1158 Nepean Highway, Mornington - Amazon S3 · 2019. 3. 19. · A building setback of 90 metres...
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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
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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
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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
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
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www.erm.com Version: Final Project No.: 0476489 Client: Bata Shoe Company of Australia P/L 6 March 2019 Page i
0476489 Bata 1158 Nepean Highway Development Plan 6a March 2019.docx
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
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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.
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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.
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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.
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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.
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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.
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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.
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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.
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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.
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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.