Proposed Major Promotional Sign

Proposed Major Promotional Sign 16-38 Princes Highway Colac East 3250

Lot 2, LP219617

Prepared for TransAd Australia Rev 2.0 - July 2020

SALVESTRO PLANNING

Planning Report –Princes Highway Colac East (TransAd) Rev2.0 - July2020 Page i

This report is prepared by Salvestro Planning 16 Fitzmaurice Street PO Box 783 WAGGA WAGGA NSW 2650

Telephone: (02) 69218588 Facsimile: (02) 69218388 Email: [email protected] Website: www.salvestroplanning.com.au

Disclaimer While every reasonable effort has been made to ensure that this document is correct at the time of printing, Salvestro Planning and its employees make no representation, undertake no duty and accept no responsibility to any third party who use or rely upon this document or the information contained in it.

© Salvestro Planning 2020

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Planning Report –Princes Highway Colac East (TransAd) Rev2.0 - July2020 Page ii

TABLE OF CONTENTS

1 INTRODUCTION .................................................................................... 1 Applicant and Site Ownership ............................................................. 1 The Subject Land and Locality ............................................................ 1

2 BACKGROUND ....................................................................................... 2 Economic Benefits to the Community .................................................. 2 Design and Aesthetics....................................................................... 2

3 DEVELOPMENT PROPOSAL .................................................................... 2 General .......................................................................................... 2 Signage.......................................................................................... 3 Signage Details ............................................................................... 3

4 SITE ANALYSIS ..................................................................................... 4 5 LOCALITY ANALYSIS ............................................................................. 4 6 LEGISLATION AND PLANNING CONTROLS ............................................. 4

Colac Otway Planning Scheme............................................................ 4 7 IMPACTS ON ROAD SAFETY ................................................................... 6 8 TRANSAD BEST PRACTICE ADVERTISING PRINCIPLES ........................... 6

Advertising content .......................................................................... 7 9 CONCLUSION ........................................................................................ 7 ATTACHMENT 1: PROPOSAL PLAN SET ......................................................... 3 ATTACHMENT 2: LANDOWNER CONSENT ...................................................... 5 ATTACHMENT 3: LAND TITLE DOCUMENTS ................................................... 7

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Planning Report –Princes Highway Colac East (TransAd) Rev2.0 - July2020 Page iii

TABLE OF FIGURES

Figure 1: Location of Subject Site (Source: Google Maps 2020) .......................................................... 1 Figure 2: Location of the Proposal (Source: TransAd Australia 2020) .................................................. 2 Figure 3: Proposed Signage Detail (Source: TransAd Australia 2020) .................................................. 3 Figure 4: Planning Zone Plan (Source: Planning VIC 2020) .................................................................. 4 Figure 5: Existing Streetscape (Source: TransAd 2020) ....................................................................... 6 TABLE OF TABLES

Table 1: Plans and Support Documentation ...................................................................................... 1 Table 2: Review of decision guidelines for major promotion signs.................................................... 5

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Planning Report –Princes Highway Colac East (TransAd) Rev2.0 - July2020 Page 1

1 INTRODUCTION This Planning Report has been prepared in support of the lodgement of a planning permit application for a proposed major promotional sign in retrospect on 16-38 Princes Highway Colac East, Lot 2 LP219617. Major promotional signage is permissible within the Commercial 2 Zone (C2Z), as discussed in the report below.

The Planning Report shall be read in conjunction with accompanying plans and support documentation as listed below in Table 1.

Table 1: Plans and Support Documentation Attachments No. Description Rev Prepared By 1 Proposal Plan Set

1 – Aerial View 2 – Site Location 3 – Site Plan

- TransAd Australia

2 Landowners Consent - Erica Gamble 3 Land Title Documents - Vic Landata

Applicant and Site Ownership The applicant is Mr R Qemal on behalf of TransAd Australia. The site landowner is Erica Gamble who has provided signed consent for the proposal, which is included with the application.

The Subject Land and Locality The subject site has the legal description of Lot 2 LP219617. The address is 16-38 Princes Highway Colac East 3250. The land is located on the southern side of Princes Highway.

The site is located approximately 2.7km from the CBD of Colac, as indicated below in Figure 1.

Figure 1: Location of Subject Site (Source: Google Maps 2020)

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2 BACKGROUND TransAd are committed to establishing outdoor signage structures that achieve their promotional aims whilst minimising environmental impact to ensure community acceptance and co-operation.

Economic Benefits to the Community The presence of strategically located Major Promotion Signs has proven to be a great catalyst for economic growth in local areas, particularly where signage is linked to key economic development strategies. The importance of outdoor advertising in establishing presence and capturing public interest in certain areas continues to grow.

Design and Aesthetics High emphasis is placed on achieving best practice design criteria, as espoused by the Outdoor Advertising Association guidelines and Local/State Policies.

TransAd’s aim is to establish major promotional signage throughout the Local Government Area, which has potentially significant economic development benefits. This is particularly so in relation to enabling greater exposure and presence for passer-bys, and also promoting local community and commercial interests for the overall benefit of the local economy and general public.

3 DEVELOPMENT PROPOSAL

General The planning proposal involves the retrospective approval for an erected major promotional sign on the site, with exposure to the traffic traveling north east along Princes Highway.

The sign will be located on the north west wall of the existing shed, as indicated in the figure below. A detailed design of the proposal has been attached to this report for Council’s reference.

Figure 2: Location of the Proposal (Source: TransAd Australia 2020)

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Signage The signage will not be animated, does not contain electronic components and will not be illuminated. The size of the proposed signage falls within the landuse definition of a “Major Promotion Sign” as it is greater than 18m2 in area.

Clause 73.02 provides the definitions for outdoor advertising structures. A major promotion sign is defined as follows:

The content of the major promotional sign will include major advertisers and Government based promotional campaigns, including community benefit campaigns and local economic development promotions.

Signage Details The sign is single sided and has an advertising display area of 23.31m2.

The signage structure is proposed to be a maximum 4.1m in height above ground level and located 1.4m from the southern boundary of the site, and 44.84m from the road side, as shown on the attached plans. The dimensions of the overall signage will be 6.3m wide and 3.7m high, as shown in the extract below.

Figure 3: Proposed Signage Detail (Source: TransAd Australia 2020)

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4 SITE ANALYSIS The land is constrained by Princes Highway on its northern side. The address contains an existing Saddlery business. The land has a gentle fall towards the west of the site. The subject site is landscaped along Princes Highway. No vegetation is proposed to be removed for this proposal.

5 LOCALITY ANALYSIS The locality is predominantly a commercial area, located on the eastern outskirts of Colac. There are no residential properties located within close proximity to the subject site. The closest dwelling is located approximately 450m from the proposed signage.

The site is located along Princes Highway. There is a public access way located to the west of the subject site. The proposal will not impact on this public access way.

The site does not have access to or impact on any significant views or vistas.

The sign is compatible with the surrounding existing commercial environment. It will have negligible negative impact on the amenity of the area, built environment or local landscape. The sign will complement the commercial character of the area, promoting business and community economic and well-being themes.

Existing signage is limited to business identification signs typical of a commercial area. The proposed sign will not represent a proliferation of this type of signage in the local area.

The sign will have negligible impact on other signage in the locality.

6 LEGISLATION AND PLANNING CONTROLS

Colac Otway Planning Scheme The subject site is within the Commercial 2 Zone (C2Z) under the Colac Otway Planning Scheme, as indicated in the figure below. Advertising signs are permissible within this zone with Council consent.

Figure 4: Planning Zone Plan (Source: Planning VIC 2020) The Commercial 2 zone is a category 1 of the advertising sign requirements, and the proposal meets the requirements of the Colac Otway Planning Scheme. A permit is required for major promotional signs within this zone. Advertising signage is encouraged in this zoning and is subject to low limitations.

Major Promotional signs are a permitted commercial activity within the Commercial 2 zone. The presence of this type of signage can enhance the commercial character of this locality, without unduly impacting on the surrounding amenity. The proposed sign

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is a high-quality structure and has been located to compliment rather than dominate the streetscape. The nature of the signage is intended to assist business activity and/or convey community messages as a result of current public campaigns by local, state or federal agencies. They are a natural part of the function of growing urban areas.

Under Clause 34.02, the table of uses for the zone, a planning permit is required for a major promotional sign. Clause 34.02-8 refers to Clause 52.05 of the Colac Otway Planning Scheme.

Clause 52.05 and clause 73 of the Victorian Planning Provisions relate specifically to Advertising signs. Clause 52.05 provides the detail to guide installation of advertising signage to outdoor areas.

Advertising signs in a commercial zone are specified as category 1 signs (cl 52.05-11). Under category 1, a major promotional sign is considered a section 2 sign where a permit is required.

Clause 52.05-9 relates specifically to major promotion signs. The purpose of the clause is:

General decision guidelines that must be given consideration when making a determination relating to major promotion signs are found in Clause 52.05-9 and Clause 65.01. More specific decision guidelines are found in clause 52.05-8. The following table addresses the specific guidelines found in Clause 52.05-6.

Table 2: Review of decision guidelines for major promotion signs Decision Guideline Comment The effect of the proposed major promotion sign on: Significant streetscapes, buildings and skylines.

The proposed sign, scale and character, would be acceptable in a commercial landuse environment.

The visual appearance of a significant view corridor, viewline, gateway location or landmark site identified in a framework plan or local policy.

It is considered the sign will not be detrimental to the appearance of the surroundings or safe and efficient operation of the highway. The theme of the local streetscape is set by the commercial zoning. Advertising signs such as major promotional signs are permissible in this zone.

Residential areas and heritage places. N/A Open space and waterways. N/A When determining the effect of a proposed major promotion sign, the following locational principles must be taken into account: Major promotion signs are encouraged in commercial and industrial locations in a manner which complements or enhances the character of the area.

The amenity of a commercial area would include the presence of signage of various forms including promotional and major promotional signs. For a growing commercial area, the amenity of the area will be continually enhanced by redevelopment of structures and streetscape elements. The proposed sign will not detrimentally affect the current or future amenity of the area. The adjoining farming zoned land will not be detrimentally affected by the proposal.

Major promotion signs are discouraged along forest and tourist roads, scenic routes or landscaped sections of freeways.

N/A

Major promotion signs are discouraged within open space reserves or corridors and around waterways.

N/A

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Major promotion signs are discouraged where they will form a dominant visual element from residential areas, within a heritage place or where they will obstruct significant view lines.

N/A

In areas with a strong built form character, major promotion signs are encouraged only where they are not a dominant element in the streetscape and except for transparent feature signs (such as neon signs), are discouraged from being erected on the roof of a building.

N/A

7 IMPACTS ON ROAD SAFETY The signage content will not dominate the local landscape and any messages conveyed will be consistent with Outdoor Advertising Media policy and practice.

The sign will have little impact on the transport corridor and will not detract from the traffic and road safety function of the road or general amenity, appearance and presentation of the area. The sign will not be illuminated or animated.

There would be no line of sight impedance to drivers within the road corridors. The roads in this locality are within a controlled environment including overtaking restrictions, turning restrictions and safety barriers.

Figure 5: Existing Streetscape (Source: TransAd 2020)

8 TRANSAD BEST PRACTICE ADVERTISING PRINCIPLES TransAd is committed to being a responsible outdoor advertising provider and will continue to work with local authorities and relevant agencies to ensure outdoor advertising compliments the local environment, is respectful of local planning policies and avoids unnecessary proliferation of advertising throughout the landscape.

The following key principles underpin TransAd’s activities in the establishment of outdoor signage:

Well-designed advertising should not: • Detract from the natural setting it is placed in; • Cause visual clutter; • Obstruct views through improper placement; and • Require the removal of significant trees or vegetation or cause light spillage

on neighbouring properties.

Well-designed outdoor advertising should: • Blend with the environment; • Be creative; • Be of high standards; and • Be well maintained;

TransAd considers that the subject outdoor sign proposal satisfies the above principles.

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Advertising content Outdoor media operators do not own advertising content that is placed on outdoor media structures, although they have a responsibility to ensure it does not infringe any laws or cause offense.

Government does not regulate advertising content, although some agencies do provide content guidelines for outdoor media structures that exist on public property.

Content of all advertising is managed through the self-regulatory body of The Advertising Standards Board, which meets regularly to consider advertising complaints across all media.

9 CONCLUSION The applicant considers that the proposal meets the built and natural environment strategic objectives contained in Council’s statutory planning documents. The proposal, as presented, is appropriate in the Commercial 2 Zone and on the subject site.

Based on the details provided in the application and further discussion above, the application should be allowed for the following reasons:

• The proposed sign will be consistent with the Local Planning Policy Framework as it will not have an adverse impact on the appearance and function of the local area. The sign is a commercial activity and located appropriately.

• The proposed sign is consistent with Clause 52.05 and does not pose a potential safety hazard to drivers and pedestrians in the area.

• The proposed sign will not have a detrimental impact on the local streetscape and amenity of the area when viewed from the most practical public domain locations.

• The operation and purpose of the Princes Highway corridor will not be impacted on to any significant degree by the presence of the subject sign.

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Project 20034: Document History

Revision Version Date Authorised Name/Position Signature Notes 1.0 – Initial Draft

14/07/2020 Rhiana Reardon Assistant Planner

RR Initial draft of report

1.1 – Draft 14/07/2020 Garry Salvestro Director

GS Formatting and minor edits

2 – Final 14/07/2020 Rhiana Reardon Assistant Planner

RR Issued for lodgement to Council

This report is prepared by Salvestro Planning 16 Fitzmaurice Street PO Box 783 WAGGA WAGGA NSW 2650

Telephone: (02) 69218588 Facsimile: (02) 69218388 Email: [email protected] Website: www.salvestroplanning.com.au

Disclaimer While every reasonable effort has been made to ensure that this document is correct at the time of printing, Salvestro Planning and its employees make no representation, undertake no duty and accept no responsibility to any third party who use or rely upon this document or the information contained in it.

© Salvestro Planning 2020

SALVESTRO PLANNING


ATTACHMENT 1: PROPOSAL PLAN SET

6.3m W x 3.7m H wall sign attached to the North West wall of existing shed 16-38 Princes HWY East ColacZoned C2Z

The sign is 44.84m from the road side

1400mm from South boundary

3700mm H

The sign is 400mm H from ground level to the bottom of the display face. Total height from ground level to top of display face is 4100mm

6300mm W

The 6.3m x 3.7m sign will be located on the North West wall of the existing shed. The sign will be 1.4m in from the South boundary with the sign frame fixed to the existing building. The sign is located 44.84m from the road side (Princes HWY) Property is Zoned C2Z 16-38 Princes HWY East Colac

44.84m from the road side

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ATTACHMENT 2: LANDOWNER CONSENT

Letter of Consent

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Be i ng the owner of t he |and at. -t k..:..-1.7.. f, :!.4.+' e.:..4.H:1..8*.:.r

....................(.e*!€............. ....................Victoria

Post Code...J *{. 9.....

Do here by consent and give approval to Reg Qemal ofTransad Australia Pty. Ltd. to apply for a Planning Permit for apromotional sign as per the attached plans.

Yours faithfully,.t ,,/t///a-u

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Dated : .1.1. :. :*.;.?:.*

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ATTACHMENT 3: LAND TITLE DOCUMENTS

VOLUME 10090 FOLIO 540 Security no : 124084312228B Produced 14/07/2020 01:49 PM

LAND DESCRIPTION

Lot 2 on Plan of Subdivision 219617C.PARENT TITLES :Volume 09096 Folio 862 Volume 09133 Folio 478Created by instrument LP219617C 02/11/1992

REGISTERED PROPRIETOR

Estate Fee SimpleSole Proprietor ERICA JOI GAMBLE of 119 ROBINSONS ROAD NEWMERELLA VIC 3886 AM463779S 09/01/2016

ENCUMBRANCES, CAVEATS AND NOTICES

MORTGAGE AM463780J 09/01/2016 AUSTRALIA AND NEW ZEALAND BANKING GROUP LTD

COVENANT (as to whole or part of the land) in instrument S496740Q 21/05/1993

Any encumbrances created by Section 98 Transfer of Land Act 1958 or Section 24 Subdivision Act 1988 and any other encumbrances shown or entered on the plan or imaged folio set out under DIAGRAM LOCATION below.

DIAGRAM LOCATION

SEE LP219617C FOR FURTHER DETAILS AND BOUNDARIES

ACTIVITY IN THE LAST 125 DAYS

NIL

------------------------END OF REGISTER SEARCH STATEMENT------------------------

Additional information: (not part of the Register Search Statement)

Street Address: 16-38 PRINCES HIGHWAY COLAC EAST VIC 3250

ADMINISTRATIVE NOTICES

NIL

eCT Control 16165A ANZ RETAIL AND SMALL BUSINESSEffective from 22/10/2016

DOCUMENT END

Copyright State of Victoria. This publication is copyright. No part may be reproduced by any process except in accordance with the provisions of the Copyright Act 1968 (Cth) and for thepurposes of Section 32 of the Sale of Land Act 1962 (Vic) or pursuant to a written agreement. The information is only valid at the time and in the form obtained from the LANDATA REGDTM System. None of the State of Victoria, LANDATA REGD TM System, Victorian Land Registry Services Pty. Ltd. ABN 86 627 986 396 as trustee for the Victorian Land Registry ServicesTrust ABN 83 206 746 897 accept responsibility for any subsequent release, publication or reproduction of the information.

REGISTER SEARCH STATEMENT (Title Search) Transfer of Land Act 1958

Page 1 of 1

Title 10090/540 Page 1 of 1

Imaged Document Cover Sheet

The document following this cover sheet is an imaged document supplied by LANDATA®, Victorian Land Registry Services.

Document Type Plan

Document Identification LP219617C

Number of Pages

(excluding this cover sheet)

1

Document Assembled 14/07/2020 13:57

Copyright and disclaimer notice:© State of Victoria. This publication is copyright. No part may be reproduced by any process exceptin accordance with the provisions of the Copyright Act 1968 (Cth) and for the purposes of Section 32of the Sale of Land Act 1962 or pursuant to a written agreement. The information is only valid at thetime and in the form obtained from the LANDATA® System. None of the State of Victoria,LANDATA®, Victorian Land Registry Services Pty. Ltd. ABN 86 627 986 396 as trustee for theVictorian Land Registry Services Trust ABN 83 206 746 897 accept responsibility for anysubsequent release, publication or reproduction of the information.

The document is invalid if this cover sheet is removed or altered.

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