YARRAWONGA SHOPPING CENTRE CORNER OF BELMORE … · YARRAWONGA SHOPPING CENTRE CORNER OF BELMORE STREET ... Yarrawonga Strategy Plan ... The 7.0 metre high wall along the western

YARRAWONGA SHOPPING CENTRE CORNER OF BELMORE STREET & McNALLY STREET – YARRAWONGA LANDSCAPE STATEMENT OF EVIDENCE AMENDMENT C42 TO THE MOIRA PLANNING SCHEME PREPARED BY TIM VERNON

July 2009

Yarrawonga Shopping Centre LANDSCAPE STATEMENT OF EVIDENCE AMENDMENT C42 TO THE MOIRA PLANNNING SCHEME

DESIGN GROUP PTY LTD Page 1

1.0 Introduction 1.1 Instructions Tim Vernon of CDA Design Group Pty Ltd was instructed in June 2009 by Rigby Cooke Lawyers, on behalf of K & G Parker Pty Ltd, to prepare a landscape concept plan and this statement of evidence for presentation to The Panel. 1.2 Facts, Matters & Assumptions In preparing this statement of evidence I have:-

Inspected the existing conditions of the neighbourhood, the review land, and the surrounding streetscape character;

Liaised with the consultant team; Assessed the relevant planning provisions.

My evidence has been prepared on the basis of relying on the following documents:-

The circulated drawings (dated 7 July 2009) prepared by Clarke Hopkins Clarke, including:- Site Analysis & Design Response – 0662/TP00C Development Plan – 0662/TP10N Proposed Elevations – 0662/TP20F Shadow Diagram – Equinox- 0662/shadow1

The following miscellaneous information was also reviewed and relied on:- Yarrawonga Urban Design Framework 2000; Yarrawonga Strategy Plan 2004 Yarrawonga to Bethumi Development Plan 2002; Yarrawonga Future Plan 2006; The City of Moira Planning Scheme.

1.3 The Proposal The proposal includes both a Planning Scheme Amendment and an Application for a Planning Permit. An independent Panel has been established by the Minister to consider submissions for a proposal by the proponent (K & G Parker Pty Ltd) to re-zone land on the south east corner of McNally and Hovell Street (15,17 & 19 McNally Street and 72-74 Hovell Street) from Residential 1 Zone to Business 1 Zone. A concurrent application for a Planning Permit is also being sought for buildings and works associated with the development of a supermarket and 11 shops, reduction in the car parking requirements of Cause 52.06, waive the change room requirements of Clause 52.34, display of advertising signs and new / altered access to a Road Zone Category 1.

1.4 Submitters I have reviewed the written submissions. The following is a summary of the landscape and visual related concerns to the proposal:-

The bulk and visual impact of the buildings is unreasonable and will present an over-development of the site;

Reduction in neighbourhood amenity will result in residences in McNally and Hovell Streets with views onto a 7 metre high wall of the proposed Supermarket;

The proposed buildings abut residential land; Significant loss of pedestrian nature strips in Hovell and McNally Streets for the

proposed car parking. The proposal will reduce nature strips to 1.5 metres wide, whilst abutting a 7.0 metre high wall;

The 7.0 metre high wall along the western boundary will face the evening sun and create ugliness, glare and heat reflection;

A 1.5 metre wide setback along the southern boundary residential interface is inadequate;



Locating a sub-station opposite residential dwellings in Hovell Street is not respecting neighbourhood character.

2.0 Review Land 2.1 General Description The review land comprises two separate parcels of land – the north west of Belmore Street and McNally Street, and the south west corner of McNally Street and Belmore Street. The site is 11,050 m2 in size. 2.2 Topography The review land is generally flat. 2.3 Existing Land Use Currently the site contains a car dealership and service centre / display yard on the north west and south west corner of Belmore Street and McNally Street. Seven residential properties also occur on the land and have frontage to McNally Street, Hovell Street and Belmore Street. 2.4 Zoning The review land is zoned Business 1 along the eastern portion of the site and Residential 1 along the western portion of the site. There are no overlay controls which affect the site.



3.0 Surrounding Context The review land is located within an area which exhibits a mixed character and comprises the following general contextual description:-

Along the north of McNally Street a 3.0 metre wide gravel laneway occurs between the review land and a multi-unit site to the west;

Commercial premises built to the front boundary define the western edge of Belmore

Street to the north of the review land;

An existing Safeway Supermarket with a 2.0 metre wide vegetated setback defines the north east corner of McNally Street and Belmore Street;

The built form of a service station and liquor outlet & paint shop are located within a hard stand setback to the south east of McNally Street and Belmore Street;

Single storey residential properties with some multi-unit developments occur to the south of the review land (west side of Belmore street) and the liquor outlet & paint shop (east side of Belmore Street);

Residential properties occur along Hovell Street.

Photo 1: Existing Belmore Street character (north of review land) – view looking north

Photo 2: Existing intersection of Belmore Street & McNally Street – view looking south east

Photo 3: Existing Safeway supermarket at the corner of McNally Street & Belmore Street – view looking north east

Photo 4: Existing McNally Street character (west of Hovell Street – view looking west



4.0 Existing Belmore Street Character Within Belmore Street the character undertakes a transition at the intersection of McNally Street and can be summarised as follows:-

To the north of McNally Street - with the exception of a car park associated with the Safeway Supermarket commercial buildings, including many buildings with verandahs define their frontages along Belmore Street. Car parking within the centre and along both sides of the road dominate the streetscape character. While I note street tree planting has recently been installed the lack of mature canopies currently creates a distinctly urban streetscape character;

To the south of McNally Street a duplicated tree-lined road with central grass median strip creates a visually appealing entry into Yarrawonga and allows distant sight lines to the commercial activity centre (when viewing north). A mixed character is produced by a variation of built form along the road edges within close proximity of McNally Street. Further to the south generally single storey residential dwellings with some multi-unit developments occur. Many of these properties have low fences which allow views into the front setbacks;

Overhead power lines occur along the western side of the street and have required the pruning of the existing street trees to gain clearance;

A concrete footpath occurs along the site frontage.

Photo 5: Existing Belmore Street character (south of review land) – view looking north

Photo 6: Existing Belmore Street character – view looking south

Photo 7: Existing Belmore Street site frontage – view looking south

Photo 8: Existing Belmore Street character (north of review land) – view looking north



Photo 9: Existing Belmore Street character – view looking south west

Photo 10: Existing Belmore Street site frontage – view looking south west

Photo 11: Existing Belmore Street site frontage – view looking south

Photo 12: Existing Belmore Street character - view looking south

Photo 13: Existing Belmore Street character (south of review land) - view looking south

Photo 14: Existing adjacent residential property (165 Belmore Street) - view looking south west



Photo 15: Existing adjacent residential property (165 Belmore Street) - view looking west

Photo 16: Existing Belmore Street character (opposite review land) - view looking north east



5.0 Existing McNally Street Character The following are my observations of the elements that contribute to the existing character:-

The road reserve is relatively wide with a straight alignment and flat topography;

A mixed character exists as a result of the various uses, built form, edge conditions and setbacks. These include a Safeway supermarket, service station, and commercial buildings and storage yards on the review land. Free-standing residential dwellings and a multi-unit site to the north of the street further contribute to the mixed character;

The mixed character is also exhibited by the variation in size and form of the different evergreen and deciduous street tree planting;

Overhead power lines occur along the southern side of the street and create a degree of visual intrusion when viewing along the street corridor;

Concrete footpaths occur along both sides of the street.

Photo 17: Existing McNally Street character - view looking west

Photo 18: Existing McNally Street site frontage - view looking west

Photo 19: Existing McNally Street site frontage - view looking south west

Photo 20: Existing McNally Street site frontage - view looking south east



Photo 21: Existing McNally Street site frontage - view looking west

Photo 22: Existing McNally Street site frontage - view looking east

Photo 23: Existing McNally Street character - view looking west near Hovell Street

Photo 24: Existing McNally Street character - view looking east from Hovell Street

Photo 25: Existing multi-unit dwellings west of review land – view looking north east



6.0 Existing Hovell Street Character The following are my observations of the elements that contribute to the existing character:-

The road reserve is relatively wide with a straight alignment and flat topography;

Generally single storey residential dwellings occur along the street;

The streetscape contains minimal existing vegetation (both street trees and within the private domain front setback) and as a result produces a harsh appearance. There are no street trees along the site frontage;

Overhead power lines occur along the western side of the street and as a consequence of the minimal street tree planting create a high degree of visual intrusion when viewing along the street corridor;

Generally low height fencing occurs to define the properties along the street;

There are no footpaths to service pedestrian access along either side the street.

Photo 26: Existing Hovell Street character along site frontage – view looking south

Photo 27: Existing Hovell Street character near southern site boundary - view looking south

Photo 28: Existing Hovell Street character opposite review land – view looking south west

Photo 29: Existing Hovell Street character opposite review land (near McNally Street) - view looking south west



Photo 30: Existing Hovell Street character near the interface with 76 Hovell Street – view looking south

Photo 31: Existing interface with 76 Hovell Street - view looking east



7.0 Existing Laneway Character A 3.0 metre wide gravel laneway occurs between the review land (north west of McNally Street and Belmore Street) and a multi-dwelling site to the west. The laneway is defined with high solid fencing.

Photo 32: Existing laneway character (opposite review land) – view looking south

Photo 33: Existing laneway character – view looking south

Photo 34: Existing laneway character (opposite review land) – view looking north west

Photo 35: Existing laneway character – view looking north

Photo 36: Existing interface with adjoining commercial use – view from laneway looking east



8.0 Existing Site Character The review land produces a harsh and degraded appearance, primarily due to the poor quality built form (dwellings and sheds), fencing and landscape setbacks. Of the existing vegetation on the review land there is an existing Eucalyptus tree and two Jacaranda trees which are of good quality and worthy of retention. All other vegetation on the site is of questionable quality. There is no existing vegetation which is remnant or of botanical or cultural significance. The following photographic survey has been prepared to illustrate the existing conditions of the review land.

Photo 37: Existing southern site area – view looking west Photo 38: Existing southern site area – view looking east

Photo 39: Existing southern site area – view looking south east

Photo 40: Southern extent of existing laneway – view looking south



Photo 41: Existing laneway character - view looking south

Photo 42: Existing southern-central site area – view looking west

Photo 43: Existing central site area – view looking west

Photo 44: Existing commercial premises – view looking east

Photo 45: Existing laneway & rear of residential property (south west corner of Belmore Street & McNally Street) - view looking north east

Photo 46: Northern extent of existing laneway (south of McNally Street) – view looking south



Photo 47: Existing gravel car park – view looking south

Photo 48: Existing gravel car park – view looking south west

Photo 49: Existing commercial storage yard (north of McNally Street) – view looking north

Photo 50: Existing residential property (north of McNally Street) – view looking south east

Photo 51: Existing residential property & interface with laneway (north of McNally Street) – view looking south

Photo 52: Existing northern boundary interface between existing residential property & abutting commercial use (north of McNally Street) - view looking north east



9.0 Residential Interface The following photographic survey illustrates the character of the residential properties both adjoining and opposite the review land.

Photo 53: Rear of existing residential property (165 Belmore Street) – view looking south east

Photo 54: Rear of existing residential property (165 Belmore Street) – view looking south east

Photo 55: Interface of review land & rear of existing residential property (165 Belmore Street) – view looking east

Photo 56: Interface of review land & existing residential property (76 Hovell Street) – view looking east

Photo 57: Existing residential property along the west side of Hovell Street (opposite review land) – view looking south west

Photo 58: Existing residential property along the west side of Hovell Street (opposite review land) – view looking south west



Photo 59: Existing residential property along the west side of Hovell Street (opposite review land) – view looking west





10.0 Relevant Landscape Related Planning Considerations The following is a summary of the landscape & visual related planning provisions that are relevant to this application for review:- 10.1 State Planning Policy Framework (SPPF) Clause 19 Particular Uses and Development Under 19.01-2 General Implementation in the development of new residential areas and in the redevelopment of existing areas, subdivision should be designed to create liveable and sustainable communities by ... contributing to an attractive built environment by creating neighbourhoods that emphasise existing cultural heritage values, well designed built form and landscape character. Clause 19.03 Design & Built Form Under 19.03-2 Development should achieve architectural and urban design outcomes that contribute positively to local urban character and enhance the public realm while minimising detrimental impact on neighbouring properties. Under the heading Landscape Architecture... recognition should be given to the setting in which buildings are designed and the integrating role of landscape architecture. 10.2 Local Planning Policy Framework (LPPF) Municipal Strategic Statement (MSS) Clause 21.04-3 Settlement Objective The relevant policy objectives are:-

To consolidate retail precincts within townships with appropriate car parking... To preserve the amenity of current and future residents in residential areas. Encourage the use of environmentally sensitive design.

Clause 21.04-4 Settlement Strategies

The relevant policy objectives are:-

Improve the urban image of the major town entries through improved gateway treatment and urban design works.

Require new development to relate to the physical context within which it sits in regard to siting, height, bulk, materials and general context.

Protect residential amenity in townships from the effects of non-residential activities by requiring the consideration of their potential adverse amenity impacts.

10.3 Other Relevant Documents Yarrawonga Urban Design Framework (2000).



11.0 Proposed Landscape Design 11.1 General The proposal seeks approval for the use and development of land for a supermarket, eleven shops and associated on-grade car parking. CDA Design Group Pty Ltd was asked to review the layout and provide comment on the available landscape opportunities. It was my primary objective to create an appealing landscape setting for the site. A meaningful landscape scheme will assist the proposal given its prominence, residential context and hard services areas. CDA Design Group Pty Ltd has liaised with the consultant team to maximise the areas available for potential planting. I am satisfied that the extent of garden bed areas and resultant opportunities for planting will produce a vegetated outcome for the review land. This treatment will improve the relationship of the review land with the streetscape interfaces of Belmore Street, McNally Street, and Hovell Street and provide a vegetated interface to the existing adjoining residential properties. CDA Design Group Pty Ltd has prepared the attached Landscape Plans – TP01 and TP 02 which are summarised as follows:-. 11.2 Layout The proposal has been designed with the supermarket and a liquor shop near the south west site corner. Ten shops have been sited along the eastern boundary to define the site frontage to Belmore Street. On grade car parking has been designed to service the development. A landscape setback has been provided to enable the integration of the Supermarket with the residential interface. One of the landscape design recommendations has been the reduction in the length of car parking bays to 4.28 metres long. It is recognised that the 0.62 metre overhang of the parked vehicles will limit vegetation within this zone to low ground cover planting however this will enable an increase of the porous landscape zones on the site. 11.3 Belmore Street Treatment The following is a description of the visual and landscape related elements of the proposal:-

Road works are proposed (south of McNally Street) to remove the central grass median strip and replace with 16 new 90 degree car parking spaces. Three existing Camphor Laurel trees will require removal. Two new street trees can be re-planted within planting islands to maintain the rhythm of street tree planting along the street;

Within the nature strip along the site frontage the two existing street trees (one Spotted Gum and a Queensland Box) will require removal to accommodate vehicle access for the site. An existing Spotted Gum is proposed to be retained. Five new street trees are proposed to create a more consistent extent of planting along the site frontage;

The shops are proposed to be constructed to the street boundary which will define the Belmore Street frontage and relate to the typical character to the north of McNally Street. The proposal will also activate the street edge; creating a positive influence on the streetscape. To the south of the proposed shops the car park will present a 37 metre wide spatial separation to the residential interface at the southern boundary;

A landscape setback along the site frontage of the car park will allow for the installation of low level planting (low evergreen shrubs, strap leaf and ground cover planting) to soften the interface to the streetscape. A 2.86 metre wide landscape buffer is proposed along the southern boundary, which will be readily visible from Belmore Street (refer to section 11.6).



11.4 McNally Street Setback The following is a description of the street related and landscape elements of the proposal to the north of McNally Street:-

The proposed car park has been designed to allow for the installation of five large evergreen trees within the centre and north west corner of the car park;

Seven medium evergreen trees are proposed along the western and northern edge of the car park and will create a vegetated interface to the laneway and multi-unit site to the west and adjoining commercial use to the north;

The landscape areas will allow for the installation of low level planting (low evergreen shrubs, strap leaf & ground cover planting) to soften the appearance of the car park;

A new footpath extending along the site frontage between the property line and the kerb will allow for a high level of pedestrian access.

The following is a description of the street related and landscape elements of the proposal to the south of McNally Street:-

Road works are proposed to allow the installation of angle parking along the site frontage;

The eight existing street trees are proposed to be removed. With the new layout three new street trees are proposed with areas of low level strap leaf planting;

It is recommended to reduce the proposed car parking bays immediately to the west of shop 6 to 4.28 metres in length. This will enable the installation of three medium size evergreen trees and low-level planting (low evergreen shrubs, strap leaf and ground cover planting) to soften the street interface;

A 4.0 metre wide landscape setback is proposed along the western section of the site frontage (directly to the north of the supermarket). An acoustic fence with a staggered alignment is proposed within this area. Six medium evergreen canopy trees and a range of medium evergreen shrubs and low level planting is proposed within this area to filter views to the acoustic fence, car park and loading dock beyond when viewed from McNally Street.

11.5 Hovell Street Setback The following is a description of the visual and landscape related elements of the proposal:-

The supermarket building as it presents to Hovell Street will be 7.0 metres high and setback 1.5 metres from the western boundary. The northern portion of the building is proposed to extend to 8.5 metres in height;

The western building facade has been designed to produce an abstracted pattern of varying materials (painted pre-cast concrete, timber and colorbond metal cladding) to reduce the perceived visual bulk of the wall face;

The landscape treatment has been designed to further produce a high degree of visual interest and variation;

Four sections of medium evergreen clipped hedges (up to 2.0 metres in height and in the order of 12-14 metres in length) will assist in replicating the settlement pattern of the existing residential lot frontages as they address the street frontage;

Eleven medium evergreen trees are proposed between the building and the kerb line. These trees are expected to reach an ultimate height of 8-9 metres which will exceed the height of the proposed supermarket and ensure the outline of the building is not visible as a continuous outline on the skyline;

A 1.5 metre wide curvilinear concrete footpath is proposed along the site frontage and will delineate the grass nature strip and the low level planting (low evergreen shrubs, strap leaf and ground cover planting) along the interface to the review land.

11.6 Southern Boundary Residential Interface The proposal has been designed to provide visual integration and separation with the adjoining residential properties to the south. This will be achieved by the following:-

The supermarket building has a springing height of 4.4 metre and setback 5.0 metres from the southern boundary. The roof rakes up to a height of 7.0 at a setback of 9.0 metres from the southern boundary;



The southern facade has been designed to produce an abstracted pattern of varying materials (painted pre-cast concrete and colorbond metal cladding) to reduce the perceived visual bulk of the wall face;

The landscape treatment has been designed to further produce a high degree of visual interest and variation;

Nine medium height evergreen trees and in excess of twenty-two tall evergreen shrubs are proposed along the landscape setback. These trees are expected to reach an ultimate height of 8-9 metres which will exceed the height of the proposed supermarket and ensure the outline of the building is not visible as a continuous outline on the skyline. The proposed Eucalyptus trees will filter views to the building. In assisting with the objective of visual integration with the surrounding neighbourhood character to the south it is conceded that shadowing from the trees will create a dappled shade that will fall on the paved driveway of the adjacent property at 76 Hovell Street.

The following is proposed along the interface with the residential property at 165 Belmore Street:-

A 1.5 metre wide landscape area has been indicated on the development plan No. 0662 / TP10N. With the recommended reduction in parking bay length (down to 4.28 metres long) the width of the buffer planting will be increased to 2.70 metres. The enlarged porous area will increase the available zone for root development which will maximise the potential size and health of the proposed planting;

Six medium height evergreen trees and in excess of fourteen tall evergreen shrubs are proposed along the landscape setback. These trees are expected to reach an ultimate height of 8-9 metres.

11.7 Loading Zones and Rubbish Bin Storage A loading bay for the supermarket has been concealed within the northern setback. The proposed planting to screen the acoustic fence within the landscape setback along the western section of the McNally Street frontage will effectively screen views to the loading bay area when viewed from McNally Street. There will however be the potential for oblique views to the loading dock from the vehicle access point of the site. Waste disposal has been integrated into the north east corner of the supermarket building. An additional waste enclosure has been designed at the rear of shop 11. Both of these utilities will not be readily visible from the adjoining streetscapes and have been well integrated into the design. 11.8 Existing Vegetation Of the existing vegetation on the review land there is an existing Eucalyptus tree and two Jacaranda trees which are of good quality and worthy of retention. All other vegetation on the site is of questionable quality. While these three trees will require removal with the current development proposal I am of the opinion that the number and distribution of proposed canopy trees and under-planting will ensure an ultimately more vegetated appearance for the site, surrounding streetscapes and residential interface. 11.9 Proposed Planting The proposed tree planting will exceed the overall height of the proposed supermarket and shops and as a result assist in ensuring the outline of the proposed structures are not visually intrusive. Species indicated on the landscape plan are generally native or indigenous in origin. After the initial establishment period the proposed planting should establish readily on the site and not require supplementary watering or irrigation. 11.10 Water Sensitive Design While not indicated specifically on the landscape plans the vehicle pavements should be designed with a cross fall to direct surface runoff to the adjacent landscape zones. The



garden areas could be profiled with a shallow depression to allow for the capture of runoff prior to discharging to an overflow pit. Absorbed runoff within the landscape areas will assist with plant growth and improve water quality by reducing total suspended solids, Nitrogen and Phosphorus. 11.11 Stormwater Collection The provision of stormwater collection tanks have been allowed for under the car park pavement (near the north east corner of the supermarket) This water could be used to assist with irrigating the landscape during the initial establishment period. 11.12 Acoustic Fence As previously described an acoustic barrier fence (3.0 metres high) is proposed along the northern setback of the proposed supermarket. I recommend that the alignment of the fence is staggered and constructed from non-reflective material. The proposed screen planting will ensure the fence integrates satisfactorily with the streetscape of McNally Street.



12.0 Conclusion The landscape treatment illustrated on the Landscape Plans – TP01 & TP 02 and described in this statement of evidence will produce a vegetated setting for the site. The planting when established will allow a high level of visual integration with the surrounding neighbourhood character. The landscape treatment will also provide a positive contribution to the streetscape characters of Belmore Street, McNally Street and Hovell Street. From a visual and landscape perspective I have formed the opinion that the proposal is worthy of support. Tim Vernon B.App.Sci (L.Arch), AAILA July 2009



Appendix 1 Statement of Qualification & Experience NAME & ADDRESS Timothy James Vernon Landscape Architect CDA Design Group Pty Ltd 185 Faraday Street CARLTON Victoria 3053 QUALIFICATIONS & EXPERIENCE Bachelor of Applied Science (Landscape Architecture) RMIT, 1986 My Professional affiliations include:- Associate, Australian Institute of Landscape Architects; Member, Australian Institute of Project Management.

I have practiced Landscape Architecture since 1986, including the following:- Employed at Ratio Consultants Pty Ltd - 1986-1992, 1994; Employed at Landesign Limited, Hong Kong - 1993; Director of VLA Pty Ltd from May 1995 – June 2001; Director of CDA Design Group Pty Ltd (formerly known as Contour Design Australia Pty

Ltd, established in July 2001). AREAS OF EXPERTISE Landscape Architecture dealing with a range of project types, including environmental (constructed wetlands, water sensitive urban design, environmental management), visual assessment, master planning, site assessment associated with development feasibility studies, streetscape design, residential estate design, open space design, aged care, industrial, commercial, and infill residential. EXPERTISE TO PREPARE THIS REPORT Professional training in the field of Landscape Architecture. Over 22 years post graduate experience working on a wide range of projects of varying scales and levels of complexity. I regularly provide landscape architectural evidence to VCAT and panel hearings for various land use development proposals. I have made all inquiries that I believe are desirable and appropriate and that no matters of significance which I regard as relevant have to my knowledge been withheld from the Panel. I prepared this report.