URBIS STAFF RESPONSIBLE FOR THIS REPORT WERE:
Director
Sarah Emons
Senior Consultant
Sarah Ancell
Job Code
MA7667
Report Number
Rep001 Rev 2
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TABLE OF CONTENTS
1
Introduction ....................................................................................................................................... 1
1.1
The Masters Concept .............................................................................................................. 1
2
Urban Context ................................................................................................................................... 3
2.1
The Subject Site ...................................................................................................................... 3
2.2
The Surrounding Land ............................................................................................................. 3
2.3
Opportunities & Constraints..................................................................................................... 3
3
The Proposal ..................................................................................................................................... 7
3.1
Planning Scheme Amendment ................................................................................................ 7
3.2
Masters Store .......................................................................................................................... 7
3.3
Restricted Retail Tenancies..................................................................................................... 8
3.4
Pad Site ................................................................................................................................... 8
3.5
Access ..................................................................................................................................... 8
3.6
Car Parking .............................................................................................................................. 8
3.7
Bicycle Facilities ...................................................................................................................... 8
3.8
Loading and Waste Facilities................................................................................................... 9
3.9
Landscaping ............................................................................................................................ 9
3.10 Floodway ................................................................................................................................. 9
3.11 Signage.................................................................................................................................... 9
3.12 ESD Initiatives ....................................................................................................................... 10
4
Planning Controls........................................................................................................................... 12
4.1
Zone....................................................................................................................................... 12
4.2
Overlays................................................................................................................................. 12
4.3
Particular Provisions .............................................................................................................. 12
4.4
Summary of Planning Approvals Required ........................................................................... 13
5
Planning Policy Context ................................................................................................................ 17
5.1
State Planning Policy............................................................................................................. 17
5.2
Local Planning Policy ............................................................................................................ 18
5.2.1 Municipal Strategic Statement ............................................................................................... 18
5.2.2 Local Planning Policies .......................................................................................................... 19
5.3
Other Strategic Policy Documents ........................................................................................ 19
5.3.1 Retail Review ......................................................................................................................... 19
5.3.2 Draft Guidelines for Bulky Goods .......................................................................................... 20
5.3.3 Advisory Committee Report on the Woolworths “Oxygen” Proposals .................................. 20
5.3.4 Corio Norlane Structure Plan................................................................................................. 21
6
Planning Considerations ............................................................................................................... 22
6.1
Overview ................................................................................................................................ 22
6.2
Appropriateness of Proposed Planning Scheme Amendment and LAnd Uses .................... 22
6.3
Built Form and Layout ........................................................................................................... 24
6.4
Amenity Considerations ......................................................................................................... 25
6.5
Vegetation and Landscaping ................................................................................................. 25
6.6
Flooding and Drainage .......................................................................................................... 26
6.7
Traffic and Car Parking .......................................................................................................... 26
6.7.1 Access For Pedestrians And Customer Vehicles .................................................................. 26
6.7.2 Car And Bicycle Parking ........................................................................................................ 27
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6.7.3 Traffic Generation ..................................................................................................................27
6.7.4 Access For Delivery Vehicles ................................................................................................27
6.8
Signage ..................................................................................................................................28
7
Conclusions ....................................................................................................................................30
FIGURES:
Figure 1 – Location Map .................................................................................................................................... 5
Figure 2 – Aerial Photo...................................................................................................................................... 6
Figure 3 – Zoning Map .................................................................................................................................... 14
Figure 4 – Environmental Significance Overlay Schedule 4 ............................................................................ 15
Figure 5 – Public Acquisition Overlay Schedule 3 ........................................................................................... 16
TABLES:
TABLE 1 – Proposed Signage .......................................................................................................................... 9
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1
Introduction
This Planning Report has been prepared by Urbis Pty Ltd on behalf of Hydrox Nominees Pty Ltd in
support of a planning permit application and amendment request under Section 96A of the Planning and
Environment Act 1987 to rezone and develop land at Bacchus Marsh Road in Corio for a Masters Home
Improvement retailing offer.
The site is situated at the northern end of Geelong and fronts both the Geelong Ring Road and Bacchus
Marsh Road. The proposal presented within this application will enable the establishment of a
strategically important employment use within the Corio-Norlane Business Park. The rezoning proposed
supports the highest and best use of the land, and allows for a development that will capitalise on this
prominent and strategically located site. Importantly it will also provide a catalyst for the development of
the broader employment precinct, and serve as a buffer between the residential areas to the east and the
MC Herd Abattoir to the west.
This application is to be read in conjunction with the following supporting documentation:

Appendix A: Certificate of Title

Appendix B: Draft planning scheme amendment documentation, prepared by Urbis Pty Ltd.

Appendix C: Plans and elevations, prepared by Leffler Simes Architects.

Appendix D: Landscape Plan, prepared by Urbis Pty Ltd.

Appendix E: Need and Economic Impact Assessment, prepared by Deep End Services.

Appendix F: Traffic Impact Assessment, prepared by GTA Consultants.

Appendix G: Stormwater Management Plan, prepared by Cardno.

Appendix H: Flood Impact Assessment, prepared by BMT WBM.

Appendix I: Phase I and II Environmental Site Assessment, prepared by Alpha Environmental.

Appendix J: Environmental Noise Assessment, prepared by SLR Global Environmental Solutions.

Appendix K: Vegetation and Net Gain Assessment, prepared by Mark Trengrove Ecological Services.

Appendix L: ESD Report, prepared by AECOM.
1.1
THE MASTERS CONCEPT
Masters is a joint venture between Woolworths Limited and Lowes Companies Incorporated. Woolworths
are Australia’s largest retailer and private sector employer, employing over 191,000 people. Lowes are
the second largest home improvement retailer in the world and have over 1,700 stores across the USA
and Canada.
The Masters concept can be best described as a large format Home Improvement store. The typical
layout consists of a total floor area of approximately 13,000 square metres (Trade Supplies, Restricted
Retail, Landscape Gardening Supplies), with associated car parking.
The Woolworths/Lowes vision is to enhance choice for Australian (retail and trade) consumers with
increased competition in the destination home improvement sector, and improved product range
representing value and choice and a fresh new offer.
The joint venture is aiming to secure approximately 150 stores across Australia over the next 5 years,
with the intention to roll-out approximately 30 new Masters stores in Victoria over a period of 5
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INTRODUCTION
1
years. Approval has already been obtained for numerous stores and the first of these opened in
Braybrook in September 2011.
The Corio store will deliver a development which will have positive economic impacts including local
investment in the order of $13 million and the creation of approximately 176 local ongoing jobs, plus
another 109 jobs through the multiplier effect. 100 direct and 88 indirect local construction-related jobs
will also be supported during the centre’s development phase.
Given the quantum of investment proposed and level of employment to be generated, it is considered that
the project rollout is of major economic importance to the state of Victoria. This was recognised by the
former State Government, and the first 10 store approvals were granted following an Advisory Committee
process appointed by the former Minister for Planning.
Masters stores were previously referred to as “Oxygen” stores during earlier stages of the rollout, and
some documents referred to in this application utilise the term “Oxygen” rather than Masters.
2
INTRODUCTION
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2
Urban Context
2.1
THE SUBJECT SITE
The subject site is located on the east side of Bacchus Marsh Road with a northern boundary to the
Geelong Ring Road in Corio, and is approximately 10km from the Geelong City Centre. The site is
relatively flat with a slight fall towards Bacchus Marsh Road. The site does not feature any buildings and
is currently used for agricultural purposes (cropping). As per the Vegetation and Net Gain Assessment
attached as Appendix J, the site contains only exotic vegetation with no native species present.
The site is part of a wider parcel of land (as shown in Figures 1 and 2) with the balance of the land to the
east indicated for a future residential subdivision and development.
The subject site has a total area of approximately 120,920 sqm with the Masters component comprising
58,150 sqm. The balance of the land (62,770 sqm) is identified for future residential development.
The site is identified as Lot A on Plan of Subdivision 540915K (Volume 11008 Folio 027) (refer to
Appendix A). There are no restrictions on title except for a 2m wide drainage easement (E-4) extending
across the site’s eastern boundary.
A Phase I and II Environmental Site Assessment has been prepared by Alpha Environmental (refer to
Appendix H) which concludes that the soils are suitable for the proposed use.
2.2
THE SURROUNDING LAND
The site’s main interfaces are described below:

North – The site adjoins the Geelong Ring Road and its exit lane to Bacchus Marsh Road. The road
reserve includes an acoustic wall that extends from the eastern boundary to approximately midway
along the northern boundary of the site. The Geelong Ring Road is a freeway and is under the
control of VicRoads. Beyond this is land used for a range of purposes including rural residential
dwellings, open farmland, a car scrap yard, and industrial premises.

East – Land to the east features conventional residential subdivision, mainly characterised by single
detached dwellings with areas of rear private open space. The dwellings adjacent to the site are
oriented to the east (away from the site) with rear backyards oriented to the west (facing the site).
Further to the south-east are the Flinders Peak Secondary College and a recreation reserve.

South – To the south is a vacant parcel of land which will be partly developed as part of the business
park, with the remainder of the land having recently received approval for an 82 lot residential
subdivision.

West – The site adjoins Bacchus Marsh Road, beyond which lies the MC Herd Pty Ltd abattoir.
Bacchus Marsh Road designated a Category 1 Road and is under the control of VicRoads.
2.3
OPPORTUNITIES & CONSTRAINTS
There are a number of development opportunities and constraints presented by the site. These have
been addressed in resolving the proposed zoning and detailed design of the site.
Key opportunities for the site are as follows:

The site enjoys a prominent ‘gateway’ location within a new restricted retail/homemaker precinct in
the Corio Norlane Structure Plan.

The site is undeveloped and is vacant of any structures.
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
The site has frontage to both the Geelong Ring Road and Bacchus Marsh Road.

The site’s proximity to the MC Herd Abattoir means that it is unsuitable for sensitive uses. The
proposed use will establish a well resolved and highly compatible buffer between the abattoir and
residential uses.

Whilst being located in an Environmental Significance Overlay, the site does not contain any native
vegetation.
Key constraints for the site are as follows:

Drainage issues.

Potential future adjacent residential uses that require appropriate treatment of the sensitive
boundaries.

Adjacent topographical and physical features, namely the elevated sections of the Geelong Ring
Road and Bacchus Marsh Road and acoustic walls associated with the Geelong Ring Road, that
require consideration in regards to the positioning of signage to ensure the site can be identified by
passing traffic.
4
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FIGURE 1 – LOCATION MAP
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FIGURE 2 – AERIAL PHOTO
6
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The Proposal
The proposal involves a planning permit application and amendment request under Section 96A of the
Planning and Environment Act 1987.
3.1
PLANNING SCHEME AMENDMENT
There are three components to the amendment request as follows:

Rezone the Masters portion of the site to Business 4.

Remove Environmental Significance Overlay Schedule 4 from the site.

Amend the Retail Activity Centre Hierarchy in Clause 21.07-8 of the planning scheme to include the
Masters site as a homemaker precinct.
3.2
MASTERS STORE
The Masters store is to be positioned in the northwest corner of the site with the entrance facing to the
west. The proposal includes the following components:

The building will be setback approximately 14 metres from Geelong Ring Road and approximately 84
metres from Bacchus Marsh Road.

The building contains three main components, being mainly restricted retail floorspace with trade
supplies to the north and landscape gardening supplies to the south. The floor areas for each
component are as follows:
USE
AREA
Trade supplies
2,326 sqm
Restricted retail
8,336 sqm (including a café area of 160 sqm)
Garden centre
2,223 sqm
Receiving area
816 sqm
Total
13,701 sqm

As per the floor areas above, 160 sqm of the main floor area will be used for food and drink premises
that will serve Masters customers and staff. The hours of operation will be in line with the Masters
store and access will only be from within the Masters store via the main entry. Masters will secure an
external tenant for these premises.

At-grade car parking is located within the front setback to Bacchus Marsh Road.

The hours of operation will be 6am to 10pm Monday to Friday and 6am to 10pm on Saturday and
Sunday.

The overall height is proposed to be 13.0 metres to the top of the roof line, although the average
overall height of the majority of the built form is much lower at approximately 9.57 metres.

The building will be constructed using a variety of materials including vertical concrete panels,
alucobond sheeting, louvered metal panels and glazed panels predominantly located along the
Bacchus Marsh frontage, and corrugated metal roof sheeting for a hipped roof structure.
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3.3

RESTRICTED RETAIL TENANCIES
The layout of the proposed development also allows for four restricted retail tenancies to be
incorporated into the south eastern end of the development. These will have a combined area of
4,770 square metres, with the individual tenancy areas being as follows:

Tenancy 1: 1,120 sqm

Tenancy 2: 1,125 sqm

Tenancy 3: 1,125 sqm

Tenancy 4: 1,400 sqm

Pedestrians will enter the individual retail tenancies from separate entrances located on the western
façade of the built form.

The maximum height of the built form will be 8.075 metres from the ground floor.

The built form will have a contemporary design and utilise a variety of building materials including
powdercoated aluminium louvres, alcubond sheeting, pre-cast concrete panels and high levels of
glazing.
3.4
PAD SITE
It is noted that a future pad site of approximately 1,850m2 is identified in the plans. This does not form
part of the current proposal, and will be subject to a future planning application in due course.
3.5
ACCESS
Vehicle access will be provided via a new signalised intersection at the existing Bacchus Marsh Road/MC
Herd access intersection, located at the south-west corner of the site. Pedestrian crossings are proposed
on the Bacchus Marsh Road north, the subject site access, and the MC Herd access approaches of the
intersection.
3.6
CAR PARKING
Parking will be provided within an at-grade car park, accommodating a total of 487 car spaces, inclusive
of specialised parking for disabled persons and trailers.
3.7
BICYCLE FACILITIES
It is proposed to locate 88 bicycle parking spaces on the site as follows:

18 customer spaces adjacent to the side of the Garden Centre near the entrances to the restricted
retail premises

12 customer spaces adjacent to the trade entry

36 staff spaces adjacent to the trade entry in a locked compound

12 staff spaces at the rear of restricted retail tenancy
One staff shower will be provided in each of the restricted retail tenancies and the Masters store.
8
THE PROPOSAL
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3.8
LOADING AND WASTE FACILITIES
Loading areas are proposed to the rear of both the Masters store and the retail tenancies, with access via
a service road that is separated from the customer access areas. A truck manoeuvring area is provided
to the north of the Masters building so that vehicles can exit the loading area in a forward direction.
3.9
LANDSCAPING
The Landscape Concept Plan at Appendix C provides a range of landscaping treatments that reflect the
character and requirements of various parts of the site as follows:

The entry trees are tall and narrow columnar deciduous species planted in rows to provide an entry
statement and emphasise the main entry points when viewed from a distance.

The street interface trees within the car park area fronting Bacchus March Road provide shade
protection but have a canopy height that allows views into the development.

The car park tree planting consists of diamond planter beds filled with low plantings and trees to
provide shade protection.

The car park feature trees along the pedestrian walkway will be planted in a different deciduous
species to highlight the location of the walkway.
3.10
FLOODWAY
In order to mitigate the effects of flooding on the subject site, a floodway is proposed that extends from
Bacchus Marsh Road along the western boundary of the site and continues across the adjoining land to
reach the existing Corio North Reserve retarding basin. Plans for the proposed floodway are attached in
the Flood Impact Report in Appendix G, and further discussion of these plans is provided in the
Stormwater Management Plan in Appendix H.
3.11
SIGNAGE
The following signage is proposed (refer to signage plans TP-10 to TP-13 in the architectural plans):
TABLE 1 – PROPOSED SIGNAGE
SIGN
SIGN TYPE
NUMBER
-
Masters sign
AREA OF
NUMBER
HEIGHT OF NOTES
SIGN
OF SIGNS
SIGN
117.55 sqm
1
-
 Located above the main entrance
 Illuminated
-
Trade centre sign
7.18 sqm
1
-
 Located above the trade centre
entrance
-
Garden centre sign
9.48 sqm
1
-
 Located above the garden centre
entrance
1
Pylon sign
35.55 sqm
1 double
sided
12.0m
 Will contain the Masters corporate
logo and associated wording
 Will include restricted retail tenancy
signage at a later date subject to
Council approval
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SIGN
SIGN TYPE
NUMBER
AREA OF
NUMBER
HEIGHT OF NOTES
SIGN
OF SIGNS
SIGN
 Internally illuminated
2
Accessible parking
0.28 sqm
8 single
2.6m
 Pole mounted
2.6m
 Pole mounted
2.6m
 Pole mounted
2.6m
 Pole mounted
2.6m
 Wall mounted
1.93m
 Mounted on trolley bay steelwork
2.6m
 Wall mounted
2.6m
 Pole mounted
8.0m
 Located on a standalone wall that is
sided
3
Parents with prams
0.28 sqm
4 double
sided
4
Service road
0.28 sqm
1 single
sided
5
Truck directional
0.28 sqm
1 single
sided
6
Trade entry
0.28 sqm
1 single
sided
7
Trolley return
0.45 sqm
16 single
sided
8
Loading dock
0.56 sqm
1 single
sided
9
Loading dock
0.28 sqm
1 single
sided
13
Wall sign
29.25 sqm
1 single
sided
88 sqm in area
 Internally illuminated
In addition to the above, stencils will be painted on the trailer parking spaces, accessible parking spaces
and parents with prams parking spaces (signs 10 to 12).
Indicative signage zones are shown for the food and drink premises and the restricted retail tenancies.
Signage for these will be the subject of separate planning applications.
3.12
ESD INITIATIVES
An ESD Report has been prepared in support of the development by AECOM, dated 21 May 2010 (refer
to Appendix K). The proposed building will include the following ESD initiatives:

Indoor Environment Quality

Daylight.

High-frequency ballasts.

Thermal comfort.

Low volatile organic compound (VOC) paint.
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THE PROPOSAL
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

Energy

Photo-electric indoor lighting control with On/Off Control.

Energy efficient lamps, lamps high-output T5 fluorescent lamps.

BMS control of indoor lighting system.

Lighting zoning.

Light coloured internal finishes.

Efficient car park lighting.

Power factor correction.

Emergency management system.

Energy metering.

Skylights.

HVAC: Economy Cycle.

HVAC: Electronic expansion valves in packaged units.

HVAC: Digital scroll compressor.

HVAC: DSS Diffuser.

Variable speed drives for water pressure pumps.

Solar water heating for kitchen and central amenities.
Water

Water efficient WCs.

Water efficient urinals, basis, showers and sinks.

Rainwater harvesting.

Fire test water reuse.
These items are discussed in more detail within the AECOM report.
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4
Planning Controls
4.1
ZONE
The site is currently within the Residential 1 Zone, within which Food and Drink Premises and Plant
Nurseries are permit required uses, and Restricted Retail Premises, Garden Supplies and Trade Supplies
are prohibited uses. To this end, a rezoning is sought to the Business 4 Zone, under which Restricted
Retail Premises and Trade Supplies are permitted uses, and Landscape Gardening Supplies (being both
Garden Supplies and Plant Nurseries) and Food and Drink Premises are permit required uses. The Corio
Norlane Structure Plan recommends that the site be rezoned to Business 4.
The purpose of the Business 4 Zone is “to encourage the development of a mix of bulky goods retailing
and manufacturing industry and their associated business services”.
The site abuts Bacchus Marsh Road to the west which is zoned Road Zone 1. The proposed new
signalised access to this road will require a planning permit.
Refer to Figure 3 for the zoning of the site and its surrounds.
4.2
OVERLAYS
The site is affected by Environmental Significant Overlay (ESO - Schedule 4) and the Public Acquisition
Overlay (PAO - Schedule 3).
The ESO relates to land ‘Grasslands within the Werribee Plains Hinterland’ and stipulates that a planning
permit is required to remove native vegetation. As per the Vegetation and Net Gain Assessment attached
as Appendix J, the site contains only exotic vegetation with no native species present. To this end the
deletion of this overlay is sought.
The PAO relates to the Geelong Ring Road reserve and exit ramp to Bacchus Marsh Road. VicRoads
have not yet acquired the land, but have completed construction of the roadworks without utilising any of
the subject site.
Refer to Figures 4 and 5 for the overlays that affect the site.
4.3
PARTICULAR PROVISIONS
The following particular provisions are relevant to the consideration of this application:

Clause 52.05 – Advertising Signage, with the Masters site being classified as a Category 1 site when
the proposed Business 3 Zoning is applied

Clause 52.06 – Car Parking

Clause 52.07 – Loading and Unloading of Vehicles

Clause 52.29 – Land Adjacent to a Road Zone, Category 1, or a Public Acquisition Overlay for a
Category 1 Road

Clause 52.34 – Bicycle Facilities
12
PLANNING CONTROLS
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4.4
SUMMARY OF PLANNING APPROVALS REQUIRED
Approval is required for a planning scheme amendment to rezone the site Business 4, to remove the
Environmental Significance Overlay – Schedule 4, and to reference the site within the activity centre
hierarchy in the Greater Geelong Planning Scheme.
Pursuant to the proposed Business 4 Zoning, a permit is required for:

Use of the land for Landscape Gardening Supplies and Food and Drink Premises.

Buildings and works.

Advertising signage for major promotional signage, signage with a total area exceeding 8 sqm, and
internally illuminated signage with a total area greater than 1.5m.

The creation of a new access onto a Category 1 road.

A dispensation in the number of staff showers provided for bicycle end-of-trip facilities.

The use land in a Public Acquisition Overlay for Section 2 uses in the Business 4 Zone.

Buildings and works in a Public Acquisition Overlay.
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FIGURE 3 – ZONING MAP
14
PLANNING CONTROLS
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FIGURE 4 – ENVIRONMENTAL SIGNIFICANCE OVERLAY SCHEDULE 4
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FIGURE 5 – PUBLIC ACQUISITION OVERLAY SCHEDULE 3
16
PLANNING CONTROLS
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Planning Policy Context
5.1
STATE PLANNING POLICY
The State Planning Policy Framework (SPPF) seeks to ensure that the objectives of planning in Victoria
(as set out in the Planning and Environment Act 1987) are fostered through appropriate land use and
development planning policies and practices. These policies aim to integrate environmental, social, and
economic factors in the interests of net community benefit and sustainable development. Of particular
relevance to this application are:



Clause 11 Settlement
Clause 15 Built Environment and Heritage
Clause 17 Economic Development
Clause 11 Settlement
The overarching policy of Clause 11 is to respond to the existing and future needs of the community. This
is to be achieved through the provision of appropriately zoned and serviced land to accommodate the
community’s needs for housing, recreation and open space, employment, commercial and community
facilities and infrastructure.
Clause 11.05-2 Melbourne’s Hinterland Areas
This policy seeks to ensure growth within Melbourne’s hinterland areas is appropriately managed. This
should take into account the surrounding landscape, agricultural and recreational activities and complex
ecosystems. Growth of settlements should also ensure and accommodate for the adequate provision of
infrastructure and employment.
Clause 11.05-4 Regional Planning Strategies and Principles
This policy aims at developing regions and settlements to contain a strong sense of identity which are
prosperous and are environmentally sustainable. Strategies to achieve this objective include applying the
following settlement principles to Victoria’s hinterland areas and regional towns.
A network of integrated and prosperous regional settlements

Supporting a network of integrated and regional settlements.
Environmental health and productivity

Maintain and provide for the enhancement of environmental health and productivity of rural and
hinterland landscapes.
Regional Victoria’s competitive advantages

To maintain and enhance Victoria’s competitive advantages.
Climate change, natural hazards and community safety

To respond to the impacts of climate change and natural hazards and promote community safety.
Distinct and diverse regional settlements

Support the growth and development of distinctive and diverse regional settlements.
Liveable cities and healthy communities

To promote liveable regional settlements and healthy communities.
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Clause 15 Built Environment and Heritage
The overarching policy of Clause 15 is to ensure land use and development responds appropriately to the
surrounding landscape and existing built form. It also seeks to ensure places which hold significance such
as environmental, containing heritage, architectural, aesthetic and cultural value are protected.
Clause 15.01-5 Cultural Identity and Neighbourhood Character
This policy aims to ensure development is responsive to the existing cultural identity of a place and
protect neighbourhood character and to recognise and respond to existing distinguishing urban features
and built form and their relationship with the landscape.
Clause 17 Economic Development
The role of this policy is to ensure planning supports and encourages a dynamic economy where all
sectors of the economy contribute to the economic prosperity of the community. Economic growth and
development should be encouraged for the wellbeing of the community and the State through the
provision of land, resolving land use conflicts and facilitating decision making processes to enable each
district to increase their economic capabilities.
Clause 17.01 Business
This policy seeks to guide development to meet the needs of the community for retail, entertainment,
office and various other commercial services so as to achieve a net benefit for the community.
5.2
LOCAL PLANNING POLICY
5.2.1
MUNICIPAL STRATEGIC STATEMENT
The Municipal Strategic Statement (MSS) sets out the key strategic planning, land use and development
objectives for the municipality. It also includes strategies and actions for achieving these objectives. We
have reviewed the MSS within the Greater Geelong Planning Scheme and identify the following clauses
are relevant to the proposal:
Clause 21.02 – City of Greater Geelong Sustainable Growth Framework
This Clause sets out key principles to ensure that land use and development in the municipality meets the
needs of the present community, without compromising the needs of future generations.
Clause 21.04 – Municipal Framework Plan
The Municipal Framework Plan depicts the subject site as being located in the existing urban area.
Clause 21.05 – Natural Environment
This Clause recognises that the municipality is rich in flora and fauna and seeks to ensure that land use
enhances areas of native vegetation and other habitats.
Clause 21.06 – Settlement and Housing
This Clause identifies that there is an environmental, economic and social imperative to reduce urban
sprawl and improve accessibility to urban services, principally by consolidating urban development
around places of activity and public transport infrastructure. All development should contribute positively
to the quality of urban environment so that it may be enjoyed and respected by the existing and future
community.
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Clause 21.07 – Economic Development and Employment
The City of Greater Geelong Retail Activity Centre Hierarchy has been established to articulate the role
and function fulfilled by centres of different sizes. The retail hierarchy supports the primacy of Central
Geelong as the focus of retail activity in the region. The retail hierarchy will be enhanced through high
quality urban design and improved pedestrian and public transport accessibility. A key objective of this
clause is to ensure that all major retail developments, and out of centre developments, provide a clear net
community benefit. In the case of out of centre developments, applications must demonstrate that there
will be no adverse impacts on the operation of the retail activity centres hierarchy.
5.2.2
LOCAL PLANNING POLICIES
The Local Planning Policies provide more localised direction in relation to land use and development
objectives. We have reviewed the local policies within the Greater Geelong Planning Scheme and identify
the following clause as being particularly relevant to the proposal:
Clause 22.03 – Assessment Criteria for Retail Planning Applications
This policy applies where a planning scheme amendment or planning permit application proposes new or
expanded provision of retail floor space within the municipality. The policy requires that issues of retail
demand, retail supply, escape spending, impact on existing retail facilities, net community benefit, and
design and location be addressed in all retail development proposals.
The objectives of this clause include:

To ensure that applications for new centres establish the retail need for such use and development
and demonstrate that there are no adverse impacts on the operation of the retail activity centres
hierarchy.

To ensure that applications involving a planning scheme amendment in or adjoining existing activity
centres clearly establish a retail need for such use and development and demonstrate that there are
no adverse impacts on the operation of the retail activity centres hierarchy.

To ensure that all major retail use and development provide clear net community benefit.

To allow / guide consideration of applications involving an increase in an identified floor space cap, in
order to accommodate the changing retail trends and retail demands.

The policy requires that issues of retail demand, retail supply, escape spending, impact on existing
retail facilities, and net community benefit, be addressed in all retail development proposals.
If the application is for an out-of-centre development, in addition to providing an economic impact
assessment, the application must demonstrate why the proposed out-of-centre development location is
being considered for retail development. This is to be achieved through the sequential approach.
A Need and Economic Impact Assessment addressing these issues has been prepared by Deep End
Services and is attached as Appendix D.
5.3
OTHER STRATEGIC POLICY DOCUMENTS
5.3.1
RETAIL REVIEW
The Retail Review Paper prepared by the Department of Planning and Community Development (DPCD)
has been provided for discussion purposes and seeks to provide greater clarity in relation to the policy
and statutory framework to assist in the consideration of retail proposals. The Paper recognises that
competition and innovation in the retail sector are vital to bring about net community benefits from access
to competitive prices, quality products and the widest range of goods and services.
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In terms of restricted retail or ‘bulky goods’ the Retail Review recognises the importance of a diversity of
retail uses in and around Activity Centres as well as in out of centre ‘cluster centres’. Generally, bulky
goods are encouraged within business zones and in proximity to an existing or planned activity centre or
retail/homemaker cluster. The current framework which allows for bulky goods to locate in industrial
zones is under review as part of the Retail Review.
5.3.2
DRAFT GUIDELINES FOR BULKY GOODS
Issued by the DPCD in 2007, the Interim Design Guidelines for Large Format Retail Premises (“the
guidelines”) seek to provide guidance on developing vibrant, high quality large format retail centres. The
guidelines are not incorporated within any Planning Scheme and remain in an ‘interim’ status, however,
they are considered to set out the State Government’s position regarding best practice in designing new,
large format, retail developments.
The guidelines focus on four elements of design consideration:

Urban context: highlights the importance of locating retail developments in appropriate locations,
cognisant of state and local planning policy objectives.

Equitable access: promotes design features which enable equitable access for persons of all abilities
via a range of transport modes.

Public amenity: seeks to ensure that retail development and associated public spaces provide visually
attractive environments that enhance public convenience and comfort.

Environmental sustainability: references the need to minimise the impacts that new buildings have on
the environment both through the location of development and the design.
Each element incorporates a set of suggestions and requirements relating to the design of new, large
format retail developments.
5.3.3
ADVISORY COMMITTEE REPORT ON THE WOOLWORTHS “OXYGEN”
PROPOSALS
This report was released in August 2010 and relates to eleven Masters sites that represent the first
“wave” of project rollout. It contains useful guidance of the planning policy that relates to Masters stores
and bulky goods in general. The following opinions of the Committee are of relevance to the subject site:

Given the size of the Masters developments, “the concept of locating such developments within, or
even on the edge of activity centres, is most often not practical from a land economics perspective”.

In regards to the Retail Policy Review Discussion Paper, “the only practical guidance in the
assessment of large format retail, out-of-centre developments such as the Oxygen concept is …the
sequential test”.

“Large format retailing is likely to continue and those municipalities where strategic planning is given
its proper weight should review their strategic policy and planning schemes to allow for an expansion
for these opportunities”.

“It was evident from the proposals that in many instances planning schemes do not have sufficient
land suitably zoned to facilitate the projected demand for restricted retail premises”.
These comments highlight that it is critical that Council act to ensure an adequate land supply is available
in the right locations to facilitate investment in restricted retail development, employment and access to
facilities, as supported by State policy and good strategic planning.
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5.3.4
CORIO NORLANE STRUCTURE PLAN
The Corio Norlane Structure Plan was adopted by Council in July 2012, and includes the following
relevant recommendations and directions:

Rezone the western portion of the subject site to Business 4 to facilitate the establishment of a new
homemaker precinct.

Support “appropriate commercial development” on the subject site and land to be zoned Business 3
to the south.

On the eastern portion of the subject site, “support future residential subject to improved
environmental performance or relocation of the abattoir”.

Provide a signalised access point onto Bacchus Marsh Road.

Apply a Special Building Overlay to flood prone land in the Kosciusko Avenue Main Drainage
Catchment, which includes part of the subject site.

Ensure key road entrance gateways welcome visitors with appropriate built form, signage and/or
landscaping treatments.

Encourage the establishment of gardens and landscaping within new and existing developments to
reduce the ‘heat island effect’ and enhance the appearance of neighbourhoods.
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6
Planning Considerations
6.1
OVERVIEW
The subject site represents an ideal development opportunity for the development of a home
improvement retailing offer comprising restricted retail, landscaping supplies and trade supplies uses at a
strategic gateway entry into Corio. The Masters Store will establish a crucial anchor for the further
development of the restricted retail/homemaker precinct, and will deliver an attractive well landscaped
presentation to the major road interfaces.
In considering the appropriateness of this application, it is submitted that the main areas for consideration
are:

Appropriateness of the proposed Planning Scheme Amendment and land uses

Built form and layout

Off-site amenity considerations

Vegetation and landscaping

Flooding and drainage

Traffic, car parking and access

Signage
These issues are discussed in more detail below.
6.2
APPROPRIATENESS OF PROPOSED PLANNING SCHEME
AMENDMENT AND LAND USES
State and local planning policy call for the consideration of a range of issues in the determination of retail
proposals, and in particular require that proposals demonstrate a net community benefit. Accordingly, the
assessment below will deal with this and other issues arising from the policy frameworks that are
considered important in reviewing the proposed rezoning and planning application in its broader strategic
context.
The amendment seeks to rezone the site from Residential 1 to Business 4 Zone and to remove
Environmental Significance Overlay – Schedule 4 to facilitate the development of the site for home
improvement retailing.
The proposed amendment has been considered in the context of the state and local planning polices
which guide all new retail developments. In particular, Clauses 11, 15 and 17 of the SPPF and the City of
Greater Geelong’s local policies contained within the Planning Scheme are considered relevant to the
application and broadly relate to the following key concepts:

Provide commercial land uses, including convenience retail, restricted retailing and community uses
at pace with population increase to ensure that communities (at a local and regional scale) have
access to facilities and services.

Locate large format retailing at locations where there will be no economic impact on the wider area;
where there is demand for the facility; where there is equitable access to the site; and where there will
be no amenity impacts.

Provide new employment opportunities close to existing and planned residential neighbourhoods.
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
Achieve net community benefit principles.
The subject site is a large vacant parcel of land that sits within a proposed restricted retail/homemaker
precinct (as per the recommendations of the Corio Norlane Structure Plan). The proposed rezoning and
development provides the opportunity for this parcel of land to be developed in an integrated manner as a
restricted retail/homemaker precinct, delivering important employment opportunities to support Corio’s
growing population.
As the site is not currently located in an activity centre, a detailed Need and Economic Impact
Assessment has been prepared (refer to Appendix D). The key findings from the assessment are as
follows:

The closest existing large format hardware store (Bunnings Melbourne Road Corio) is due to relocate
in 2012 to a site approximately 4km south of the Masters site, leaving Corio without a hardware store.

The average impact (compared to sales that would otherwise have been achieved) forecast for total
bulky goods sales by catchment area retailers is -5.7%.

There is a forecast average growth of 1.1% per annum in the catchment area population over the
next decade.

Development of the Masters store will deliver a number of benefits including significant employment
generation, price competition and reduced travel requirements.

A sequential test has been undertaken to determine if a suitable alternative site exists within or at the
edge of any activity centres on the north side of Geelong, and has firmly concluded that no such sites
exist.

The out-of-centre Masters site is suitable for the proposed development because of the lack of
alternative sites, its topography, main road exposure, and unsuitability for residential or industrial
purposes. Such development is also highly consistent with the Corio Norlane Structure Plan, which
contemplates the establishment of a new restricted retail/homemaker precinct on the site to support
the demand for local employment.
The findings of the Need and Economic Impact Assessment respond to the criteria of Clause 22.03 of the
Planning Scheme and establish a sound economic case for the rezoning proposal. The planning scheme
amendment also seeks to add the site to the City of Greater Geelong Retail Activity Centre Hierarchy so
that it will no longer be an “out-of-centre” development.
The proposed rezoning of the land to Business 4 and development of the site for home improvement
(restricted retail/trade supplies/landscaping supplies) is appropriate in the context of the site and accords
with the thrust of state and local planning policy by:

Providing a catalyst development in this proposed new commercial precinct (which includes the
subject site and the land to the south that is to be zoned Business 3). Given there is a current unmet
demand for bulky goods/trade supplies in the region (refer to the Need and Economic Impact
Assessment in Appendix D), the proposed development will not compromise the network of activity
centres established within Melbourne 2030 or the City of Greater Geelong Retail Activity Centre
Hierarchy.

Developing strategically important land which is located at the gateway to Corio at the corner of the
Geelong Ring Road and Bacchus Marsh Road, which enjoys excellent accessibility and exposure to
passing traffic. The development of the site accords with the wider vision for restricted retail in this
location as articulated in the Corio Norlane Structure Plan.

Providing a buffer between the MC Herd Abattoir to the west and sensitive uses such as residential to
the east.
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
Delivering a retail use which will not compromise the role of the other activity centres in Geelong as
locations for core retail uses.

Bringing about a net community benefit through the consolidation of commercial uses on land which
is easily accessible by vehicle (being fronted by two arterial roads) and land which is located with an
immediate residential catchment.
In regards to the food and drink premises, which will be leased by Masters to an external tenant, this use
will improve the economic viability of the store and will provide additional employment opportunities to the
community. Food and drink premises are a common feature of many of the existing and proposed
Masters stores.
The proposed amendment to rezone the site to Business 4 and to amend the City of Greater Geelong
Retail Activity Centre Hierarchy is considered an appropriate use of the planning provisions and will result
in a net positive outcome for the Corio community, for the following reasons noting:

The rezoning of the site to Business 4 retains flexibility in the type of land uses which can be
developed on the remainder of the site to facilitate business synergies with the home improvement
retail.

The Economic Report submitted with this application identifies that there are no other available
suitably zoned sites.

It will deliver a development which will have positive economic impacts including local investment in
the order of $13 million, the creation of approximately 176 local ongoing jobs, plus another 109 jobs
through the multiplier effect, and 100 direct and 88 indirect local construction-related jobs during the
centre’s development phase.

It will act as a catalyst for development within the wider business precinct as per the
recommendations of the Corio Norlane Structure Plan.

It will improve competition within the home improvement market through the development of the site
for restricted retail/trade supplies to respond to an identified demand in the market.
6.3
BUILT FORM AND LAYOUT
Careful consideration has been given to the concept and design of the Masters Home Improvement
Store, and all proposed stores (30 stores will be rolled out stores in Victoria within a 5 year timeframe) will
adhere to a similar formulated building layout, form, and architectural styling. This will serve to reinforce
the Masters retail concept in the market place and establish customer familiarity.
The development of the site for a Masters store will sit comfortably within the context of the surrounding
land uses and will help activate this prominent corner within the proposed new business precinct. The
development of this underutilised site will provide an appropriate gateway treatment to Corio through a
considered design response. The maximum ridgeline height of the proposed Masters building will be
9.57 metres with the entrance feature up to 13 metres in height. The restricted retail tenancies will have a
ridgeline height of approximately 8.075 metres. These heights will sit comfortably within the topography
of the site with the buildings being located towards the corner of the site that adjoins the raised sections
of the Geelong Ring Road and Bacchus Marsh Road and the acoustic walls along the Geelong Ring
Road. The height of these features above ground level will provide a backdrop for the buildings that will
assist them to integrate with the landscape.
The business precinct proposed for this location in the Corio Norlane Structure Plan envisions the
development of restricted retail premises, indicating that it is anticipated that larger buildings will be
developed on the site. The existing streetscape character surrounding the subject site is generally
undeveloped, with the surrounding land also being vacant. The newly constructed sections of the
Geelong Ring Road and Bacchus Marsh Road are yet to be substantially landscaped, although the draft
Structure Plan seeks to develop Bacchus Marsh Road as a local community green street. In this regard,
the proposed development will make a positive contribution to the emerging character surrounding the
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site with the provision of well-designed buildings and landscaped frontages to the Geelong Ring Road,
Bacchus Marsh Road, and the new accessway.
The built form and layout of the proposed development seeks to provide a viable, efficient and attractive
retail offer on the subject site. This is achieved through incorporation of the following design objectives
and principles:

ESD principles are employed where possible, particularly noting the ability for rain water harvesting
and reuse.

Varying textures, surface treatments and architectural elements are employed, to provide relief in the
façade.

Considerable landscaping is incorporated throughout the development to soften the visual impact of
the built form.

The car parking layout is designed to enable easy navigation and vehicle circulation routes.

A separation is provided between customer and service vehicles, with the use of a rear service
vehicle road network.
In light of the above, the built form of the proposed development represents an appropriate layout for the
site through a considered design approach.
6.4
AMENITY CONSIDERATIONS
Given the proximity of the subject site to existing and potential future residential properties to the east and
south, an Environmental Noise Assessment has been undertaken by SLR Global Environmental
Solutions and peer reviewed by Marshall Day Acoustics (refer to Appendix I) in order to determine
potential noise amenity impacts and mitigation measures needed. The Marshall Day report concludes that
s report concludes that if the following recommended barrier and noise control treatments are provided
that control of noise to the adjoining current and future uses can be achieved:

3 metre high noise barriers will be installed along the eastern boundary to protect the existing
dwellings. Once the Masters store and associated individual tenancies are fully operational, noise
surveys will be undertaken. The developer of the adjoining allotment has undertaken to incorporate
any additional noise measures required through the subdivision and design process.

Deliveries to the loading areas of the Masters stores and the restricted retail premises will occur
between the following hours:

Monday to Friday: 7.00am to 10.00pm

Saturday: 7.00am to 10.00pm

Sunday: 9.00am to 10.00pm

Public Holidays: 9.00am to 10.00pm
It is not expected that there will be any impact to the potential future residential properties to the east from
light spill. No further amenity impacts have been identified.
6.5
VEGETATION AND LANDSCAPING
The site is located within the Environmental Significance Overlay – Schedule 4, which relates to
grasslands within the Werribee Plains Hinterland. The Vegetation and Net Gain Assessment attached as
Appendix J concludes that the subject site contains exotic vegetation only, and therefore ES04 does not
apply. To this end, the removal of the overlay is sought. We note that the current landowner sought the
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deletion of this overlay through a submission to Planning Scheme Amendment C243. However, the
Panel did not support this as the proposed deletion was not exhibited, and noted that the Masters
rezoning “may provide a more logical opportunity to address this matter”.
The landscape plan prepared by Urbis for the site has been designed to provide landscaping that has a
high tolerance to drought, is low maintenance and will provide a green and ‘softened appearance’ to the
site. With this in mind, the landscape concept plans will contribute to the delivery of a pleasant and
attractive public realm and overall development, noting the following:

Significant landscaped areas around the boundaries of the site will provide a green setting for the
development.

The car park contains varied planting within the car park aisles with contrasting species used to
delineate the pedestrian accessway.

The planting of shade trees with tough underplanting within the car park area to provide a green
canopy and shade for the car park and pedestrian footpaths.

The alternate tree planting will create visual interest along all road frontages.

Water sensitive urban design has been utilised to capture water run-off and to irrigate landscaping.

The planting of canopy trees adjacent to the boundary will help to soften the visual impact of the
proposed built form.
6.6
FLOODING AND DRAINAGE
The site falls within the catchment investigated as part of Council’s Kosciusko Avenue Main Drain
Catchment Drainage / Flood Study. To this end, a Flood Impact Assessment has been prepared by BMT
WBM, who also prepared the aforementioned document for Council. The Flood Impact Assessment
concludes that the proposed floodway is a feasible solution for flooding issues, subject to further detailed
design.
6.7
TRAFFIC AND CAR PARKING
6.7.1
ACCESS FOR PEDESTRIANS AND CUSTOMER VEHICLES
The primary access to the site will be from a new signalised intersection off Bacchus Marsh Road.
The following aspects of the design response will provide for safe vehicle movement and amenity to and
within the site:

There are limited opportunities for vehicular conflict between the delivery and customer vehicles given
the provision of a separate service road and the location of the loading area at the rear of the site.

The car park provides a logical design outcome with clear view lines and access to car parks.

The landscape plan has ensured that planting is provided within the site to provide a green edge but
also ensures that sightlines are not compromised.
The following aspects of the design response will support good pedestrian and cycle movement and
amenity to and within the site.

Pedestrian crossings designed into the internal access layout.

A pedestrian accessway is provided to Bacchus Marsh Road.
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
Canopy vegetation is to be planted along the internal pedestrian accessways to contribute to the
pedestrian environment.

Footpaths are provided along the edge of the store within the site.

Bicycle parking is provided on the site for staff and shoppers in a number of locations.
6.7.2
CAR AND BICYCLE PARKING
Pursuant to car parking requirements contained in Clause 52.06-1 a total of 419 car parking spaces plus
454.9sqm of land for car parking are required to be provided for the Masters store and restricted retail
tenancies. As such the 487 parking spaces provided will be capable of meeting this peak demand.
Application of the bicycle parking rates within Clause 52.34 results in a requirement for 51 spaces,
comprising 23 spaces for employees and 28 spaces for visitors. 48 employee spaces and 30 customer
spaces are provided.
The provision of four rather than eight showers for staff is considered sufficient to cater for the needs of
staff who choose to cycle to the site.
Refer to the Traffic Impact Assessment prepared by GTA Consultants at Appendix E.
6.7.3
TRAFFIC GENERATION
Peak traffic generated for restricted retail uses generally occurs on Saturdays, approximately during the
lunch time period. Traffic generated on Friday afternoons is also considered critical as it coincides with
commuter peak periods.
The report by GTA Consultants concludes the following in relation to traffic generation:

The proposed development is anticipated to generate 798 vehicle movements during the Friday PM
peak hour and 1,350 vehicle movements during the Saturday Midday peak hour.

The proposed site access signalised intersection on Bacchus Marsh Road has been appropriately
designed to accommodate the existing and proposed development peak hour traffic volumes. The
design also considers the traffic volumes from the future development of the pad site for [other uses
such as a] convenience restaurant...

Against existing traffic volumes in the vicinity of the subject site, the additional traffic generated by the
proposed development could not be expected to compromise the safety or function of the surrounding
road network.
Refer to the Traffic Impact Assessment prepared by GTA Consultants at Appendix E.
6.7.4
ACCESS FOR DELIVERY VEHICLES
Loading is anticipated to occur from a variety of commercial vehicles, including semi-trailers. The
separation of the loading activities from the customer entrances to the buildings will reduce the potential
for conflicts to occur between delivery and shopper vehicles.
The proposed development is not expected to have any negative impacts on the surrounds in terms of
traffic generation, loading and unloading of commercial vehicles, pedestrian connectivity or availability of
car parking.
Refer to the Traffic Impact Assessment prepared by GTA Consultants at Appendix E.
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6.8
SIGNAGE
There are a number of signs proposed within the site, which are important to provide adequate business
identification of the site, promote the features of the store, and ensure that customers are provided with
adequate direction as to the layout of the site. The Particular Provisions within Clause 52.05-3 of the
Great Geelong Planning Scheme outline a number of decision guidelines that are relevant to the
assessment of signage proposals.
The following assessment responds to these decision guidelines and explains how the signs proposed
have been sited and designed to minimise impacts on the character of the area.
The area features a range of land uses with the MC Herd Abattoir to the west, proposed business
activities to the south, vacant land to the east that is earmarked for potential future residential
development, and the Geelong Ring Road to the north. In this context, the proposed signage is
considered to be broadly in keeping with the mixed use character of the area that includes some larger
structures such as the abattoir and the raised Geelong Ring Road / Bacchus Marsh Road interchange,
and while there is little existing surrounding signage, it is commensurate with the scale of built form
proposed.
In support of the proposed signage package, a brief response to the relevant decision guidelines is
outlined below.
Impacts on views and vistas:

The proposed signage will not compromise any views or vistas of the surrounding area.

The proposed standalone wall sign adjacent to the Geelong Ring Road and the pylon sign adjacent to
Bacchus Marsh Road are not of an unreasonable scale given the sheer size of the development and
the role of these roads as major arterials that function as important entry roads for Geelong.
The relationship to streetscape setting or landscape:

The proposed signage has been carefully streamlined so as to avoid the appearance of visual
disorder when the site is viewed from the public realm or the streetscapes.

The direction signs proposed are located within the subject site and will have relatively low levels of
visibility from the Geelong Ring Road and Bacchus Marsh Road. The direction signs will not
contribute to any signage clutter, and not result in any adverse impacts to the streetscape setting.
The relationship to the site and building:

The site is large and is capable of supporting the amount of signage proposed. The proposed
Masters Home Improvement store has a floor area of some 13,701 sqm, and the amount of signage
proposed is of a proportionate scale.

The proposed pylon sign will sit comfortably within the setting of the proposed Masters Home
Improvement store, and will therefore be absorbed into the built form which will characterise the site.
The impact of structures associated with the sign:

The structures supporting the proposed Geelong Ring Road wall sign and the 12 metre high pylon
sign are considered to be appropriate given the large scale of the site, and the need to identify the
Masters Home Improvement Store from long range views on Geelong Ring Road and Bacchus Marsh
Road.
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The impact of any illumination:

The proposed Geelong Ring Road wall sign and pylon sign are proposed with an acceptable level of
illumination that allows for the Masters store to be easily identified, whilst not resulting in any traffic
hazards for motorists traveling along Geelong Ring Road and Bacchus Marsh Road.

The proposed Masters business identification sign will also be illuminated, but given it is located on
the face of the approved Masters store, at a considerable distance away from the Geelong Ring Road
and Bacchus Marsh Road, it is unlikely to have any adverse amenity impacts on the area, nor impact
on the safety of passing motorists.
The impact of any logo box associated with the sign:
There are no logo boxes associated with the proposed signage.
The need for identification and the opportunities for adequate identification on the site or locality:

The proposed business identification, pylon, and promotional signage is necessary to support the
commercial viability and operation of the approved Masters Home Improvement store.

The proposed direction signs within the Masters site are essential to ensure that the site has a high
level of legibility, and provides the necessary direction for future customers.

The direction signs will assist in ensuring that the features of the site, e.g. (accessible parking spaces
or trailer parking) are easily identified by future customers, making the site user friendly and legible
for customers.
The impact on road safety:

The proposed illumination of the pylon sign has been designed with appropriate LUX levels to ensure
it does not impact on the safety of motorists travelling along Geelong Ring Road and Bacchus Marsh
Road.

The proposed illuminated business identification signs will be fixed to the approved Masters building,
are of a reasonable level of illumination, and will not result in any potential traffic hazards.

The business identification signs are designed so that they are clearly distinguishable from any traffic
signals within the area.
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7
Conclusions
The assessment provided in this report has determined that the application for a planning scheme
amendment and a home improvement retailing on the subject site accords with key policy drivers and will
provide a community benefit. The proposal has been designed following an analysis of the opportunities
and constraints of the site. It is considered that the proposed development is appropriate for the following
reasons:

The proposal demonstrates a high level of consistency with the provisions of the Geelong Planning
Scheme, the proposed Corio Norlane Structure Plan and the State Planning Policy Framework.

The proposed home improvement retailing development will improve the presentation of a currently
underutilised site, contributing positively to the public realm.

The layout and design of the proposal responds to the opportunities of the site, taking into
consideration the character and scale of the area and surrounding properties.

The built form will be sufficiently setback from street frontages so as to reduce visual impact of its
scale and bulk to provide opportunities for landscaping within the car park and setback area.

The proposal incorporates a range of building materials and finishes which will provide an overall built
form that will blend in with the surrounding low scale built form surrounding the site.

The landscaping proposed is indigenous to the area, and will serve to improve visual amenity along
the Geelong Ring Road and Bacchus Marsh Road, provide relief within the car parking areas, and
respond to the existing landscape rural character of the surrounding area.

The proposed access and car parking strategy, and in particular the separation of service vehicles
from customer access points, will help support safe and easy vehicle circulation, with minimal impact
on the surrounding street network.

Pedestrian and cycling facilities have been provided to encourage the use of alternative modes of
transport.

The proposed traffic, car parking a loading arrangements are considered to be appropriate and have
been reviewed by GTA Consultants.

Signage proposed is considered appropriate given the scale of proposed built form and surrounding
land uses. Signage will be appropriately setback from site boundaries so as to prevent any visual
safety concerns.

The proposed direction signs are necessary due to the size of the site, and the need to provide future
customers and delivery personnel with clear direction to the layout of the site, for the purposes of
efficiency and functionality.

The proposed car parking spaces on site will adequately cater for any peak demands generated by
the proposed development.

The proposed planning scheme amendment will provide for the development to occur in accordance
with the Corio Norlane Structure Plan.

The proposed drainage treatment will provide adequate mitigation of flooding impacts.
For the reasons outlined within this report and the accompanying documentation, and having regard to
the State and Local Planning Policy Framework, including Council’s Municipal Strategic Statement, local
planning policies and strategic policies, we consider the proposal has merit and should be supported by
Council.
30
CONCLUSIONS
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