Township Approaches Planning Controls and Guidelines Study ... · approaches into the Mansfield Township. The project is focused on the four main approaches into Mansfield Township

MANSFIELDMansfield Shire Council 33 Highett Street, MansfieldPrivate Bag 1000, Mansfield VIC 3724 t (03) 5775 8555 e [email protected] w www.mansfield.vic.gov.au

BACKGROUND SUMMARY REPORTSEPTEMBER 2017

Township Approaches Planning Controls and Guidelines Study

DRAFT

2

Quality Assurance Report Card

Project Name 0317-0174 01 R001-1 Mansfield Township Approaches_DRAFT Rev 17

Document Number R001

Revision (See below) 02

Prepared By Danielle McCann

Reviewed By Michael Natoli

Approved By Michael Natoli

Date of Issue Thursday 14 September 2017

3Thursday 14 September 2017

Contents

01 Introduction 4

1.1 Why prepare Planning Controls and Guidelines for the Mansfield Township? 4

1.2 The Project Team 4

1.3 Project Process 5

1.4 Purpose of this Report 5

1.5 The Study Area 6

02 Context Analysis 8

2.1 Physical Context 8

2.2 History 10

2.3 Key Influencing Documents 12

2.4 Planning Scheme Implementation Approach 23

03 Community Consultation 24

3.1 Community Consultation 24

04 Analysis / Issues and Opportunities 27

4.1 Maroondah Highway 27

4.2 Mount Buller Road 35

4.3 Midland Highway 44

4.4 Mansfield - Whitfield Road 51

4.5 Summary of Opportunities and Constraints 58

4.6 Other Ideas / Opportunities 60

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01 INTRODUCTION 1. Introduction

1.1 Why prepare Planning Controls and Guidelines for the Mansfield Township?

The Township Approaches Study provides the opportunity to develop built form and landscape guidelines to ensure appropriate design outcomes along approaches into the Mansfield Township.

The project is focused on the four main approaches into Mansfield Township (refer Figure 2). Broadly the project involves:

■ Review of the current planning controls relevant to the four township approaches; and

■ Development of guidelines for built form and landscaping along the four approaches into the Mansfield Township.

The guidelines aim to ensure that the future design of developments and subdivisions along the four approaches contribute to an attractive, inviting and memorable entry experience for residents, businesses and visitors.

The guidelines consider the look and function of adjacent land uses and how they should respond to the character of the approaches, the local environment and the surrounding context.

The objectives of the Guidelines are:

■ To identify the preferred future character of the four township approaches.

■ To ensure future development makes a positive impact on the amenity and environment along the township approaches.

■ To ensure future development along the four township approaches have regard to their local context and reinforces the valued character of the township.

■ To clearly define township approaches through built form and landscaping treatments within the private realm.

■ To provide clear, logical and useful guidelines for all - including developers, residents, Council officers and Councillors.

1.2 The Project TeamThis project is being undertaken by Mansfield Shire Council in conjunction with specialist consultants.

The project team includes:

1. Mansfield Shire Council;

2. Tract Consultants - Lead Consultant / Urban Design / Landscape / Planning; and

3. The Mansfield community.

Botanic Park along Mansfield - Whitfield Road


May - July 2017

Develop draft planning control recommendations and guidelines.

Background Research / Issues and Opportunities

April - May 2017

Vision and Key Objectives

May 2017

Draft Planning Controls and Guideline Study

Finalise Planning Controls and

Guideline Study

2 3 4

Analysis and investigations to understand the key issues and opportunities associated with the four identified entries into Mansfield.

Develop a vision and strategic objectives for the guidelines.

August 2017

Finalising the planning control recommendations and guidelines.

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1.3 Project ProcessThe Mansfield Township Approaches Planning Controls and Guideline Study is running throughout 2017, and is made up of the following stages;

Findings from Stage 1 will inform the vision and key objectives.

Findings from Stage 2 will inform the draft guideline study.

Findings from Stage 3 will inform the final guideline study.

Stage 1 Consultation Information Gathering

Stage 2 Consultation Feedback on the draft guideline study.

1.4 Purpose of this ReportThis Background Summary Report has been prepared to document the issues and opportunities along the four approaches into the Mansfield Township, focusing on the private realm. This report synthesises the background research, site analysis, and consultation undertaken by the project team.

The preparation of this report will enable the project team to prepare design and development guidelines that have considered the existing context of the approaches, and takes into account the requirements and views of landowners and residents.

Figure 1 Project process diagram

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0317-0174 01 R001-1 Mansfield Township Approaches_DRAFT Rev 17

Figure 2 Township Approaches

MOUNT. BULLER

MANSFIELD RACECOURSE

MERRIJIG

SAWMILL SETTLEMENT

MA

RO

ON

DA

H H

IGH

WA

Y

MIDLAND HIGHWAY

WITHERS LANE

MANSFIELD - WHITFIELD ROAD

MO

UN

T BULLER RO

AD

VISITOR INFORMATION

MANSFIELD SHOWGROUNDS

MANSFIELD BOTANIC PARKMANSFIELD RACECOURSE

1

3

4

MANSFIELD GOLF CLUB

2

1.5 The Study AreaThe study area incorporates the four main approaches into the Mansfield township which include:

1. Maroondah Highway (west);

2. Mount Buller Road (east);

3. Midland Highway (north); and

4. Mansfield Whitfield Road (north).

These approaches are identified below.


DELATITE

PIRIES

BOOROLITE

HOWQUA HILLS

HOWES CREEK ROAD

KIDSTON PARADE

HIGHTON LANE

MANSFIELD - WOODS POINT ROADPOLLARD ROAD LOYOLA BUSHLAND RESERVE

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02 CONTEXT ANALYSIS

2.1 Physical ContextMansfield is a thriving rural town situated approximately 180kms north east of Melbourne. The largest town within the Mansfield Shire, it provides a range of civic, business, retail, education and community services for residents within the township and for nearby communities.

Tourism is a major contributor to the local economy. Mansfield’s unique location within Victoria’s High Country and its close proximity to natural environmental features attracts visitors to or through the town all year round.

Mount Buller and Mount Stirling form part of the Victorian Alps. Mansfield provides a gateway for visitors travelling to both and offers a range of accommodation and commercial services to cater for their needs. The surrounding hills also afford Mansfield with spectacular views, providing a distinct visual character highly valued by the local community.

Mansfield is the centre of a large primary production area. As such, agricultural land forms a distinct part of the surrounding landscape.

The four approaches in the township are also the major transport routes within Mansfield Shire. These provide connections to the Hume Freeway and Melbourne, as well as to Benalla and Wangaratta.

While railway services once operated between Mansfield and Tallarook, the last passenger service ran in 1977. The former railway line reserve now provides the location for the Great Victorian Rail Trail. This provides walking and cycling connections into Mansfield and offers an alternative arrival experience.

Other key features within Mansfield relevant to the four approaches include the Mansfield Botanic Park, Mansfield Golf Course, Mansfield Mullum Wetlands, Railway Station, The Visitor Information Centre, Mansfield Race Course, Fords Creek, existing River Red Gums and the distinct median along Highett and High Street.

What implications does this have for the study?The relationship between the surrounding landscape, hills and agricultural land and the approaches are an important aspect of their existing character. There is the opportunity to strengthen this relationship through the retention and enhancement of key view lines and through the use of materials and plant species that reflect the local landscape.

The four approaches also play an important role in the visitor experience of Mansfield. They provide the ‘first impression’ of Mansfield as a place and a community and encourage visitors to stop and explore. Given tourism is a major contributor to the local economy, it is important that the approaches are attractive and reflect the local character and charm of Mansfield.

As is often the case along key approaches, signage and industrial and business uses also want to be located here to capture the attention of passers by. It is important to ensure that these do not negatively impact the appearance of the four approaches.

Mansfield Post Office, date unknown

2. Context Analysis


Mansfield Botanic Park Fords Creek

Mansfield Railway Station

High Street / Maroondah Highway looking east towards Mount Buller

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2.2 HistoryMansfield has a unique and colourful history influenced by the traditional owners of the land, the early settlers, farming, the gold rush, bushrangers, timber mills and more recently the ski resorts.

Before European settlement, the area, now known as Mansfield, was inhabited by the Taungurung people. The surrounding natural features including rivers, creek, tributaries and floodplains provided access to an abundance of resources including fish and wildlife.

The first European settlers came in search of good grazing land during the squatting boom of the late 1830’s. In 1851 the township was surveyed and four large pastoral runs were established including Mount Battery Run, Maindample Run, Banumum Run and Loyola Run. The runs were separated by two cross sections, High Street and Highett Street, which were laid out to allow the turning for horse and bullock wagons.

Originally known as Mount Battery its name was changed to Mansfield in 1856, allegedly in reference to Mansfield near Sherwood Forest, Nottinghamshire, England, following a suggestion from the local stationmaster who had fond memories of his time there.

The history of the mountain cattlemen is central to Mansfield’s identity. Generations of local farming families drove cattle into the Australian Alps during the summer months. Some of the cattlemen’s huts remain in the area today.

Mansfield and its surrounds also feature strongly in the story of Australia’s most famous bushranger, Ned Kelly. The Kelly Tree at Stringybark Creek, near Tolmie is the site of the gun battle that occurred between the police and the Kelly Gang. The graves of the three slain policemen are located at Mansfield Cemetery, while a Memorial to Police commemorates this history and is located in the centre of the town’s roundabout.

The settlement of Mansfield is also intrinsically linked to key historic industries such as gold, timber harvesting and farming. Evidence of these past activities can be seen in the landscape, in particular, the station precinct site located along the northern side of Maroondah Highway.

In more recent times tourism has become a key source of business in the region. The first chalet was built on Mount Buller in 1929, with the development of a ski resort following over the subsequent 20 years. The ski resort continues to attract visitors to Mansfield and Mount Buller today.

What implications does this have for the study?

Heritage is an important aspect of local character and identity of Mansfield. It is unique and authentic, provides a connection to the past and can enrich a community’s appreciation and experience of a place.

There are opportunities to celebrate the unique heritage of Mansfield by ensuring adjacent uses respond sensitively to heritage places and/ or through the use of materials that reflect the historic qualities of Mansfield.


View along High Street towards Tavistock House, circa 1914. Memorial to Police located at the intersection of High and Highett Street, circa 1899.

Median along High Street, circa 1920-1954.

Views along High Street / Maroondah Highway looking west towards the Highett Street intersection, circa 1920-1954.

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2.3 Key Influencing DocumentsA number of planning policies, studies and projects currently exist for Mansfield relevant to the four township approaches. These include:

2.3.1 Local Planning Policy Framework

Clause 21.04 Heritage and Character

This clause specifies that linear development along the major routes into and out of the Mansfield Township should be sensitive to the role that the town plays as an ‘Alpine Approach’. Specifically, development of land along the Maroondah Highway on the western entry into town should be designed in such a way that the ‘gateway’ to the Alpine areas is promoted and themed so it becomes obvious to locals and visitors that Mansfield Township has embraced its heritage and capitalised on its attractiveness.

Development along the Mount Buller Road on the eastern side of Mansfield Township should also retain these themes; however, it is acknowledged that the northern side of Mount Buller Road is the preferred linear corridor for business, commercial, mixed use and service industry development.

The clause recognises that development along the approaches to Mount Buller and Mount Stirling should maintain high visual amenity.

Relevant objectives to the township approaches include:

■ To ensure development and advertising signs are sensitive to the role of the Alpine approaches as gateways to Mansfield Township and the Alps.

Clause 21.05 Environmental and Natural Resource Values

This clause recognises that the alpine vistas to Mount Buller and Mount Stirling are of state significance and require protection from inappropriate development. Further, the scenic value of the foothills, valleys and cleared grazing country is a characteristic of the district and of intrinsic importance to the landscape.

The clause aims to protect the environmental and landscape significance of the broader alpine approach areas. Specifically it aims to protect significant landscape features, large old trees, visually significant ridges and view corridors of the Shire.


2.3.2 Planning Zones

The following zones are relevant to the four township approaches:

Road Zone - Category 1

Road Zone Category 1 identifies significant roads and apply to all four approaches including Maroondah Highway, Mount Buller Road, Midland Highway and Mansfield - Whitfield Road. This zone indicates that these roads are also under the management of VicRoads. The zone includes conditions regarding the use of advertising signage within the road reserve but refers to adjacent land zoning for conditions regarding advertising signage within private land.

The zone requires a permit to display advertising signs over or within 600mm of the road formation.

Figure 3 Planning Zones

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General Residential Zone (GRZ) - The GRZ has been applied to residential areas generally between Dead Horse Lane to the north, Stoneleigh Road and Monkey Gully Road to the south, Fords Creek to the east and Kidston Parade and Stock Route to the west.

This purpose of the zone is to ensure development respects and preserves neighbourhood character while encouraging a diversity of housing types and housing growth in well located areas. Non residential uses which serve local community needs are also permitted in appropriate locations.

Low Density Residential Zone (LDRZ) - The LDRZ applies to pockets the north-west, north-east and south-west of the township, along Mansfield - Whitfield Road, closer to the town centre along Mansfield - Whitfield Road, to the south west along Maroondah Highway and to the east of Stock Route. LDRZ provides for low-density residential development on lots which, in the absence of reticulated sewerage, can treat and retain all wastewater. Lots in this zone are generally a minimum of 0.4ha.

Farming Zone (FZ) - The FZ generally applies to areas outside the township boundary, although there are areas of farming within the township to the north-west of the town, near Dead Horse Lane.

The purpose of the zone is to encourage the retention of productive agricultural land and retention of employment and population to suppport rural communities, whilst ensuring non-agricultural uses such as dwellings do not affect the use of land for agriculture. Much of this area is identified in the Mansfield Structure Plan as requiring further investigation for industrial based uses.

Industrial 1 Zone (IN1Z) - Areas of IN1Z are dispersed throughout the township. Key pockets are located along Dead Horse Lane between Midland Highway and Mansfield - Whitfield Road, south of Mount Buller Road towards the town entry, south of Lakins Road and along Stock Route, to the south along Monkey Gully Road and to the west of the town centre.

This zone provides for manufacturing industry, the storage and distribution of goods and associated uses in a manner which does not affect the safety and amenity of local communities.

Mixed Use Zone (MUZ) - The MUZ has been applied to a small group of properties at the corner of Mount Buller Road and Greenvale Lane, along Cheney Street leading into the town centre, north of Maroondah Highway and other small pockets within the town centre. The MUZ seeks to provide for a range of residential, commercial, industrial and other uses which complement the mixed-use function of the locality. It also provides for housing at higher densities.

Urban Floodway Zone (UFZ) - Applies to low lying areas along Fords Creek. The purpose of this zone is to identify and protect waterways, major flood paths, drainage depressions and high hazard areas within urban areas which have the greatest risk and frequency of being affected by flooding.

Public Use Zone (PUZ) - Applies to various properties throughout Mansfield including schools, the hospital, the water treatment plant and the waste water treatment plant. It recognises public land for use as public utility and community services and facilities. Only the waste water treatment plant has an interface to a township approach.

Public Park and Recreation Zone (PPRZ) - Applies to scattered open space reserves throughout Mansfield. It generally identifies and protects public recreation and open space. It is applied to Mullum Wetlands, Mansfield Visitor Information Centre, part of the Great Vicotrian Rail Trail, the Showgrounds, Lords Reserve and Recreation Reserve and Mansfield Race Course.

Commercial 1 Zone (C1Z) - The main C1Z area is located along Maroondah Highway and extends from the Golf Course in the west and Botanic Park to the east. C1Z seeks to create vibrant mixed-use commercial centres for retail, office, business, entertainment and community uses, with residential uses at complementary densities.

Commercial 2 (C2Z) Zone - The C2Z has been applied to land along Mount Buller Road which lies between Greenvale Lane and Reardon Lane. C2Z encourages offices, appropriate manufacturing and industries, bulky goods and other retailing, with associated business and commercial services.


2.3.3 Planning Overlays

The following overlays are relevant to the four township approaches:

Clause 42.03 Significant Landscape Overlay – Schedule 1 (Alpine Approach Significant Landscape Area)

This clause aims to identify and protect the visual values of the state significant landscape on the approaches to the surrounding hills. In particular, it seeks to protect the short and long distance views of Mount Buller from Mount Buller Road approach roads and public viewpoints. The overlay requires that all proposed developments must be of muted tones and constructed in non-reflective materials, to the satisfaction of the Responsible Authority.

Clause 42.01 Environmental Significance Overlay – Schedule 1 (Lake Eildon Catchment)

This clause applies to the catchment for Lake Eildon and aims to protect this area to ensure that it remains attractive to residents and visitors and that land use and development are not detrimental to the quality of water on the catchment. This overlay applies to land to the south of the Maroondah Highway approach.

Figure 4 Planning Overlays - Landscape and Environment

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Clause 45.03 Environmental Audit Overlay

This clause identifies potentially contaminated land and aims to ensure appropriate audits are undertaken before sensitive uses as residential, child care or school uses are placed on the site. An Environmental Audit applies to the Saw Mill site along the Maroondah Highway approach. This area was associated with the past timber harvesting activities in the area and has been identified as being potentially contaminated.

Clause 43.04 Development Plan Overlay – Schedule 1-4 (General Residential Zone and Mixed Use Zone, Low Density Residential Zone, Rural Living Zone, Southern Side of High Street)

This Clause identifies areas which require the form and conditions of the future use and development to be shown on a development plan before a permit can be granted to use or develop the land.

Different schedules provide guidance for specific land use outcomes, which have to be generally in accordance with the Development Plan referred to in the Planning Scheme. The objectives and guidelines for each schedule are specific to the zone that applies to each area of land covered by the overlay.

Figure 5 Planning Overlays - Heritage and Built Form


Clause 43.01 Heritage Overlay

This clause applies to heritage places of natural or cultural significance. For Mansfield this includes:

■ H030 - Former Police Stables and Lock-up - Victorian Heritage Register (VHR 1540)

■ HO31 - Former Rail-way Station - Local Significance

■ HO32 - Police Memorial - Victorian Heritage Register (VHR 1538)

■ HO33 - Court House - Victorian Heritage Register (VHR 1474)

This clause aims to conserve and enhance these places and ensure that development does not adversely impact the significance of these places.

Most of the site affected by a Heritage Overlay is located within the town centre and beyond the township approaches extent. That being said, there are opportunities to draw upon the aesthetics of these places and celebrate the heritage of Mansfield.

Clause 43.02 Design and Development Overlay – Schedule 1 (DDO1 Alpine Approaches and Township Gateways)

This overlay ensures that building design, form, height, appearance and scale, complement the adjacent gateway to and from Mansfield, as set out in a number of general and more prescriptive requirements.

The requirements for new buildings within the DDO specify maximum building heights, roof design, and materials and also sets out guidelines for landscaping and advertising signage.

Whilst the DDO applies to a number of properties along the Mount Buller Road and Maroondah Highway approach, many of its requirements, particularly relating to landscaping and signage, have not been addressed and / or enforced.

There is the opportunity to provide clearer and measurable DDO requirements that are easy to understand and enforce.

Clause 44.03 Floodway Overlay

This Clause identifies waterways and major floodpaths and high hazard areas which have the greatest risk and frequency of being affected by flooding. It also ensures that development maintains or improves river and wetland health, waterway protection and flood plain health. It applies to areas along Mount Buller Road, Mansfield - Whitfield Road and Midland Highway adjacent to and nearby to Fords Creek and its tributaries.

Clause 44.03 Land Subject to Inundation Overlay

This Clause identifies land areas affected by the 1 in 100 year flood areas, and ensures that development maintains the free passage and temporary storage of floodwaters. It applies to areas along Mount Buller Road, Mansfield - Whitfield Road and Midland Highway adjacent to and nearby to Fords Creek and its tributaries.

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Figure 6 Planning Overlays - Land Management

Clause 44.06 Bushfire Management Overlay

This Clause ensures that the development of land prioritises the protection of human life and strengthens community resilience to bushfire. It ensures that development is only permitted where the risk to life and property from bushfire can be reduced to an acceptable level. It does not apply to or adjacent to land along the township approaches.

Clause 42.02 Vegetation Protection Overlay

A VPO does not apply to or adjacent to land along the township approaches. This is important to note given the presence of significant vegetation along all entrances and in surrounding agricultural landscapes. This overlay is included in the Mansfield Planning Scheme.


2.3.5 Particular Provisions

The following particular provisions are relevant to the four township approaches:

Clause 52.05 Advertising Signage Controls

Signage Category 1 – Applies to the Commercial 1 and Commercial 2 zone. These areas have the lowest level of limitations. The purpose of this category is:

■ “To provide for identification and promotion signs and signs that add vitality and colour to commercial areas”.

Some signage is as of right, the remainder is permit required. No signage is prohibited.

Signage Category 2 – Applies to the Industrial 1 zone. These areas have low limitation. The purpose of this category is:

■ “To provide for adequate identification signs and signs that are appropriate to office and industrial areas”.

Some signage is as of right, the remainder is permit required. No signs are prohibited.

Signage Category 3 - Applies to Rural Living, Low Density Residential, General Residential and Mixed Use zones. These areas are considered high amenity areas and have some limitations. The purpose of this category is:

■ “To ensure that signs in high-amenity areas are orderly, of good design and do not detract from the appearance of the building on which a sign is displayed or the surrounding area”.

A permit is not required for a bed and breakfast sign, home occupation sign or direction sign. A permit is required for the remainder of signs, otherwise they are prohibited.

Signage Category 4 - Applies to Farming and Urban Floodway zones. These areas have the most restrictive limitations. The purpose of this category is:

■ “To provide for unobtrusive signs in areas requiring strong amenity control”.

A permit is not required for a bed and breakfast sign, home occupation sign or direction sign. A permit is required for business identification sign and floodlit sign. All other signs are prohibited.

Clause 52.06 Car Parking

These provisions provide requirements for the number of car spaces, provision of a car parking plan, design of car spaces and access ways and provisions for variation in the number of spaces required.

Where a use is not specified in the table to the clause, an adequate number of car spaces must be provided to the satisfaction of the responsible authority. The requirements do not apply if there is a parking requirement for the particular use under another clause or in a parking overlay.

Clause 52.07 Loading and Unloading of Vehicles

This clause requires land to be put aside land for loading and unloading commercial vehicles to prevent loss of amenity and adverse effect on traffic flow and road safety. It provides requirements for the area of land to be set aside based on the floor area of commercial and industrial buildings, as well as dimensions for driveways and loading bays.

Clause 52.29 Land adjacent to a Road Zone, Category 1, or a Public Acquisition Overlay for a Category 1 Road

This policy seeks to ensure appropriate access and subdivision of land adjacent to a Road Zone, Category 1, or a Public Acquisition Overlay for a Category 1 Road.

2.3.4 Local Strategies and Plans

Mansfield Township Structure Plan 2015, Mansfield Shire Council

The Mansfield Township Structure Plan 2015 is used to guide future use and development in the town for the next 20 years. The Plan specifies that the primary approaches to the town currently lack coordination from a landscape perspective and would benefit from a coordinated treatment of the streetscapes.

Another important aspect of the Structure Plan in relation to the guideline study is the location of future uses along the approaches. While most of the open space areas will remain, future industrial and residential areas are planned which will have implications on the look and feel of the approaches. It will be important to ensure that future development appropriately addresses and responds the approaches.

Mansfield Shire Council

Mansfield Township Structure Plan 2015

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Mansfield Township Structure Plan 33

13.0 Overall Plan

Racecourse - explore future alternative uses

including possible active playing field location for

Council. Discussion required with government.

MOUNT BULLER ROAD

MAROONDAH HIGHWAY

DEAD HORSE LANEW

ITH

ERS

LAN

E

MALCOLM STREET

VICTORIA STREET

HUNTER STREET

HIGH STREET

LORDSOVAL

RecreationReserve

MAN

SFIE

LD- W

HIT

FIEL

D R

OAD

HIG

HET

T ST

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T

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T ST

REE

T

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STR

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HIG

HTO

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ANE

MT BATTERY ROAD

MONKEY GULLY

ROAD

MANSFIELDGOLF CLUB

BOTANICGARDENS

TennisClub

BEOLITEVILLAGE

*TOWNSHIPGATEWAY

GATEWAY

MANSFIELDSECONDARY

SCHOOL

Additionalplaying

�elds

HIGHTON LANEDEVELOPMENT

PLAN AREAPossible future

subdivision 300-400 lots subject to Council

approval

Possible MDH Site

INDUSTRIALZONING

COMMERCIALZONING

LAN

DSC

APE

BUFF

ER

*

HIGHTONMANOR

BED & BREAKFAST

*Currently RLZConsider medium term rezoning to LDRZ (medium long term)

* GeneralResidentialZone* LDRZ

Development Planapplication for 73 lots

Residentialsubdivisionpotential

Hills

500mBUFFER

ZONE

RetainFarming

Zone

Wetlands

*Currently Farming Zone

MUZHeritage Site

- Railway and Visitors Centre

GRZ

Industrial zoningconflicts with

adjoining residential zones

YenckenHardware

Connectionto Botanic Garden

Creek Crossing

IndustrialZone Land

CouncilDepot

LAKINS ROAD

STO

CK

LAN

E

MANSFIELD WASTE WATER

TREATMENT PLANT

FUTURE HOSPITAL EXPANSION

MUZDevelopment is restricted byEAO, requires contamination

investigation.

Retain

RLZ

**

MIXED USE SITES

SHOWGROUNDS Development Potential

OVERALL PLAN

Township Urban Growth Boundary

Core Retail

Community/ Civic Precinct

Residential development

opportunities

Retain landscape median

Gateway Views

Intersection to be upgraded

Landscape treatment improvement gateway

Future footpath/ shared track

Ultimate heavy vehicle bypass

Education/health Precinct

Potential Mixed Use Sites

Industrial- residential buffer/Interface issues

Landscape buffer

*

“Investigation Area’

“Investigation Area’ *

* *

*

*

Development Guidelines to manage interface, including: setbacks, location of storage areas, vehicle access, landscaping and built form

Investigate rezoning (medium term) to LDRZ.Will require upgrade to Withers Lane and Dead

Horse Lane and buffer zone to sewerage plan

*

*

Significant strategic sites*

GRZPoor configuration reduces development opportunities

DP to be prepared to resolve access constraints & allow further

development opportunites

Existing RLZLong term residential

growth subject to further investigation

Monkey Gully industrial estate

MANSFIELD TOWNSHIP FRAMEWORK PLAN

Kareen Hills EstateFully serviced LDRZ

Low Density Residential

Dead Horse Lane industrial estate

INDZExplore rezoning

to MUZ or Residentialsubject to environmental

considerations

Figure 7 Overall Plan, Mansfield Township Structure Plan, 2015

Mansfield Urban Design Framework, June 2005, Urban Enterprise

The Mansfield Urban Design Framework was developed to provide a plan of the Council’s and community’s vision for the structure and appearance of Mansfield.

In regards to streetscape design, the framework indicates that the Highway approaches leading into the central boulevards of the town lack character, with the key gateways at the town perimeters not being adequately marked. Further, these approaches are now subject to development pressures. The framework aims to ensure that new development along the approaches to town does not dissipate the sense of arrival to Mansfield.

Footpath, Cycle and Bridleway Strategy, January 2017, Mansfield Shire Council

The Footpath, Cycle and Bridleway Strategy identifies the key drivers for footpaths in the Shire, a basis for evaluating projects and details on key projects and initiatives to improve connectivity within the Mansfield Township.

The strategy identified a number of future network connections along the approaches including the provision of a:

■ Concrete path along the eastern side of Chenery Street between Ailsa Street and Hunter Street.

■ Chert path along the northern side of Mount Buller Road between Timothy Lane and Chenery Street.

■ Chert path along the southern side of Maroondah Highway between Link Road and The Farmhouse.

■ Chert path along the eastern side of the Midland Highway between Somerset Street and the Racecourse.

Additionally a recreational trail was proposed along Fords Creek between Greenvale Lane and Dead Horse Lane.


Mansfield Shire Road Strategy, January 2017, Mansfield Shire Council

The Mansfield Shire Road Strategy 2017 provides details on the key priority upgrades proposed to provide substantial improvements to the transport network within Mansfield Shire to satisfy expected demands over the next 25 years.

The Strategy identifies a number of improvements for the township entrances including:

Maroondah Highway

The proposed improvements include:

■ Roundabout at the Maroondah Highway – Kidston Parade – Withers Lane intersection.

■ Flush median and bicycle lane on shoulders between Ultimo St and Kidston Parade.

■ Drainage improvements by upgrading the open channel/swale on both sides of Maroondah Highway with drainage more suited to water sensitive urban design principles.

■ Realign Stock Route to provide better alignment for future access to potential development north of Maroondah Highway.

Midland Highway


■ Roundabout at the Midland Highway – Dead Horse Lane intersection.

■ Flush median and bicycle lane on shoulders between Dead Horse Lane and Fords Creek.

■ Extend walking path from Somerset Crescent to Dead Horse Lane, and construct a pathway on the western side including a boardwalk under the Fords Creek Bridge.

Mansfield - Whitfield Road


■ Roundabout at the Mansfield–Whitfield Road – Dead Horse Lane intersection.

■ Flush median and bicycle lane on shoulders between Dead Horse Lane and Mount Battery Road.

Mount Buller Road


■ Roundabout at Mount Buller Rd – Highton Lane intersection.

■ Intersection widening including auxiliary lanes at Mount Buller Road – Greenvale Lane intersection.

■ Flush median and bicycle lane on shoulders between Chenery St and Greenvale Lane.

■ Provide a walking path on the northern side of Mount Buller Road between Timothy Lane and Chenery Street.

Mansfield Heavy Vehicle

Alternative Routes Planning Study

Final Report

November 2010

Client:

VicRoads

Mansfield Heavy Vehicle – Alternative Routes Planning Study – Final Report, November 2010, CPG

This study identifies the roads that could be designated as preferred routes for heavy vehicles to use to avoid travel through the CBD of the Mansfield Township. The study identifies that Maroondah Highway, Midland Highway, Mount Buller Road and Mansfield-Whitfield Road make up the arterial road network.

Works proposed for the arterial roads include:

■ Provision of turn lanes in Maroondah Highway at Kidston Parade intersection.

■ Seal widening (shoulder sealing) along Maroondah Highway and Midland Highway.

■ Intersection improvements in Midland Highway at Dead Horse Lane.

■ Intersection improvements at Dead Horse Lane and Mansfield-Whitfield Road.

The Heavy Vehicle Bypass was identified as part of the Mansfield Township Structure Plan.

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Urban Street Tree Policy, 21 July 2009, Mansfield Shire Council

The Urban Street Tree Policy provides a management approach for the long and short term future of street trees within the Mansfield Shire.

A key recommendations of the policy includes the management of significant trees in particular the remedial care of the Avenue of Honour along Maroondah Highway. This recommendation notes the need for pruning and dead wooding, and or the planting of alternative species in its place. Since this policy was adopted, Pin Oaks have been planted to replace the former poplars that formed the Avenue of Honour.

The policy also recommended a number of tree species for future planting including Pin Oaks, Golden Ash, Cimmzan Ash, Callistemons and Crepe Myrtles. These species may also be appropriate for future landscape works to reinforce the character along the four approaches.

Areas of Cultural Heritage Sensitivity

Areas of Cultural Heritage Sensitivity aim to recognise, protect and conserve areas relating to aboriginal cultural heritage. In Mansfield these areas are predominately located within 100m of creek corridors such as Fords Creek. A scar tree is also located at the visitor information centre. These are culturally significant and provide a connection to the original inhabitants of Mansfield.

Shire of Mansfield - Stage One Heritage Survey, 12 June 2014-draft

The purpose of the heritage study was to identify, assess and document post-contact places of cultural significance within the townships of Mansfield and Jamieson and to make recommendations for their future conservation.

This includes recommendations for statutory protection, e.g. application of the most appropriate planning control, or inclusion in the Victorian Heritage Register.

The heritage places considered as part of this study, relevant to this study included:

■ Alzburg Comfort Resort (Convent of Mercy and Sacred Heart College), 39 Malcolm Street

■ Commercial Hotel, 83 High Street

■ Davies Building, 47-55 High Street

■ Farmers’ Bank (State Savings Bank), 149 High Street

■ Fire Station, 28 Highett Street

■ Herbert John Goodman Memorial, High Street Median Strip

■ Hotel Delatite, 95-97 High Street

■ Magnolia (Carinya, Amor’s Home), 190 Mt Buller Road

■ Mansfield Hotel, 86 High Street

■ Masonic Hall, 26 Highett Street

■ McKenzie’s Building, 50-52 High Street

■ Mechanics’ Institute and Library, 66 Alisa Street

■ Memorial Trough, High Street Median Strip

■ National Australia Bank Building, 76 High Street

■ Post Office, 90 High Street

■ RSL Hall, 30 Highett Street

■ Samuel Reynolds MD Memorial, High Street Median Strip

■ Sartain Building, 101-111 High Street

■ Saw Dust Kilns, Maroondah Highway

■ Mansfield Men’s Club, 101 High Street

■ Cahn’s Shop, 91 High Street

■ McmIllan’s Store, 23 Highett Street

■ Tavistock House, 1/93 High Street, and

■ War Memorial Gates, Highett Street.

A planning scheme amendment has been sought for a number of these heritages places as part of Amendment C39. This amendment is currently on exhibition.


2.4 Planning Scheme Implementation Approach

The Township Approach guidelines will be a guide in the preparation and assessment of future planning applications for land forming part of each of the identified Township Approach areas. This will require the guidelines to be implemented by appropriate references in the Mansfield Shire Planning Scheme.

There are various options to implement the guidelines into the planning scheme to provide an assessment tool. Importantly, the most appropriate tool needs to be easy to use and understand by the local community, reflect the intent of the Township Approach guidelines and be considered a document with statutory weight for assessment in planning applications (and at VCAT).

Township Approach controls that provide direction for both Council and the community are commonly applied throughout Victorian townships, particularly those that play a significant tourism role for the area. There are a number of ways within the Victorian Planning Provisions that this direction can be provided, including new zoning, application of overlays or introduction of new municipal strategic statements (MSS) or local policy.

On review of other similar townships which are aiming to achieve similar outcomes for township approaches, the following combinations of controls are commonly applied:

■ MSS + Design and Development Overlay + Reference Document

■ MSS + Local Policy + Design and Development Overlay + Reference Document

■ MSS + Local Policy

■ MSS + Reference Document

In other cases where there are significant environmental considerations to be accommodated, overlays such as ESO, SLO, VPO are utilised to protect vegetation or significant view lines and landscapes. We are not aware of any significant landscapes identified around the township approaches and as such, do not recommend these.

2.4.1 Recommended approach

A combination of controls is recommended in order to appropriately implement the findings of the Township Approaches study, provide ease of access for the community and Council, reflect the intent of the guidelines and provide the appropriate level of “weight” in assessment processes. This recommendation includes:

■ MSS + Design and Development Overlay + Reference Document

Mansfield Signage Strategy - Stage 02 Signage Analysis, 11 July 2007

The purpose of the Mansfield Signage Strategy was to put forward recommendations for new signage standards, to assist in signage management and provide guidelines for future signage implementation within Mansfield Shire.

The document outlines a proposed signage system for Mansfield including a suite of signs to replace or combine existing Council signs.

The existing entry / farewell sign along Maroondah Highway (and Midland Highway and Mount Buller Road), is generally consistent with the Signage Strategy and incorporates rammed earth and timber elements. The Signage Strategy also recommended landscape rocks to with edge of the sign to give it more presence but this has not been delivered at this stage.

Stage 2 Design DevelopmentDavid Lancashire Design

11 July 2007Melbourne

Mansfield Signage Strategy Stage 02 Signage Analysis

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03 COMMUNITY CONSULTATION

3.1 Community ConsultationCommunity and stakeholder consultation is an important part of developing the planning controls and guidelines for the four township approaches. Consultation undertaken to date is outlined below.

The Great Victorian Rail Trail located along Maroondah Highway

3.1.1 Consultation Stage One

Engagement Activities

The first stage of engagement was held during May 2017. A number of opportunities were provided for the community to participate. These included:

■ A key stakeholder workshop / open house held between 1:30pm - 3:30pm on the 16th May 2017.

■ A broader workshop / open house held between 5:30pm - 7:30pm on the 16th May 2017.

■ A stall at the Bush Market manned between 9:00am - 12:30pm on the 10th June 2017.

■ A stall outside Marks IGA manned between 9:00am - 12:00pm on the 27th May 2017.

Additionally material from the workshop / open house was made available at the front counter of Council’s Offices during May and June with responses being captured via a feedback form.

Engagement Purpose

The purpose of this stage of engagement was to:

■ Provide an overview of the project.

■ Identify the four township approaches which will be considered as part of this project.

■ Seek initial feedback in order to understand the extent of the township approaches, the positive qualities and opportunities to enhance the four approaches into the Mansfield township.

The feedback received during this first stage of engagement was used to guide the identification of issues and opportunities and will be used to develop initial ideas for the draft planning controls and guidelines.

3. Community Consultation


Improvement Opportunities

A number of opportunities for improving the approaches were also noted including:

■ Implement Council’s Streetscape Policy and provide additional street tree planting along the approaches. It was noted that this needed to be complemented by ongoing maintenance of the trees once established.

■ Provision of lower storey planting to complement street tree planting and add colour and interest within the streetscape.

■ Avoid large architectural / built structures that identify key gateways i.e. arches.

■ Screen unsightly uses including the electricity sub station, industrial uses and Beolite Village (i.e. colourbond fencing, small lots and limited landscaping).

■ Avoid large or bold signage and enhance signage located along approaches alluding to events.

■ Encourage industrial and commercial uses to be located away from approaches.

■ Provide a round about at the intersection of Withers Lane and Maroondah Highway.

■ Clean up uses on the corner Withers Lane.

■ Provision of a rest areas along Midland Highway.

■ Improve the area around Fords Creek Bridge (Midland Highway).

■ Provision of public art along approaches.

■ Generally it was noted that future design along the four township approaches should be simple.

■ Potential for sale yards site to be used for community purposes.

3.1.2 Key Findings

Following the first stage of engagement, the following key themes have emerged:

Valued Elements

The following elements were identified as being valued or appropriate by the community and key stakeholders:

■ Landscape treatment of Visitors Information Centre.

■ The Pin Oaks located along the Maroondah Highway approach, as well as the Golf Course and Mullum Wetlands.

■ Poplars and Plane Tree street tree planting.

■ Wide road reserves and sense of space.

■ Vegetation flanking the approaches, including poplars and plane trees which are attractive, provide a nature corridor for wildlife and cool the street.

■ Views to the surrounding hills are an important part of the entry experience and let people know they are home.

■ The absence of chain fast food outlets and other franchise businesses such as motor dealerships, shopping centres, furniture chain stores, reflects the preference for ‘local, small business’ style shops.

■ The Great Victorian Rail Trail as an important feature for cyclists and walkers either setting out on a journey or arriving for a holiday in Mansfield.

■ Natural uncluttered side verges along Midland Highway that creates a landscaped setting for Fords Creek.

■ Limited signage along the road side (less distractions for drivers).

■ The service road that provides separation between commercial and industrial businesses along Mount Buller Road.

■ Generous setbacks that provide separation between residential homes and the road.

■ Landscaping of some businesses along Mount Buller Road, such as Stephen’s Fine Foods.

■ The Race Course Precinct and the work done by the club.

Community Consultation, May 16, 2017

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■ Provision of parking and associated signage for caravans and extended vehicles and trailers along the approaches.

■ Ensure the Visitors Information Centre is vibrant, combining a variety of services for visitors and locals.

■ Screen and repaint the Yenckens building.

■ Avoid commercial strip’s which generates traffic congestion.

■ Ensure large illuminated signage is avoided.

■ Adopt signage guidelines to protect the approach.

■ Provide additional landscaping around Fords Creek with walking track, picnic areas.

■ Widen Midland Highway bridge crossing over Fords Creek.

■ Provide additional landscaping along Midland Highway.

■ Subdivisions should be set back or serviced by a service road close to town.

■ Ensure the intersection of Dead Horse Lane and Mansfield - Whitfield Road is safe.

■ Widen Mansfield - Whitfield Road to respond to increased traffic.

■ Provide separate bike and pedestrian paths along Midland Highway and Mansfield - Whitfield Road.

■ Improve pedestrian and cyclist access along Mansfield - Whitfied Road to the Botanic Gardens.

■ Improve the transition between densities and land uses.

■ Provide a footpath for pedestrians and mobility carts along Mount Buller Road, as well as dedicated bike lane for safety.

■ Improve the choice of materials along Mount Buller Road.

Community Consultation, May 16, 2017

■ Low lying wetlands area along Mansfield - Whitfield Road, unsuitable for housing, could be developed into an open space area similar to Mullum Wetlands.

■ Provide safe crossing for pedestrians near Highton Lane.

■ Investigate the need for a roundabout at Greenvale Lane when truck bypass develops.

■ Provide areas for visitors and appropriate events to come together or gather information

■ Planting provided to shade pathways.

■ Avoid the commercial, bright signage, flags, franchise branding that marks neighbouring towns such as Shepparton and Wangaratta.

■ Maintain and promote the history of Mansfield i.e. interpretation, public art, visual links to the timber industry.

■ Consider tree and shrub species within streets to ensure they are appropriate to the context.

Elements that reflect the character of Mansfield

Streetscape and historical elements that were considered to reflect the unique character of Mansfield included:

■ Rough woods / timber / red gum, stone, gravel and rammed earth which were considered to celebrate Mansfield’s connection with the high country and alpine region.

■ The median and wide road reserves.

■ A mix of native and exotic tree and plant species. Planting at the Information Centre and the Main Street corners were identified as good examples of this.

■ Historic buildings such as the Railway Station, Courthouse, Post Office, Monument etc.

■ Trees and setbacks flanking township approaches rather than big signage, dealership flags and fast food franchises.

■ Natural features such as Fords Creek, Mullum Wetlands, view to mountains in east and the Paps in the west.

■ Low rise buildings.

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0317-0174 01 R001-1 Mansfield Township Approaches_DRAFT Rev 17 Views to the surrounding landscape along the Midland Highway approach

4.1 Maroondah HighwayMaroondah Highway is the western most entrance into the Mansfield township, offering vast views across the town and towards Mount Buller and the surrounding mountain range in the distance.

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Figure 8 Topographic setting of Maroondah Highway (view looking east)

4.1.1 Overall Experience

Maroondah Highway is the key connection between Melbourne and Mansfield. The changing topography of the approach provides the first sign of the approaching town. A high point along this approach allows for a gentle descent into town, revealing spectacular views to the distant landscape beyond. This approach is flanked by an avenue of Pin Oaks and Poplars set within a wide road reserve.

The Mullum Wetlands are located at the low point of the approach. They provide an introduction to the township that is unique. Significant trees here provide visual interest and scale and are a key characteristics of the approach. Heritage elements are also located within the vicinity of the wetlands but are generally obscured by adjacent vegetation.

4. Analysis / Issues and Opportunities

Pin Oaks located along side of highway

Views east along Maroondah Highway towards Mount Buller

04 ANALYSIS / ISSUES AND OPPORTUNITIES

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Figure 9 Maroondah Highway (west) Approach

The approach extends into town, where a median and commercial built form signifies arrival into the town centre.

Predominately 1-2 storey built form, allows for views to the hills to the east and south, as well as agricultural landscapes to the north. Generous front and side setbacks afford the approach with a spacious character.

Architectural styles are diverse and include an eclectic mix of styles including historic buildings (the Railway Station), older style homes and more recent contemporary developments such as the Visitor Information Centre. There are also a number of commercial buildings with limited articulation and present poorly to the street. Roof forms are typically pitched complementing the aesthetic and forms of the surrounding alpine landscape.

Rammed earth entry signage

Entry signage is located on the north side of the entry and complements the formal Pin Oak planting that lines the descent into town. While the signage is attractive, its modest scale does not provide the visual presence to compete with the dimensions of the wide highway reserve. It also incorporates a number of club and community association badges that make it look cluttered.

Other signage provided along the approach is used for advertising and is typically large, utilises bright bold colours and is visually dominant within the streetscape.

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4.1.2 Typical Cross Section - Existing

The following is an existing cross section along the Maroondah Highway approach. It shows the typical width of the street and its interface with adjacent land uses.

4.1.3 Key Site Experiences

The following provides analysis of key sites / land uses along the Maroondah Highway approach to understand their contribution to the approaches character and arrival experience.

PRECINCT MH - 1

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Figure 10 Maroondah Highway - Typical Cross Section

Farming Uses and Great Bear Log Homes Site

■ The Great Bear Log Homes site is a key site along the approach, signifying entry into the township.

■ The site is scattered with a range of unsightly signage, container storage, sheds and large piles of old building materials.

■ Adjacent farming use and sparse vegetation provide little screening, exposing views to the site. While recent tree planting along the edge of road will over time provide some screening, it is still relatively immature.

■ Opportunity to provide landscaping and mounding to screen unsightly uses along the approach.

■ Opportunity to work with the landowner to clean up the site and locate unsightly uses where they are less visible along the approach.

PRECINCT MH - 1

Farmhouse Child Care Centre, Mansfield Aquatic Centre

■ Located within the Rural Living Zone, the detached and low scale built form, as well as generous setbacks allows for views to the hills to the south.

■ There is the opportunity to maintain these views through the continued use of low scale and generously spaced built form.

■ Tree planting is typically used to define driveway entries and is provided around buildings and along the street edge. Additional planting could be provided to screen other less desirable uses and buildings including car park areas and sheds.

PRECINCT MH - 2

PRECINCT MH - 2

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Beolite Village fronts onto Kidston Parade

Beolite Village signage buffer located along approach

Power Station

■ Located at the corner of Kidston Street, this facility is cluttered with service infrastructure and surrounded by black cyclone fencing topped with razor wire.

■ While partially screened by tree and shrub planting the facility is still visible where there are gaps in the planting.

■ There is the opportunity to provide additional screening along the edge of the power station, however this maybe limited by space and safety requirements. Streetscape planting could be provided to supplement this planting.

Power Station on the corner of Kidston Parade

Mansfield Aquatic Centre and Child Care Centre are well set back from the street.

Beolite Retirement Village

■ Currently under development, with several stages to be constructed.

■ Along the approach, the relatively dense built form and limited tree planting appears suburban in form, particularly in contrast to the agricultural appearance of uses to the west. Additional tree and shrub planting could also be provided within the residential subdivisions to provide visual relief and break up the dense built form.

■ Buffer planting and mounding has been provided along the edge of the street, however this is still immature and lacks trees to provide sufficient screening at this point in time. Tree planting could be incorporated to enhance the impact of this screening.

■ Buffer planting has not been provided along the western edge at this stage. It should however be considered to screen development when travelling into the township from the east.


Mullum Wetlands

■ Located at the low point of the approach, Mullum Wetlands is an attractive linear open space reserve.

■ The site includes a wetland, significant trees, saw dust kilns (heritage items), trails / boardwalk and interpretative signage.

■ The Great Victorian Rail Trail also meanders through the site, along the former railway line. This provides the entry for cyclists and pedestrians entering from the west.

■ Views into the site from the approach are restricted by significant planting.

■ There is the opportunity to reinforce the presence of Mullum Wetlands through the retention of significant trees and the use of native and indigenous planting elsewhere along the approach.

■ There is the opportunity to encourage greater utilisation of Mullum Wetlands by the community and visitors by improving connections and providing wayfinding signage from the Visitor Information Centre to the Great Victorian Rail Trail.

Mullum Wetlands

Residential side/rear fencing addressing the approach

Residential Estate

■ A small established residential estate located along the south side of the approach.

■ Tree and shrub planting help to screen the high colourbond and timber side and rear fencing facing the approach however where planting is not provided or where light fence colours are used, the fencing appears dominant within the streetscape. Additional tree and shrub planting could be provided to ‘fill in the gaps’ and screen fences. Some of this may need to occur within the public realm.

■ While homes are typically obscured by fencing, roofs including solar panels, water tanks and service areas are visible from the road. These services should ideally be located away from key views along the approach.

PRECINCT MH - 3

PRECINCT MH - 4

PRECINCT MH - 4

PRECINCT MH - 3


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SES Mansfield Unit with limited planting within the front setback

Golf Course

■ The Golf Course has a small frontage along the approach, complementing Mullum Wetlands on the opposite side.

■ Shed and storage areas are located along the approach at both ends of the site; however tree and shrub planting partially screen and reduce their visual impact.

SES / Former Sales Yard Site

■ Formerly the site of the former Sales Yard site, the Council owned property is currently used by the SES.

■ The site compromises a large double storey building with large open area to the side and front, which provides for car parking and operational uses.

■ The building is well setback from the street, but appears ‘shed like’ with limited articulation and a large blank wall that presents poorly to the street.

■ While dense planting provides a soft backdrop to the building, the rest of the site is relatively devoid of vegetation. There is the opportunity to enhance front setback landscaping to soften the adjacent building and large open grass areas.

■ Opportunity to redevelop SES / former Sales Yard site to allow for a new appropriate development that complements its high profile location.

Large, bold signage provided at Buller Sports

Views to the open grass areas of the Golf Course

Buller Sports

■ Buller Sports is a large commercial complex with car parking located towards the street.

■ Predominately active for the winter months only, the complex appears dormant / inactive during other seasons. There is the opportunity to work with Buller Sport to investigate alternative uses over the warmer seasons to encourage greater activity and vibrancy of this site.

■ The building is a detached single storey building with some taller elements including roof forms and lanterns. While articulation is used to break up the building mass, large areas of inactive edges present poorly to the street.

■ Street tree planting and mounding partially screens the some of the inactive edges as well as sheds and car park areas, but there are opportunities to provide further screening to hide additional unsightly areas and / or edges.

■ Large, highly visible signage is located at both entrances to the car park areas and along all street facing facades. This signage was approved as part of a VCAT decision. Signage is visually dominant and detracts from views to the Mullum Wetlands opposite.


PRECINCT MH - 5

The Station Precinct

■ The Station Precinct includes the former Railway Station, the Visitor Information Centre and access to the Great Victorian Rail Trail.

■ Currently used by the Mansfield Historical Society views to the Railway Station building are obscured by the generous setback (behind a gravel car park) and landscaping.

■ Landscaping provides an attractive setting for the precinct and softens the car park areas.

■ The Visitor Information Centre is a high quality, contemporary building utilising local materials including rammed earth, colourbond, timber and stone.

■ Unfortunately the rear of the building faces the approach and presents poorly to passers-by. There is the opportunity to improve the appearance of Visitor Information Centre building from the approach through screening of back of house uses and / or through a build form design response.

■ It is understood that the use for a Visitor Information Centre has a limited life span and therefore an alternative use for this building may need to be considered.

Commercial Uses / Yenckens

■ A significant site signifying entry into the town centre.

■ The building is painted in blue, white and grey and addresses Kitchen Street. As such, it provides a bold but inactive edge to the approach streetscape. It will be important to ensure future development actively addresses the approaches and utilises colours that complement the approach character and its landscape setting.

■ Various forms of signage are incorporated including on building, A frames and flags. This signage is large, utilises bold colours and dominates the front of the building. Signage should not dominate the streetscape or associated built form.

Visitor Information Centre car park area and signage

Visitor Information Centre backing onto the highway

Inactive edges provided along approach

PRECINCT MH- 5

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Residential Uses

■ Residential homes here front a service road that runs parallel to the approach.

■ Typically homes have low / transparent front fences and generous side setbacks that create separation between buildings and allow space for landscaping. Maintaining the sense of space will be important for future development along the approach.

Residential homes fronting the street

Auto Electrician located in commercial area opposite the Visitor Information Centre

Motel

■ Set within an established garden, the Motel building and accompanying signage (located at either end of the property) appears tired.

■ There is the opportunity to work with the Motel land owner to improve the appearance of built form and signage.

Commercial Uses

■ A more recent development within this precinct is the commercial uses located opposite the Visitor Information Centre.

■ The ‘shed like’ building of the Auto Electrician has limited articulation. Landscaping located within the front setback lacks impact to compete with the bulky scale of the adjacent built form.

■ While customer parking has been provided within the front setback, this does not appear to be sufficient, with adjacent vacant sites and nature strip areas being utilised for parking. Storage of cars within nature strips and adjacent properties creates an unsightly and cluttered streetscape.

■ Goods, car storage areas and service areas are located to the side of the building and clearly visible from the streetscape.

■ Other commercial sites here are yet to be developed but will require guidance to ensure appropriate design outcomes are provided.

PRECINCT MH - 6

PRECINCT MH- 6

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4.2 Mount Buller RoadThe eastern approach into Mansfield is along Mount Buller Road. The road provides a link between Mount Buller and the Mansfield township. It is characterised by a range of land uses including mixed use, industrial, commercial and rural residential, as well as established residential areas.


Mount Buller Road forms part of the arrival experience from Mount Buller and the alpine region. The experience commences at the corner of Greenvale Lane where the road curves and adjacent residential and commercial uses intensify. Along the north side of the street commercial uses, steel clad commercial buildings and car park and circulation areas are dominant features of the streetscape. Power lines, limited street tree planting and bold and intrusive signage also characterise this edge. This is in contrast to the south side of the street which has a spacious and ‘leafy’ character facilitated by large front and side setbacks and established road side and residential garden planting and large lots.

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Figure 11 Topographic setting of Mount Buller Road (view looking west)

Buildings along the approach are predominately 1-2 storey in height, allowing for intermittent views to local hills to the north and south. Long views towards Mount Buller are provided near the intersection of Greenvale Lane, where the road curves to reveal these views. Architectural styles along the approach are diverse and include older style residential homes and colourbond industrial and commercial premises.

Entry signage is located along the south side of the entry at the corner of Crosbys Lane and Greenvale Lane, with the curvature of the road reinforcing views to the sign. The entry sign sits in front of a backdrop of industrial uses and associated sheds which detract from its landscape setting.

Rammed earth entry signage

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Figure 12 Mount Buller Road (east) Approach


The following is an existing cross section along the Mount Buller Road approach. It shows the typical width of the street, key elements that contribute to the streets appearance and its interfaces with adjacent land uses.

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Figure 13 Mount Buller Road - Typical Cross Section

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The following provides analysis of key sites / land uses along the Mount Buller Road approach to understand their contribution to the approaches character and arrival experience.

Petrol Station

■ Large commercial complex with extensive asphalt circulation areas and petrol bowsers and car parking areas located to the front and side of the building.

■ Steep pitched roof and elevated canopy make the building appear dominant within the streetscape.

■ Street tree and front landscaping could be provided to soften views to the bulky built form and expansive asphalt car park and circulation areas along the approach.

■ Large, highly visible signage is also located at the front of the site and along the front façade of the building.

Ski Hire building, service uses and car parking areas visible from the approach

Bulky petrol built form and signage with little screening

PRECINCT MBR - 1

Ski Hire

■ Significant site located at a key intersection along the approach.

■ Side addressing Mount Buller Road is largely inactive, with service entries and back of house uses offering limited opportunities for engagement.

■ An expansive asphalt car park is provided along the edge of the approach with limited landscaping.

■ The address to Mount Buller Road could be improved by screening unsightly uses or alternatively a built form response.

■ Residential homes set within established gardens provide backdrop to the Ski Hire and contribute to the treed character of the site. These homes are zoned general residential and may be redeveloped for more intensive purposes.

■ Future development of residential uses could provide space for tree planting to maintain the ‘treed’ backdrop, or alternatively additional planting could be provided on site.

■ Signage on the front of the building generally complements that character of the built form.

■ Signage on the side of the building however is bold and less successfully integrated with the built form design. It is important that signage considers the aesthetics and design of a building so that it does not appear intrusive in the streetscape.

■ Freestanding signage is located towards the Highton Lane intersection and at the entry to the second car park. The sign utilises local rock and is an example of how signage can be designed to reflect the local qualities of the site.

PRECINCT MBR-1

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Existing Residential Lot

■ Located at a curve in the road, the site is visually prominent.

■ High, solid colourbond fence (in light green tone) forms the boundary to the residential allotment (approx. 85m along approach and adjacent the intersection) and addresses the approach.

■ Low scale planting screens the bottom half of the fence however the top of the fence is still visible and dominant along approach.

■ There is the opportunity to provide additional, more substantial planting along this edge to soften the appearance of the adjacent fencing.

■ Built form is single storey and largely obscured by tree and shrub planting provided in generous setbacks surrounding the building.

Greenfield Residential Site

■ A large site identified in the Structure Plan for future general residential development.

■ Forming part of the Highton Lane Development Plan the site it is proposed to include medium density lots (350 – 450sq.m), open space and drainage reserves.

■ While the open space and drainage reserve have the potential to provide an attractive edge to the approach, the interface between the approach and medium density lots will need to be carefully considered. Future side and rear fencing along the approach should be minimised.

■ A landscape buffer is proposed in the Development Plan along the interface of Mount Buller Road. The form and character of this buffer is however not articulated.

■ The landscape buffer could include tree and shrub planting where it is required to screen adjacent medium density lots, fencing and /or provide a sense of privacy for residents.

■ A shared path could also be provided along this interface and provide connections along the south side of the street and to the linear open space network proposed as part of the development.

■ The site is currently characterised by modified areas of woodland visible from Mount Buller Road. These contribute to the treed character of the south side of the street and where possible, could be retained.

PRECINCT MBR - 2

Side fencing located along approach with some planting provided

Significant trees and paddocks of proposed greenfield residential development site

PRECINCT MBR-2

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Mansfield Commercial Complex and views to storage areas along the side

Stock pile and storage areas at garden supplies site

Mansfield Commercial Complex

■ Mansfield Commercial Complex is an attached single storey building (factoryette) that provides the location for a range of industrial and commercial businesses.

■ While some articulation is provided in the building through recessed elements and window and door openings, it does not effectively break up the bulk of the building or respond to the predominately detached character of the approach. Future development should respect and complement the detached character and built form grain of the approach.

■ The car park and front setback is devoid of planting. There are opportunities to provide planting along the street edge to soften this car park area and adjacent built form.

■ A proliferation of A-frame signage, flag signs and display items is provided along the edge of the approach, as well as on building frontages. The number of signs make this edge appear cluttered, with much of it being repetitive. Signage should be minimised to avoid visually cluttering the approach.

Mansfield Garden Supplies

■ The front setback is used to store various display items, for material stockpiling, vehicular circulation and car parking.

■ Bulky built form appears ‘shed like’ with limited articulation in form and materials.

■ The site boundary is defined by tall cyclone fencing topped with razor wire. This combined with limited planting exposes views to circulation, loading and stockpiling areas.

■ There is the opportunity to provide tree and shrub planting to screen views to this use along the approach.

■ A proliferation of signage is provided on the boundary fence, as well as A-frame and flag signage along the road and signage on the front of the building. There is the opportunity to minimise signage here so that it does not visually clutter the streetscape.

PRECINCT MBR - 3

Chippys Timber

■ Chippys Timber sides onto the approach, with a driveway providing direct access to the site and storage areas, customer parking and sheds to the side of the main building. Storage areas are partially screened by street tree planting.

■ A simple ‘portable’ building, is partially screened by street tree planting. This minimises its appearance along the approach.

■ A number of free standing signs are located along the front boundary. Typically using muted tones and timbers, these appear tired and are clustered to present as a dominant element in the streetscape.

■ There is the opportunity to work with the landowner of Chippys Timber to improve the appearance of built form and signage along the approach.

PRECINCT MBR-3

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Residential Uses

■ Access to residential lots is provided via a shared driveway with a single entry point onto Mount Buller Road.

■ This shared driveway provides separation between the approach and residential lots and allows for large cypress tree planting along this edge.

■ Low level built form and generous spacing of built form also allows for significant tree and shrub planting enhancing the sense of separation and space along this edge.

■ Front boundaries typically defined by tree and shrub planting, with limited fencing.

■ There is the opportunity to maintain this sense of space through the provision of low level detached built form with generous setbacks and space for landscaping.

PRECINCT MBR - 4

Generous setbacks and open front boundaries of residential lots

Chippys Timber site with trees screening sheds and storage areas

Mob Fit United site with prominent sign and lack of planting

Mob Fit United

■ Mob Fit United site is relatively devoid of vegetation with a large expansive gravel car park located to the side and open grass area to the front.

■ There is an opportunity to soften the car park area through tree and shrub planting along the approach interface.

■ A large freestanding sign is located prominently at the front of the property. The graphics are bold and highly visible and appear dominant in the streetscape.

■ Signage could be integrated with the built form so that it sits more harmoniously within the streetscape.

■ A high chain mesh fence covered with black garden mesh partially screens storage and operational uses to the side and rear of the building.

PRECINCT MBR-4

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Vacant Commercial Site / Mansfield Caravan Park

■ A large vacant land parcel that is currently used as a car park area for adjacent industrial and commercial uses. The site is devoid of vegetation, exposing views to Mansfield Caravan Park to the north. Here the side of the administration building and storage areas are visible from the approach.

■ Future development should provide an engaging and attractive edge to Mount Buller Road.

Vacant Commercial site with Caravan Park reception visible in the background

PRECINCT MBR - 5

PRECINCT MBR-5

Commercial / Industrial Uses

■ While some tree planting is provided within the median, it is immature and lacks visual impact.

■ There is the opportunity to provide additional, more substantial landscaping within the median and consider under grounding the power lines to improve the appearance of this side of the street, however these would be part of public realm improvements.

■ A DDO applies to these uses and aims to ensure that built form and landscaping recognises the importance of this approach as a gateway to the nearby alpine region.

■ While the DDO requires front setback planting, this has not generally been adopted, exposing views to the adjacent built form and car park areas.

Dense planting provided to screen car parking areas and softening streetscape

Articulated form of Hospitality Supplies building

■ Generally built form along this section of the approach is bulky, with limited articulation in form and materials.

■ Built form setbacks are varied with some setback behind car park areas and others providing car parking to the rear or side of the property.

■ There is the opportunity to work with property owners to deliver the requirements of the DDO or enforce the DDO, where appropriate.

■ One example where the DDO front setback planting requirement has been adopted is Stephen’s Fine Foods. Here the landscaping has matured well, helps define entry to the site, soften the built form and screens car park and storage area behind.

■ Generally car park areas on site use permeable materials such as gravel which reduces stormwater runoff (as opposed to asphalt car parks). Other measures to reduce water run off could also be provided, particularly within car park areas.

■ Driveways could be reduced to avoid creating pedestrian and cyclist conflicts and to maximise opportunities for street tree planting.

■ Long driveways along the sides of the buildings / allotment could be appropriately landscaped to soften side fencing and meandered to appear less linear.

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42


Industrial Uses

■ Significant site, particularly given the curvature of the road which facilitates views to the industrial uses located here.

■ While industrial uses are well setback from the approach, the colourbond sheds, container storage areas and car bus parking areas are significant in scale and can be clearly seen siding onto the approach.

■ Bulky built forms and large blank facades address the approach and present as a dominant element in the streetscape. Services including water tanks are located on facades that face the street.

■ Post and wire fencing and limited landscaping, exposes views to unsightly industrial features and these bulky buildings.

■ A number of signs appear along the boundary of the site including a for lease sign located prominently at the corner of Crosbys Lanes and the shell of a billboard sign further to the west.

■ The prominence of this location means that it does provide a great opportunity capture the attention of passers-by however these signs compete with the entry sign located in the adjacent streetscape.

■ There is the opportunity to enhance the setting of the entry sign and screen the unsightly uses adjacent through additional planting along this interface.

PRECINCT MBR - 6

Bold and multiple signage clutter streetscape

PRECINCT MBR-6

■ Side fencing could be setback along from the front boundary so that it is less dominant when viewed along the street.

■ A large significant tree has been retained as part of one property and provides interest and scale to the streetscape. Future development could consider opportunities such as this one, where remnant trees are incorporated as part of the site design.

■ There is the opportunity to reduce the amount of signage within the street to avoid visual clutter and /or ensure signage is integrated with and responds to the building design and approach character.

■ The service road allows for separate and safe ingress and egress, particularly for trucks and service vehicles entering the area, while limited landscaping allows for clear views into oncoming traffic.

Large sheds, water tanks and signage of industrial uses

NOT TO SCALE


Mixed Use Site / Banjos Accommodation / Vet

■ A highly prominent site located along gateway to the alpine region.

■ The front boundary is defined by low transparent fences including post and wire and post and rail fences. This allows for views to the established gardens and contributes to the ‘treed’ character of the approach.

■ Signage is generally well considered in terms of its placement on the site and is generously spaced so not to appear overly dominant.

■ Waste and storage areas at Banjos, while visible along the approach are located behind a timber screen, minimising the visual impact.

■ This site provides the opportunity for tourism or short term accommodation uses that complement Mansfield’s role as a gateway to the alpine region and reinforce the prominence of this site. High quality built form would also reinforce the importance of this site.

PRECINCT MBR - 7

PRECINCT MH- 7

Banjos accommodation signage and windmill

Mixed Use Site / Mansfield Hire

■ A significant site at a key intersection into the township.

■ Landscaping on site is limited, exposing views to unsightly storage areas, car park areas, the tired built form, as well as operational areas and building services that side onto Mount Buller Road.

■ Additional landscaping could help to screen these unsightly areas along the approach.

■ Large signs and banners located along the fence, with a large sign also located on top of the main building. The signs are repetitive and utilise bold colours (yellow, white and black) and bold graphics.

■ There is the opportunity to consolidate and simplify signage to ensure it does not clutter the streetscape.

Car parking, storage and signage located along Mixed Uses / Mansfield Hire site

PRECINCT MBR - 8

PRECINCT MBR-8NOT TO SCALE NOT TO SCALE

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Figure 14 Topographic setting of Midland Highway (view looking south)

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4.3 Midland HighwayThe Midland Highway approach from the north is characterised by a significant amount of retained vegetation and distant views to the surrounding farmland. It provides a key link to Benalla, located north of Mansfield.


North of Lakins Road the topography flattens and streetscape and private realm planting increases. This creates an enclosed experience along the approach. Views to distant hills are also limited by the presence of adjacent residential and industrial uses and the Race Course to the east and vegetation associated with the pastoral landscape and Fords Creek floodplain to the west.

Closer to town, residential uses to the east increase in intensity and formal and regular street tree planting emerges along both sides of the road. This again encloses the streetscape and focuses views towards Fords Creek, which signifies entry into the town centre.

Fords Creek is an important asset within the town and an important part of the character of this approach. There is the opportunity to reinforce the presence of the Fords Creek through the retention of significant trees and the use of native and indigenous planting that reflect the environmental qualities of this asset. Future development should also maintain visual and physical connections to this asset so that it can be enjoyed by the broader community.

Separate vehicular and pedestrian bridges provide access across Fords Creek. These are simple and utilitarian in their appearance. While upgrades are planned for the Fords Creek vehicular bridge, additional improvements could also be made to the pedestrian bridge to enhance its appearance so that is compliments the aesthetic qualities of the creek.

Buildings along the approach are predominately 1-2 storey in height. Architectural styles are diverse and include an eclectic mix of styles including older style homes and more recent developments. Roof forms are typically pitched complementing the aesthetic and forms of the surrounding landscape.

Generous front and side setbacks, as well as large mature and native trees, particularly near Fords Creek, afford the approach with a spacious and ‘leafy’ character.

Entry signage is located on the north side of the entry and adjacent industrial uses along the approach. The signage while attractive, its modest scale does not provide the visual presence to compete with the dimensions of the wide highway reserve.

Fords Creek bridge crossing and environs


Figure 15 Midland Highway (north) Approach

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46



The following is an existing cross section along the Midland Highway approach. It shows the typical width of the street, key elements that contribute to the streets appearance and its interfaces with adjacent land uses.

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The following provides analysis of key sites / land uses along the Midland Highway approach to understand their contribution to the approaches character and arrival experience.

PRECINCT MID - 1

Industrial Uses / Investigation Area

■ The site is identified in the Structure Plan as an investigation area for the possible expansion of industrial and commercial uses.

■ Future use for industrial and commercial uses could significantly impact the character of the approach considering these uses would provide the first indication of the township when entering from the north.

■ The interface of future development along the approach should be carefully considered. An active interface, with built form addressing the street is preferred, although siding may be appropriate provided a landscape buffer is provided to screen adjacent fencing and unsightly uses.

■ With the prospect of future change, connections to Fords Creek (both physical and visual) could be provided for to ensure this feature continues to positively contribute to the character of the approach.

■ Front boundaries are defined by low post and wire fences allowing for open views to the paddocks beyond. This contributes to a spacious character along this approach.

■ There is the opportunity to maintain this sense of space through the provision of generous setbacks that allow space for landscaping.

■ The overall appropriateness of industrial uses along township approaches could be reconsidered.

PRECINCT MID - 1

Figure 16 Midland Highway- Typical Cross Section

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Race Course

■ The Race Course is a significant site and community asset that provides the first indication of the approaching township from the north.

■ Built form does not reflect the role and importance of the site. There is the opportunity to enhance the quality of built form on site to reinforce the importance of this site and to provide a benchmark for development within Mansfield.

■ The Race Course is surrounded by significant trees, a watch tower, scattered buildings and shed and waste storage areas, a number of which back or side onto the approach. This site is also largely under utilised.

■ Sheds and storage areas are often located along the edge of the approach and are visually unappealing. These areas could be located away from the approach or screened to reduce their impact and to enhance the appearance of the Race Course from the street.

■ The boundary of the site is defined by a variety of different fence treatments including open post and wire fencing, white timber post and rail fences and high solid colourbond fences in brown/green/grey tones. While tree planting screens some sections of this fence, other sections are exposed and the inconsistent fencing can be clearly seen.

Elgas Site

■ The elevated topography towards Dead Horse Lane makes this site appear prominent.

■ Currently used for a gas cylinder business, the site is scattered with a range of buildings, sheds and storage areas for gas tanks and gas cylinders.

■ Cyclone fencing with razor wire and limited planting exposes these unsightly features.

■ There is the opportunity to screen unsightly uses or locate them behind the building so that they are not visible from the approach.

Mansfield Race Course entry with multiple signs along the fence.

Mansfield Race Course surrounded by significant trees

PRECINCT MID - 2

PRECINCT MID - 2

■ There is the opportunity to provide a consistent and attractive fence along the approach to improve its address to the street.

■ A number of wayfinding and advertising signs are provided along the front of the Race Course, with the majority located on the fence next to the main entrance. These makes the fence and entrance appear cluttered.

■ Signage here could be consolidated and simplified to minimise its visual impact on the approach.

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PRECINCT MID - 3

Future Greenfield Residential

■ A large agricultural property identified in the Structure Plan for future residential development.

■ While a Development Plan Overlay applies to the site, there is no approved subdivision layout. Therefore there is the opportunity to influence the layout of future residential development to ensure an attractive and engaging interface to the approach is provided.

■ Currently the site includes a number of significant trees, rural homes, agricultural paddocks, sheds, and an olive grove.

■ Fords Creek and associated environs provide a backdrop to the site.

■ Future residential development should maintain and reinforce the sense of space and ‘treed’ character of this site. This could be achieved through tree planting along internal streets and the approach, retention of existing trees and generous setbacks that allow space for tree planting and landscaping within individual properties.

PRECINCT MID - 4

Mansfield Steel

■ Mansfield Steel is located on the southern corner of Dead Horse Lane. Uses and fencing here are screened by dense vegetation along the boundary.

■ A small sign is located at the corner of the site providing subtle and appropriate and discreet indication of the existing business.

Industrial Precinct

■ A court provides access to a small industrial precinct adjacent to Midland Highway.

■ Generally built form appears ‘shed like’ with limited articulation in form and materials. Customer parking, goods and storage areas, loading, services and service areas are located along the approach and appear unsightly.

PRECINCT MID - 3 PRECINCT MID - 4

Storage and car park areas located adjacent the approach



■ While screening is provided along the drainage reserve interface and partially along the north side where a blank wall addresses the approach, there is the opportunity to provide additional screening to minimise the visual impact of unsightly uses.

■ Some signs are large or use bold colours that are visually dominant within the streetscape. Such signage should be avoided to ensure the streetscape does not appear cluttered or minimised.

Drainage reserve with residential uses looking out towards the wetland.

Tree planting screening adjacent industrial uses

Court providing access to industrial uses

Drainage Reserve

■ The Drainage Reserve is managed by Council and provides a buffer between residential uses to the south and industrial uses to the north.

■ Views to the wetland / water are restricted by the undulating topography of the road.

■ A combination of open transparent and high to mid colourbond fencing is used to define the boundary of the reserve with residential uses. Where colourbond fencing is provided, it appears dominant in the streetscape. Screening may soften this edge, while providing privacy to adjacent residents.

■ Tree and shrub planting screen industrial uses, while fencing along the residential interface remains open allowing for views between residential properties and the drainage reserve. While this allows for passive surveillance, it does create privacy issues for adjacent residents and exposes views to fencing.

■ There is the opportunity to enhance the presence of the drainage reserve and provide an attractive open space along the approach through the retention of existing vegetation, additional planting and screening of unsightly residential fencing adjacent.

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Residential Uses

■ High, solid colourbond and timber fences (in light green tones), as well as brick garages (built to boundary) form the boundary between the approach and adjacent residential uses. In one instance this solid edge is approx. 170m in length.

■ Unappealing service infrastructure including solar panels, water tanks and service areas are also visible from the approach.

■ While the wide road reserve / nature strip to the west provide some separation between passers by and the adjacent built form and fencing, tree and shrub planting provide limited screening. Fencing and service infrastructure therefore appears dominant within the streetscape.

■ There is the opportunity to screen these existing unsightly edges along the approach through tree and shrub planting, however side and rear fencing in future developments could be minimised.

■ A substation / kiosk services is located within the streetscape, adjacent Fords Creek, detracting from the natural aesthetics of this asset.

■ Public service infrastructure in the future could be more appropriately located, away from key views along approaches and away from key natural assets.

Building and service infrastructure near Fords Creek

Side and rear fencing of residential uses addressing the approach


4.4 Mansfield - Whitfield

RoadMansfield - Whitfield Road provides a second entrance from the north into the Mansfield township. It provides access to Wangarratta and the King Valley and is characterised by rural residential housing, the Botanic Gardens, commercial and industrial uses and views to surrounding agricultural landscapes.


Mansfield - Whitfield Road is defined by a mix of land uses, setbacks and interface treatments provided along its extent. The agricultural paddocks adjoining the approach provide a sense of openness, despite the road reserve being relatively narrower than the other approaches into the township.

The entry experience along Mansfield - Whitfield Road begins just north of Lakins Road as the road passes through a small cutting on the crest of a hill. Emerging from this, the approach descends towards the township, offering long views towards Fords Creek. Here the settlement pattern begins to change with increasing residential and industrial uses. Street tree planting is generally focused along the western side of the road, directing views to the east and the gently undulating topography and localised hills.

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Figure 17 Topographic setting of Mansfield - Whitfield Road (view looking south)

Buildings along the approach are predominately 1-2 storey in height, and generously spaced. Architectural styles are diverse and include an eclectic mix of styles including older style residential homes and more recent contemporary developments, as well as colourbond industrial and commercial sheds.

Fords Creek located at the end of the approach

Entry signage is inconsistent with signage provided along other approaches

Closer to the town centre an entry sign appears. The entry sign is inconsistent with signage located along the other approaches and instead of the rammed earth and timer sign used elsewhere, a simple board sign with the municipality logo and branding is provided. Finally the road deviates west past Fords Creek and Botanic Park which create a green / treed gateway and signify entry into the town centre. These are unique and distinctive features along this approach that should be reinforced.

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Figure 18 Mansfield Whitfield Road (north) Approach

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4.4.3 Key Site Experience

The following provides analysis of key sites / land uses along the Mansfield - Whitfield Road approach to understand their contribution to the approaches character and arrival experience.


The following is an existing cross section along the Mansfield - Whitfield approach. It shows the typical width of the street, key elements that contribute to the streets appearance and its interfaces with adjacent land uses.

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Rural Living Homes

■ Rural living properties currently contain a number of large significant trees and are set on gently sloping topography.

■ Post and wire fences defines the boundary between the properties and the approach and permits views across to the adjacent agricultural paddocks. This contributes to a spacious ‘treed’ character along the approach.

■ There is the opportunity for future development to maintain this spacious ‘treed’ character through the provision of generous setbacks and retention of significant trees.

Figure 19 Mansfield - Whitfield Road - Typical Cross Section

PRECINCT MWR - 1

PRECINCT MWR - 1

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Building product recyclers site scattered with trees and building materials

The Mansfield Express

■ Bulky built form appears ‘shed like’ with limited articulation in form and materials.

■ A large blank wall also presents as a dominant element along the approach.

■ Planting within the front setback helps to soften the built form and break up the visual bulk of this building.

■ Large open areas are provided for car parking and operational uses at the front of the building and are devoid of landscaping. These areas could be enhanced through landscape treatments.

Loading and operational area of Mansfield Express

Elevated Bridgestone Service Centre with proliferation of signage

Bridgestone Service Centre

■ Located on an elevated section of the approach the site appears prominent.

■ Goods and storage areas and service areas are generally located to the rear of the building and partially screened by the rising topography, minimising their visual impact.

■ Landscaping on site is sparse and does little to screen the bulky shed building.

■ Various forms of signage are incorporated on the site including on the building facade, as well as flags along the boundary and signs fixed to the front fence. The number of signs, their size and the bold colours make the site appear cluttered.

Building Product Recyclers

■ A significant site located at the northern corner of Dead Horse Lane and Mansfield - Whitfield Road.

■ Occupied by a building product recycling business, it includes a range of sheds and large piles of old building materials which appear unsightly.

■ Post and wire fencing and limited planting along the approach expose views to unsightly features on the site. There is however the opportunity for landscaping and mounding to help screen these areas.

■ The overall appropriateness of industrial uses along township approaches could be reconsidered.


PRECINCT MWR - 2

Kareen Hills Estate / Greenfield Residential Development

■ Generally the interface along the approach has been constructed, with future stages planned further to the east.

■ Landscaping within the development is still immature and lacks the height to provide sufficient impact. That being said, scattered significant trees provide verticality and enhance the amenity of the development.

■ The open character of the development is enhanced by the low post and wire fencing between residential properties. This maintains views to the surrounding hills however exposes inactive edges, private uses, facades, garages, large sheds, storage areas, services and amenities which are less desirable. These uses could ideally be sited away from public views along the approach.

■ An entry sign is provided at the entrance to the estate and uses materials that reflect the rural character of the site. It may provide a suitable precedence for future estate signage within Mansfield.

Kareen Hills Estate entry signage

Existing Rural Living Lots

■ Low density residential homes located on a slightly elevated part of the approach. Their elevated position makes these homes appear prominent along the approach.

■ A number of properties locate large colourbond sheds along this interface, as well as services including water tanks, storage areas and blank facades which present poorly to the street.

■ Streetscape planting and post and wire fencing forms the boundary of the residential properties. While enhancing the open character is does expose some unsightly adjacent uses and reduces the privacy of residential open space areas. Additional planting could be provided to screen these areas.

■ The property on the corner of Dead Horse Lane and Mansfield - Whitfield Road contains significant vegetation which contributes to the treed character along this section of the approach.

Sheds and storage areas located along the approach boundary

PRECINCT MWR - 2

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Residential Low Density

■ Established landscaping screens residential homes.

■ An ornamental lake with tree planting is located to the front of one property and provides an attractive feature along the approach. There are opportunities to retain this as part of future development.

■ The open and detached character of this area is enhanced through the provision of generous front and side setbacks.

Rear fencing of residential lots addressing the approach

Significant tree integrated into residential lots within Somerset Estate

PRECINCT MWR - 3

PRECINCT MWR - 3

Attractive low density residential home with ornamental lake to front

Residential Greenfield Development Site / Somerset Rise

■ High, solid fences (in muted green) forms the boundary between residential homes and the approach. The length, light colour and height of the fence make it a prominent element along the approach.

■ Narrow side and rear setbacks additionally limit opportunities for tree and vegetation planting within residential properties, with built form, sheds and services appearing dominant.

■ There is the opportunity to soften the visual impact of high solid fencing and adjacent built form, through landscaping and by minimising the length of side and rear fencing along approaches where possible.

■ Residential lots also provide rear fencing to the edge of the future expansion of Botanic Park. This detracts from the open space experience, as well as views along this edge.

■ In the future, opportunities to provide an active address to open space reserves such as Botanic Park, could be considered to enhance passive surveillance and provide a more attractive interface.

■ Limited and immature street tree plantings along intersecting residential streets allow for long views into the development and an open character.

■ Significant trees retained within the development provide verticality, visual interest and character to these areas.

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Greenfield Development Site

■ A Development Plan exists for the site and identifies residential lots ranging from 500 – over 1000sq.m in size.

■ It will be important that future residential lots allow space for tree planting to reflect the existing spacious character of the approach.

■ A proposed reserve is identified at the corner of Mt Battery Road and Mansfield Whitfield Road. A second reserve is located along the drainage corridor, incorporating the dam and significant trees.

■ These open spaces will connect to the future expansion of Botanic Park on the other side of the approach and provide an opportunity to reinforce a ’green gateway’ into the township.

■ Rear and side setbacks are proposed for residential lots along the approach, with a landscape buffer provided along the boundary. It will be important that this landscape buffer sufficiently screens side and rear fencing and provides privacy for adjacent residents.

■ Where development has not commenced the site includes a number of significant trees, a dam and drainage corridor and undulating topography that provide for short views to localised hills. There is the opportunity for future development to respond to the existing site features including topography; to avoid unnecessary cut / fill and retaining walls.

Botanic Park / Future Park Expansion

■ Botanic Park is located at the end of the Mansfield - Whitfield approach and is a key feature. Its spacious character is complemented by Fords Creek and an undeveloped property to the east.

■ The Structure Plan identifies the future expansion of Botanic Park to the north.

■ The expansion of Botanic Park will provide additional frontage of this feature along the approach and an opportunity to reinforce the presence of Botanic Park and Fords Creek. This may be achieved through the provision of high quality landscape treatments, the retention of significant trees and the use of a mix of planting species.

■ A residential dwelling is located near Botanic Park. The building is orientated away from the road, providing inactive uses along the street edge.

■ Future built form developments should addresses the approach.

Residential dwelling with private open space addressing the street

Views to Botanic Park and areas of manicured lawns and tree planting

PRECINCT MWR - 4

PRECINCT MWR - 4

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Based on the previous analysis for the four township approaches and feedback from public consultation, a number of key and recurring opportunities and issues have emerged. These include:

Site Responsive Design

■ Retain significant vegetation that contributes to the character of the streetscape and provides visual impact and scale.

■ Maintain views to the surrounding hills through low scale and generously spaced built form.

■ Future development should respond to the existing topography of the site to avoid unnecessary cut / fill and retaining walls.

Building Siting and Design

■ Maintain the predominately 1-2 storey built form character of the approach.

■ Retain the open and detached character of the approaches through the provision of generous front and side setbacks.

■ Ensure built form located at prominent intersections and corners sites reflect the importance of their location, through high quality architectural treatments and active edges provided along facades visible from the approach.

■ Orientate built form towards the approach to avoid providing inactive uses and blank facades along these edges.

■ Encourage articulation of larger commercial complexes that respects the detached character and built form grain along approaches.

■ Ensure height, setback and rhythm of future developments are consistent with that of adjacent buildings and allow space for landscaping.

■ Encourage the use of lightweight materials and cladding including timber in earthy / natural tones and articulated roof forms, consistent with existing character of residential homes. Brick, stone and colourbond are also acceptable materials given their local and historic context however should not make up the majority of the building facade.

■ Encourage services and infrastructure on residential and commercial buildings to be located away from the street so that they are not readily visible.

■ Encourage the use of signage that responds to the natural landscape character of Mansfield through the use of natural materials and muted / natural tones.

4.5 Summary of Opportunities and Constraints

Remnant tree retained and integrated into design of a residential development.

Subdivision Interface Treatments

■ Ensure future residential and industrial development appropriately address adjoining township approaches. Active interfaces, with built form addressing the street is preferred, although siding may be provided if combined with a landscape buffer to screen adjacent fencing and unsightly uses.

Access and Circulation

■ Ensure future access points into development sites are carefully considered to avoid the removal of significant vegetation within the streetscape, to provide safe egress and ingress of vehicles and to minimise impacts on pedestrian and cycle networks.

■ Ensure circulation areas and car parking does not adversely impact the streetscape character.

Avoid locating services along approach interfaces


■ Signage should be carefully considered in the design of the development and should not dominate views along the streetscape or the built form. Signage should be limited to avoid visual clutter.

■ Enforcement of existing permit conditions in regards to signage and landscaping.

■ Enforcement of illegal signage where no permit exists.

Landscape

■ Ensure tree and shrub planting is provided along intersecting residential streets to provide visual relief and break up the built form.

■ Provide buffer planting and mounding provide visual interest and to screen side and rear residential fencing, service and loading areas, unarticulated built form, car park areas and other less attractive uses. Some screening may be provided through public realm improvements also.

■ Minimise the length of high and solid side and rear fencing visible along the approach.

■ Encourage the use of permeable paving surfaces and Water Sensitive Urban Design within car park areas to reduce stormwater run off.

Site Amenity

■ Ensure containers, sheds, outbuildings, loading, goods and storage areas, waste storage and other unsightly uses are located away from public views along the approach. Where this is not possible, these uses should be screened through landscaping.

Provide screening that softens adjacent built form and car park areas.

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4.6 Other Ideas / OpportunitiesWhile the Guideline Study is primarily focused on the development of guidelines to inform appropriate built form and landscaping outcomes within the private realm, analysis undertaken as part of this background summary report, has identified a number of other ideas.

These include ideas for public realm improvements, for further work / studies / advocacy and private realm improvements that cannot be addressed by the guidelines.

This section aims to capture and consolidate these ideas so that they may be considered further, beyond the scope of this project.

Ideas for public realm improvements

■ Provide consistent entry signage along all four identified approaches into Mansfield i.e. along Mansfield – Whitfield Road.

■ Investigate opportunities to embellish existing entry signage along the approaches to provide a sense of scale that is able to hold up to the dimensions of the road reserves and to screen unsightly uses that may detract from its landscape setting.

■ Ensure roundabouts proposed as part of the Mansfield Shire Road Strategy balance the need to improve traffic movements, with opportunities to enhance the sense of arrival experience into the township and to establish clear branding for Mansfield’s entries. Opportunities may include landscaping (on intersection corners and / or within the roundabout) and / or the provision of public art. Key intersections include Withers Lane and Maroondah Highway, Highton Lane and Mount Buller Road, Dead Horse Lane and Midland Highway and Dead Horse Lane and Mansfield - Whitfield Road.

■ Ensure planned updates to Fords Creek bridge (along Midland Highway) enhance the sense of arrival experience into the township and compliment the aesthetic and environmental qualities of Fords Creek. Opportunities to upgrade the adjacent pedestrian bridge should also be considered.

■ Prepare a master plan for Mullum Wetlands, the Station and the Visitor Information Centre precinct to encourage greater utilisation of this precinct by visitors and residents and to enhance role and function of this precinct for tourism, community and recreational uses. The master plan should consider:

■ Enhancing the appearance of this precinct along the approach.

■ Improving access to Mansfield Town Centre.

■ Improving connections within the precinct, in particular between the Visitor Information Centre and Mullum Wetlands / the Great Victorian Rail Trail.

■ Providing consistent and appropriate wayfinding and interpretive signage within the precinct.

■ Identifying appropriate options for the future reuse of the Visitor Information Centre should it no longer be required for this function. Ideally this building should provide for community / tourism uses that complement the role of the approach as a gateway to the alpine region.

■ Improving the interface between the Visitor Information Centre building and the approach. This may be facilitated by screening the back of house uses or through a build form design response.

■ Retaining significant trees within the precinct.

■ Investigate opportunities to redevelop the SES / former Sales Yard site so that it complements the role and function of the Mullum Wetlands, the Station and the Visitor Information Centre precinct and the approach. Ideally this site should provide for tourism / commercial / community uses which allow for public interaction. One option to consider is a Control Centre / Information / Interpretative Hub. This hub could provide a centralised location for emergency services and government agencies in the Shire. The Information / Interpretive Centre could allow for interpretation of the local environment and /or information regarding state and local parks within the area. Its highly prominent and visual location should be reflected through the provision of a high quality, contemporary and environmental sensitive architectural design outcome. Possible relocation of the SES would require further investigation to determine an alternative site and funding source.

Fords Creek bridge crossing along Midland Highway.


■ Provide buffer planting within the streetscape to screen existing side and rear residential fencing, the power station and other less attractive uses.

■ Ensure future public service infrastructure is appropriately located away from key views along approaches.

■ Prepare a master plan for the future expansion of Botanic Park to ensure it integrates with the existing Park area and continues to provide a high quality recreational and open space asset for the community. The master plan should consider:

■ Strengthening the presence of this open space along the approach.

■ Improving access to Mansfield Town Centre and nearby residential areas.

■ Improving connections along Fords Creek.

■ Enhancing the environmental qualities and setting of Fords Creek.

■ Retaining significant trees within the precinct.

■ Strengthen landscaping along Fords Creek and other key open space areas to complement and enhance the treed character of Mansfield and the approach and encourage greater utilisation of the spaces by the community. This may be achieved through the retention of significant trees, additional native and indigenous planting that reinforce its aesthetic, environmental and recreational qualities and the provision of improved access to and within these spaces.

■ Encourage the provision of tourism, short term accommodation and community uses along approaches, particularly on mixed use sites along Mount Buller Road, that complement Mansfield’s role as a gateway to the alpine region.

■ Provide additional and more substantial landscaping along the Mount Buller Road median and consider under grounding the power lines to improve the appearance of the northern side of the street.

■ Ensure landscape buffers identified as part of approved / committed / planned development plans are delivered and consist of tree and shrub planting to screen adjacent residential homes, fences and to provide a sense of privacy for adjacent residents.

■ Undertake a landscape and visual assessment and analysis of existing significant trees along and adjacent to the approaches to inform a Vegetation Protection Overlay for Mansfield.

Ideas for private realm improvements - outside the scope of the guidelines

■ Work with Buller Sport to investigate alternative uses for the business over the warmer seasons, in order to encourage greater activity and vibrancy in this area.

■ Work with identified land owners to improve the appearance of properties.

Mount Buller Road median with limited planting.