52.34 → Integrated Public Transport Planning Clause 52.36

Whilst relevant to the redevelopment of the Westfield Knox complex, we note that a separate application and associated submission will be lodged for the erection and display of advertising signs.

The Knox Central Urban Design Framework underpins the Council’s vision for the Principal Activity Centre. It is a document that assists to understand the issues that Council wishes to address as part of the future planning and development of the Knox Central Principal Activity Centre.

The Urban Design Framework envisages that the Westfield Knox complex will expand and strengthen its role as the pre-eminent destination for retailing and shopping in the outer eastern suburbs of Melbourne. The Urban Design Framework includes provisions that address the activity mix, built form and scale of new development, transport and movement and landscape and environmental issues.

With reference to the Westfield Knox complex, built form variations generally ranging from 2-3 storeys to 5+ storeys with ‘feature forms’ of greater building scale and intensity extending along the Burwood Highway frontage are contemplated and the activity mix includes core retail, office/commercial use, leisure, and entertainment and housing.

4.5 Particular Provisions

4.6 Knox Central Urban Design Framework



Pursuant to the Aboriginal Heritage Act 2006, a Cultural Heritage Management Plan is required if all or part of the proposed activity is in an area of culture heritage sensitivity, and all, or part of the activity is a high impact activity.

As illustrated in Figure 4.4, part of the site is identified as being within a cultural heritage sensitivity area. .

In response, an assessment of the site and the need for a Cultural Heritage Management Plan has been undertaken by Archaeology at Tardis, and a copy of their advice is provided separately.

The advice concludes:

This investigation has reviewed the statutory obligations associated with both the Aboriginal Heritage Act 2006 and the Victorian Heritage Act 1995. The proposed works at Westfield Knox Shopping Centre, Burwood Road, Wantirna South will not require the preparation of a mandatory CHMP because the activity area is no longer situated within an area of legislated cultural heritage sensitivity.

There are no further historic archaeological or heritage matters that need to be addressed prior to the expansion of the existing shopping centre and car parks taking place.

Figure 4.4 CULTURAL HERITAGE SENSITIVITY MAP

4.7 Aboriginal Cultural Heritage


5

5 Concept Masterplan

The Development Plan submission and the Planning Permit Application are accompanied by a concept masterplan for the whole of the Westfield Knox complex.

This masterplan is illustrated in Figures 5.1 and 5.2 and it forms the basis for the proposed Development Plan and Planning Permit Application.

Consistent with the applicable Urban Design Framework and Clause 22.04, the key features of the masterplan concept include:

→ A more ‘urban’ built form response in terms of building scale and intensity;

→ Provision of a more robust-street edge condition adjacent to the main road interfaces (Burwood Highway and Stud Road);

→ Maintaining and nurturing a diversity of built form, and the delivery of different built form typologies on the east and west sides of Melbourne Road;

→ Managing and engaging with the interfaces to the public open space areas to the north;

→ Provides an opportunity for the introduction of a mix of uses on the site, notably the eastern precinct that would include the existing entertainment and hospitality uses, new retail formats, new commercial/employment generating uses, residential accommodation and residential apartments;

→ Improving internal linkages through the establishment of a legible movement network that manages and provides for vehicles (private and service/loading), cyclists and pedestrians;

→ Improving connections between precincts in the overall activity centre area, and ‘blurring’ the interface between precincts/activities in order to create a bona fide integrated mixed use outcome; and

→ Accommodating the site’s longer term public transport options, and therefore achieving a higher usage of public transport as a mode of travel to and from the activity centre.



Figure 5.1 CONCEPT MASTERPLAN



Figure 5.2 CONCEPT MASTERPLAN --- NORTH EASTERLY VIEW TOWARDS EAST SIDE OF MELBOURNE ROAD


6

6 Opportunities and Constraints: Site Planning and Built Form Strategy

In addition to investigating longer term masterplanning options, it is necessary to assess the opportunities and constraints associated with the proposal as detailed in the Development Plan and the Planning Permit Application. Having undertaken this analysis, and taking into account the applicable statutory planning framework, the following planning and urban design opportunities are noted:

→ The ability to accommodate additional retail floor space in the Knox Central Principal Activity Centre, and by doing so: → Improve the variety of retailing through the inclusion of

new and additional retail formats;

→ Reduce escape expenditure to other competing higher order centres in Melbourne’s eastern suburbs; and

→ Contribute to the economic and employment base of the municipality.

→ In developing additional retail floorspace, achieving a range of

urban design improvements, including: → Improved built form edges to Burwood Highway and Stud

Road;

→ Improved built form presentation to the Lewis Road Reserve;

→ Improved architectural expression, and a contemporary presentation commensurate to other recently expanded higher order centres in the Melbourne metropolitan area;

→ Creation of a ‘front door’ or identity for the complex in comparison to the existing conditions;

→ The ability to maintain the existing ‘bush’ boulevard character along the Burwood Highway frontage, and introduce new tree planting and landscaping throughout the site;

→ Investigating improvements to the existing site access strategy, general circulation and existing public transport infrastructure provision;

→ Delivering improved linkages to the balance of the Westfield Knox complex, and the broader activity centre area; and

→ The ability to accommodate a range of community infrastructure including relocation of the existing library and provision of a new bus facility.

6.1 Opportunities



In addition to realising these opportunities, the following constraints are acknowledged and need to be addressed:

→ Managing the provision of car parking at a rate commensurate to the expanded retail area, including how new parking areas present to the wider public realm.

→ Managing the introduction of ‘big box’ anchor tenants in terms of their architectural expression and external presentation.

→ How to design a very large building, and in particular ensuring the overall length of building is sufficiently modulated in its presentation.

→ Ensuring that potential noise impacts are identified and managed in terms of off-site amenity consequences for the residential areas to the north.

→ Managing the local flooding issues associated with the Land

Subject to Inundation Overlay. → Accommodating all the necessary servicing requirements

associated with a higher order retail centre.

→ Integrating with the existing mall configuration, and managing leases.

Having regard to the opportunities and constraints noted above, the key site planning and built form strategies that have driven the project are: → Development of second double height retail mall parallel and to

the south of the existing mall. → Introduction of new larger format retail offers in strategic

positions in order to generate increased activity for the intervening speciality stores.

→ Consistent with contemporary retail development trends,

introduce improved hospitality retailing and a range of externally focussed food and beverage tenancies.

→ Use the externally focussed area as the major public realm

gesture and new identity for the retail core within the larger Westfield Knox complex (Refer Figure 6.1).

→ Pursue a contemporary design aesthetic that uses a variety of

techniques to properly modulate the scale and form. → Introduce a hard and soft landscape program that integrates

with the building’s architecture and that contributes to ‘place making’ principles.

6.2 Constraints

6.3 Site Planning/Built Form Strategy



→ Consolidate the provision of parking into decked parking areas that are distributed in order to properly service the whole of the complex.

→ Providing for improved access points within the overall site access strategy consistent with specialist traffic engineering advice, including relocation of the signalised access to Stud Road further north than its current location.

→ Creation of a legible private motor vehicle and service vehicle

movement system including a better defined perimeter circulation road along the north boundary.

→ Incorporation of design solutions that address acoustic,

flooding, safety and disabled access issues. → Incorporation of a range of best practice sustainability

initiatives.

Figure 6.1 NEW BURWOOD HIGHWAY ENTRY


7

7 Proposal

The Planning Permit Application plans are consistent with the key site planning and built form strategies noted in the earlier section and the proposed Development Plan. The key components of the proposal are:

→ Retention of the majority of the existing east-west mall;

→ Extension of the shopping centre to the south of approximately 45,000sqm in the form of a double-loaded, double height (with a small additional upper level) east-west mall, with the overall retail composition west of Melbourne Road comprising a relocated discount department store, additional mini major tenancies (including provision for accommodating new large format international brands), reconfiguration of the existing supermarket offer, specialty shops and a new fresh food precinct;

→ Construction of a new entry statement at the western end of

the Burwood Highway frontage, and inclusion of externally focussed food and beverage retailing tenancies in this area;

→ Construction of approximately 2,650 net additional parking spaces located in a basement, on the roof of the building and in decked parking areas on the east and north side of the building;

→ Construction of new and modified vehicle access points along Burwood Highway and Stud Road that are described in more detail in the separate report prepared by GTA Consultants; It is noted that the new signalised intersection at the northern end of the Stud Road frontage may require minor widening of the existing road reservation. The extent of any widening will be determined in consultation with Council and VicRoads during detailed design of the proposed intersection.

→ Construction of new loading areas to service the additional retail floorspace ; and

→ New landscaping / tree planting throughout the site. On the west side of Melbourne Road, the total floor area of expanded development is approximately 140,000 sqm.

The application also proposes relocation of the existing municipal library to the east side of Melbourne Road (which is to be agreed with Council), and the development of a new bus interchange to the east of the existing KFC convenience restaurant (also on the east side of Melbourne Road). Details of the new bus facility are set out in the separate report prepared by GTA Consultants.

A copy of the application plans for Level 1 and Level 2, being the main retail levels are included at Figures 7.1 and 7.2.

7.1 Planning Permit Application


7 Proposal

Figure 7.1 NEW LEVEL 1 RETAIL PLAN

Figure 7.2 NEW LEVEL 2 RETAIL PLAN


7 Proposal

As required by the Development Plan Overlay (DPO) provisions in the Knox Planning Scheme (as the proposed leasable shop floorspace exceeds 86,500 sqm), the Planning Permit Application is accompanied by a Development Plan.

As required by the DPO Schedule 2 provisions, the Development Plan includes:

→ A three dimensional building envelope; → A building setbacks plan; → A plan illustrating the proposed access points; and → A plan illustrating landscape buffers along the Burwood

Highway frontage, the Stud Road frontage and along the residential interface to the north.

A copy of the three dimensional building envelope plan (that is part of the Development Plan) is included at Figure 7.3.

Figure 7.3 3 DIMENSIONAL BUILDING ENVELOPE

7.2 Development Plan


8

8 Policy Considerations

The planning assessment begins with policy considerations.

At Clause 11.01-1 of the State Planning Policy Framework, the ‘Objective’ for ‘Activity Centres’ is:

→ To build up activity centres as a focus for high-quality development, activity and living for the whole community by developing a network of activity centres.

The same clause then sets out the following strategies to achieve the objective:

→ Develop a network of activity centres that: → JComprises a range of centres that differ in size and

function → JIs a focus for business, shopping, working, leisure and

community facilities. → JProvides different types of housing, including forms of

higher density housing. → JIs connected by public transport and cycling networks. → JMaximises choices in services, employment and social

interaction. → Support the role and function of the centre given its

classification, the policies for housing intensification, and development of the public transport network.

Clause 11.01-2 within the State Planning Policy Framework (as an extension of Clause 11.01-1) relates to ‘Activity Centre Planning’ and the ‘Objective’ is:

→ To encourage the concentration of major retail, residential, commercial, administrative, entertainment and cultural developments into activity centres which provide a variety of land uses and are highly accessible to the community.

The strategies associated with achieving this objective are:

→ Undertake strategic planning for the use and development of land in and around the activity centres.

→ Give clear direction in relation to preferred locations for investment.

→ Encourage a diversity of housing types at higher densities in and around activity centres.

→ Reduce the number of private motorised trips by concentrating activities that generate high numbers of (non-freight) trips in highly accessible activity centres.

→ Improve access by walking, cycling and public transport to services and facilities for local and regional populations.

→ Broaden the mix of uses in activity centres to include a range of services over longer hours appropriate to the type of centre and needs of the population served.

→ Provide a focus for business, shopping, working, leisure and community facilities.

→ Encourage economic activity and business synergies.



→ Locate significant new education, justice, community, administrative and health facilities that attract users from large geographic areas in or on the edge of Central Activities Districts, Principal or Major Activity Centres with good public transport.

→ Locate new small scale education, health and community facilities that meet local needs in or next to Neighbourhood Activity Centres.

→ Ensure Neighbourhood Activity Centres are located within convenient walking distance in the design of new subdivisions.

→ Improve the social, economic and environmental performance and amenity of the centre.

Then Clause 11.04-2 of the State Planning Policy Framework references ‘Activity Centre Hierarchy’, and the objective is:

→ To create a network of activity centres comprising the Central Activities Districts, Principal Activity Centres, Major Activity Centres, Specialised Activity Centres and Neighbourhood Activity Centres.

Within this hierarchy, Knox Central is classified as a Principal Activity Centre, and the Planning strategies associated with Principal Activity Centres are:

→ Develop Principal and Major Activity Centres to accommodate ongoing investment and change in retail, office, service and residential markets.

→ Ensure Principal and Major Activity Centres: → Have a mix of activities that generate high number of trips

including business, retail, services and entertainment. → Are well served by multiple public transport routes and are

on the Principal Public Transport Network or capable of linking to that network.

→ Have, for Principal Activity Centres, a large catchment covering several suburbs and attracting activities that meet metropolitan needs.

→ Have the potential to grow and support intensive housing developments without conflicting with surrounding land-uses. Locate new Principal and Major Activity Centres on the Principal Public Transport Network or link them to the network as part of developing the site.

→ Broaden the role of stand-alone centres to provide a greater mix of uses and improving linkages to the Principal Public Transport Network.

→ Ensure Principal Activity Centres are a focus for a range of government and community activities, services and investment and are priority locations for government investment and support.

→ Give priority to Principal Activity Centres for investment and the location of significant land uses where catchments overlap in any part of the network of centres.

→ Encourage Major Activity Centres with good public transport links to grow in preference to other centres with poor public transport links serving the same catchment.



In response to these State level policy statements, Knox Central is part of metropolitan Melbourne’s network of activity centres, and the proposed expansion of the Westfield Knox complex will support its role and position in the hierarchy. The expansion will also assist in attracting public and private sector investment in new employment generating uses, additional housing and community/public infrastructure.

With regard to the ‘Activity Centre Planning’ and the ‘Activity Centre Network’ objective and strategies, the planning submission properly articulates:

→ Longer term masterplanning, and a framework for future development investment;

→ Opportunities for accommodating higher density housing and generally a broader mix of land uses;

→ Consolidation or aggregation of different land use types to encourage economic activity and business synergy;

→ Improvements to the movement networks within the site and linkages beyond the site to other precincts; and

→ Improvements to the public transport facilities, and the ability to accommodate longer term public transport infrastructure.

In addition to the State policy statements directly relevant to Activity Centres, Clause 17 (Economic Development) is also directly relevant in that it relates to planning objectives associated with economic prosperity, and the need to meet the communities’ needs for retail, entertainment and other commercial services.

The same clause also references the planning concept of net community benefit in relation to accessibility, efficient use of infrastructure, land use aggregation and sustainability.

The planned short term and longer term proposals for the Westfield Knox complex (as illustrated in the Planning Permit Application and the concept masterplan respectively), clearly will achieve these objectives given the higher order activity centre context, and the ability to leverage off the existing land use concentration and infrastructure investment.

Turning to the Local Planning Policy Framework provisions, key policy provisions relate to urban design, housing, environment, economic development and infrastructure.

Whether it be the immediate and first stage of the masterplan for the Westfield site, or looking at the longer term planning horizon, the projects for the site will deliver a range of local policy outcomes.

More specifically:

Urban Design

The urban design outcomes associated with the proposals are discussed variously throughout the report.



Housing

Large areas to the east of Melbourne Road provide a longer term urban renewal opportunity for the Knox Central Principal Activity Centre, and as the centre continues to mature (as has occurred with other higher order outer suburban activity centres in Melbourne), the centre will become an attractive and viable housing alternative.

This maturing process will be the catalyst for the delivery of higher density housing formats, and a new housing typology that is more affordable and suited to different demographic groups.

The concept masterplan provides for this opportunity, and the catalyst for the necessary longer term private investment will in part be the early stages of development that change perceptions of the centre and improve local amenity.

Environment

Environmental considerations and how the proposal seeks to embrace macro and micro sustainability initiatives include:

→ Recognising and addressing potential cultural heritage sensitivity;

→ The aggregation of land uses into the Principal Activity Centre that is best provided for in terms of a range of urban infrastructure in the local region;

→ Managing stormwater related issues, and harvesting stormwater for re-use;

→ Incorporation of bio-filtration systems within the landscaping concept in order to ‘clean’ the stormwater before it enters the local drainage system; and

→ Introduction of a new landscape program in order to provide a positive contribution to the ‘bush’ character of the municipality.

We also note that a separate sustainability report has been prepared by Cundall. Economic Development

The City of Knox Economic Strategic Framework Plan identifies the Knox Central Activity Centre as being the regional retail and entertainment focus, and the proposed development will assist in achieving in achieving the local objectives associated with economic activity and activity centres.

Further discussion regarding economic/commercial considerations is included in Section 9.5.



Infrastructure

The infrastructure references include integrated transport, open space and recreation and community health and wellbeing.

The proposals for the Westfield Knox complex support and contribute to local infrastructure provision by virtue of the land use concentration, and the ability of new land uses that will take advantage of existing infrastructure rather than having to provide new or additional infrastructure in another location.

The contribution to local infrastructure includes the new public transport (bus) facility, the relocated library and more generally improving local amenity through built form, landscaping and good urban design practices.


9

9 Other Planning Considerations

Within the Commercial 1 Zone, there is no maximum leasable floor area, and therefore unlimited shop floorspace is as-of-right pursuant to the applicable zoning provisions.

However, within the Schedule 2 provisions within the Development Plan Overlay there is a requirement to have a Development Plan approved if the proposed leasable shop floorspace exceeds 86,500.

Consistent with this DPO provision, a Development Plan has been prepared and has been submitted concurrently with the Planning Permit Application

The Concept Masterplan for the whole of the Westfield Knox Complex provides a general framework for future stages of expansion, and it responds directly to the Urban Design Framework and the state-wide Activity Centre Design Guidelines. The Planning Permit Application plans illustrate the first stage of an overall vision, and they propose a built form response that appropriately balances the influences of the existing conditions and the preferred activity centre character.

More specifically, the plans illustrate:

→ A scale of building and development commensurate to a higher order activity centre;

→ A dramatically improved external presentation that is articulated by a variety of design techniques;

→ Improved ‘centre’ legibility with a new entry statement and external design solutions that identity the different elements within the overall land use composition;

→ The renewal of existing at-grade parking areas and subsequently the creation of a more ‘urban’ built form compared to the existing ‘building surrounded by parking’ sub-urban template;

→ A focus on creating enjoyable high amenity external spaces in the western part of the overall centre to complement the existing Ozone precinct; and

→ Introduction of modern design idioms as part of an innovative and contemporary architectural approach.

9.1 Floor Area

9.2 Built Form



The landscape principles are set out in the separate report prepared by Land Design Partnership, and the report concludes:

The landscape and public realm associated with the proposed retail expansion of Westfield Knox will embody the key urban design aspirations of the Knox Central Urban Design Framework, and will contribute to the integration of the new building with its urban context in the following key areas:

→ Creation of new public spaces in high profile locations, with a clear and distinctive identity.

→ Reinforcement of pedestrian movement patterns from residential areas, through careful planting and path alignments.

→ Continuation of established landscape themes along the key road frontages.

→ Additional planting to existing landscape areas to enhance the new built form.

→ Softening of new car parking buildings through the introduction of planted panels in selected locations of the facades.

GTA Consultants have worked closely with the design team throughout the evolution of the project, and the conclusions set out in their report in relation to the sustainable transport, car parking, traffic impacts and loading and waste collections are:

Sustainable Transport

→ The proposed location of the bus interchange is positioned on the northeast corner of the Burwood Highway/Melbourne Road intersection generally in accordance with the location as specified in the Knox Central UDF.

→ The proposed bus interchange location is expected to improve the overall accessibility of Knox City and Knox Ozone (and commercial uses to the east) by bus by providing a high- quality interchange at a location more central to and integrated with the Centre.

→ The design of the bus interchange represents an efficient design, with the provision of a total of ten bus bays considered to be appropriate.

→ The proposed development will not prejudice the potential extension of tram route 75 (should this extension be completed by State Government in the future).

→ It is understood that the bicycle parking provisions/facilities are to be provided as part of the expansion in accordance with statutory requirements.

→ The proposed development will incorporate improved walking and cycling pathways between the Centre and surrounding land uses.

→ The proposed development incorporates an improved taxi rank which is to be located adjacent to the new bus interchange.

9.3 Landscaping

9.4 Traffic Engineering



Car Parking → The expanded Centre generates a statutory car parking

requirement of 8,694 to 10,132 car spaces. → An 85th percentile car parking demand of approximately 7,171

car spaces can be expected (based on existing car parking rates calibrated for the Centre).

→ The proposed post-development car parking supply of approximately 8,850 car spaces is expected to adequately cater the car parking demand of the expanded Centre and is generally in accordance with the range of the statutory car parking requirements.

→ The proposed layout of new car parking areas generally complies with the Australia Standard for off-street Car Parking Facilities (AS/2890.1), with typical dimensions of car spaces being 2.6 m wide by 5.4 m long and with a 6.8 m aisle. These dimensions exceed those specified in the Knox Planning Scheme and are considered to be acceptable.

Traffic Impacts → The proposed development can be expected to generate

approximately 318,792 and 867 additional vehicle movements (above existing 85th percentile ‘design day’ traffic volumes) during the AM, PM and Saturday peak periods.

→ The traffic impacts of the proposed development will be mitigated (off-set) by the road works proposed at vehicle access points to the Centre and at the Burwood Highway/Stud Road intersection.

Loading and Waste Collections → The proposed loading and waste collection arrangements

generally meet the statutory requirements and are considered to be appropriate.



The principles of promoting investment and employment growth are key planning objectives.

To this end, the proposal represents an investment of approximately $450 million in the Knox Central Principal Activity Centre. This investment will have positive effects for the local area and the City of Knox through the creation of employment during the construction period, creation of further retail and associated service industry employment upon completion of the development and off-site employment through multiplier effects.

Other considerations include the improved retail offer that will act as a catalyst to the ongoing viability / vibrancy of Knox Central as a bona-fide higher order activity centre, and allow it to compete successfully with other higher order centres in the eastern region of metropolitan Melbourne.

Urbis have assessed the positive economic impact, and following conclusions are noted in their separate submission.

→ The proposed retail expansion will create: → 2,000 retail related jobs; → 1,600 indirect jobs through multiplier effects; → 1,800 construction jobs; and → 2,800 indirect jobs through multiplier effects in the

construction industry;

→ The increase in retail activity will generate benefits to other uses within the Knox Central Principal Activity Centre; and

→ The proposed retail expansion will address the need for additional floorspace in the primary and secondary trade area.

9.5 Socio Economic Considerations


10

10 Conclusion

In summary, the proposed expansion of the Westfield Knox complex is a significant development investment, and one that is strongly supported by the State and Local Planning Policy Frameworks.

The proposal reinforces the designation of the centre as a regional (Principal Activity) centre, and will implement a range of strategic objectives of State and Local Planning Policy.

The project represents the culmination of a detailed design process, and this process has produced:

→ An urban design outcome that fits within the overall vision for the activity centre as detailed in the Urban Design Framework;

→ A contemporary makeover for the existing development, and a built form outcome that will contribute positively to the local urban fabric;

→ Improved landscaping opportunities throughout the site;

→ Improved legibility for visitors in terms of a well-structured movement network that manages private motor vehicles, service vehicles, public transport, pedestrians and cyclists;

→ A satisfactory traffic engineering outcome; and

→ Management of all potential off-site amenity consequences.

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

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Town Planning and Urban Context Report Westfield …...Westfield Knox Proposed Retail Expansion...

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