Westfield Knox Proposed Retail Expansion
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Town Planning and Urban Context Report Westfield Knox Proposed Retail Expansion April 2014
Town Planning and Urban Context Report
Westfield Knox Proposed
Retail Expansion
April 2014
Contents
1 Executive Summary ................................................ 3
2 Introduction ............................................................. 4
3 Site Description ....................................................... 6
4 Knox Planning Scheme Provisions........................ 9
4.1 State Planning Policy Framework ............... 9
4.2 Local Planning Policy Framework................ 9
4.3 Zoning ........................................................... 13
4.4 Overlays ........................................................ 14
4.5 Particular Provisions ................................... 16
4.6 Knox Central Urban Design Framework.... 16
4.7 Aboriginal Cultural Heritage ....................... 17
5 Concept Masterplan ............................................. 18
6 Opportunities and Constraints: Site Planning and
Built Form Strategy .............................................. 21
6.1 Opportunities ............................................... 21
6.2 Constraints ................................................... 22
6.3 Site Planning/Built Form Strategy............. 22
7 Proposal ................................................................. 24
7.1 Planning Permit Application....................... 24
7.2 Development Plan ....................................... 26
8 Policy Considerations ........................................... 27
9 Other Planning Considerations ........................... 32
9.1 Floor Area ..................................................... 32
9.2 Built Form ..................................................... 32
9.3 Landscaping ................................................. 33
9.4 Traffic Engineering ...................................... 33
9.5 Socio Economic Considerations ................ 35
10 Conclusion ............................................................. 36
© Contour Consultants Aust Pty Ltd
The information contained in this document is confidential
and intended solely for the use of the client identified in the
report for the purpose for which it has been prepared and no
representation is made or is to be implied as being made to
any third party. Use or copying of this document in whole or
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Aust Pty Ltd constitutes an infringement of copyright.
The Intellectual property contained in this document
remains the property of Contour Consultants Aust Pty Ltd.
Westfield Knox Proposed Retail Expansion Contour Consultants Aust Pty Ltd 3
1 Executive Summary
This town planning and urban context report supports a submission to
the City of Knox seeking concurrent approval of a Development Plan
and a Planning Permit associated with a $450 million expansion of the
Westfield Knox complex.
The expansion contemplates an increase in the existing gross leasable
area by approximately 45,000 sqm, meaning the overall total gross
leasable area associated with the Westfield Knox complex would be
approximately 188,500 sqm.
The proposal also includes an increase in the current supply of parking
from 6,200 spaces to 8,850 spaces (i.e. an increase of 2,650 spaces).
The submission also seeks Council’s endorsement of a Concept
Masterplan for the whole of the Westfield site.
With regard to the planning and urban design assessment contained in
the report, the conclusions are:
• The proposals are consistent with and will deliver key planning
policy outcomes associated with activity centre planning and
economic development;
• The proposals are consistent with the Knox Central Urban Design
Framework, and the urban design and architectural outcome is of a
high standard;
• All traffic engineering considerations are properly resolved; and
• Detailed issues associated with local flooding, acoustic
attenuation, sustainability and cultural heritage have been
addressed.
1
Westfield Knox Proposed Retail Expansion Contour Consultants Aust Pty Ltd 4
2 Introduction
This town planning and urban context report has been prepared on
behalf of the owners of the Westfield Knox complex of the submission
of a Development Plan and a Planning Permit Application associated
with the proposed expansion of the Westfield Knox complex in Wantirna
South. The proposed expansion is Stage 1 of Westfield’s long term
masterplanning vision for the site.
The report provides:
→ A description of the site and the surrounding area;
→ An overview of the applicable planning policy framework, the
existing Zone and Overlay provisions and other relevant
statutory considerations;
→ Discussion regarding the long term masterplanning for the
whole of the Westfield site;
→ An assessment of the redevelopment opportunities and
constraints, and the site planning and built form strategy for
the current project;
→ An overview of the proposed development; and
→ An assessment of the proposal taking into account all relevant
town planning and urban design considerations.
The project team comprises:
Project Architects
Westfield Design
Town Planners
Contour Consultants Australia
Landscape Architects
Land Design Partnership
Traffic Engineers
GTA Consultants
2
Sustainability Consultants
Cundall
Acoustic Engineers and Scientists
Vipac
Hydraulic Engineers/Flooding Consultants
Cardno
Economists
Urbis
Natural and Cultural Heritage Consultants
Archaeology at Tardis
Access Consultants
MGAC
Westfield Knox Proposed Retail Expansion Contour Consultants Aust Pty Ltd 5 2 Introduction CPTED Consultants Securecorp Arborist Homewood Consulting Separate reports have been prepared by each of the consultants.
Westfield Knox Proposed Retail Expansion Contour Consultants Aust Pty Ltd 6
3 Site Description
The Westfield Knox complex is located on the eastern outskirts of
metropolitan Melbourne in Wantirna South (Refer Figure 3.1) The site
has a frontages to Burwood Highway and Stud Road, and the overall
leasable area is approximately 142,500sqm.
In terms of existing conditions, the Westfield Knox complex is
conveniently described in two parts.
Firstly there is the core retail area located on the west side of
Melbourne Road, and this area comprises an internal double height
mall, with the retail composition being a department store, two
discount department stores, two supermarkets, mini major tenancies,
specialty tenancies, fresh food tenancies and food and beverage
tenancies. It is this part of the Westfield Knox complex that is the
subject of the Development Plan and the Planning Permit Application.
The total leasable floor area (commercial and retail) of this part of the
complex is currently approximately 95,000sqm.
On the east side of Melbourne Road is the ‘Ozone’ precinct comprising
predominantly external focussed food and beverage tenancies and the
cinema complex. Other uses on the east side of Melbourne Road
include restricted retail premises, convenience restaurants and other
commercial tenancies. It is this part of the Westfield Knox complex that
is the subject of the concept masterplan.
The total leasable floor area (commercial and retail) of this part of the
complex is currently approximately 47,500sqm.
A total of approximately 6,200 car parking spaces are located
throughout the Westfield Knox complex, and a description of the
surrounding road network, the existing site access strategy, parking
provision, vehicle circulation, loading/service vehicle access and public
transport is included in the separate GTA report.
3
The Westfield Knox complex is part of the Knox Central Principal Activity
Centre as illustrated in Figure 3.2. The activity centre is anchored by the
Westfield Knox complex, and other land uses include the Council civic
precinct, large public open space areas, mixed use development and an
employment precinct.
Figure 3.3 illustrates the pattern of land use in the area including the
residential areas to the north-west.
Westfield Knox Proposed Retail Expansion Contour Consultants Aust Pty Ltd 7
3 Site Description
Figure 3.1 Source: streetdirectory.com.au
Subject Site :Regional Context
Subject Site
Figure 3.2 Source: Knox Central Urban Design Framework (July 2005)
Westfield Knox Proposed Retail Expansion Contour Consultants Aust Pty Ltd 8
3 Site Description
Figure 3.3 Source: Nearmap Pty Ltd
AERIAL PHOTOGRAPH
Westfield Knox Proposed Retail Expansion Contour Consultants Aust Pty Ltd 9
4 Knox Planning Scheme
Provisions
The following clauses from the State Planning Policy Framework (SPPF)
4.1
State Planning Policy are relevant to the proposal:
Framework
→ Operation of the State Planning Policy Framework (Clause 10)
→ Settlement (Clause 11)
→ Activity Centres (Clause 11.01)
→ Urban Growth (Clause 11.02)
→ Metropolitan Melbourne (Clause 11.04)
→ Built Environment and Heritage (Clause 15)
→ Urban Environment (Clause 15.01)
→ Sustainable Development (Clause 15.02)
→ Aboriginal Cultural Heritage (Clause 15.03)
→ Economic Development (Clause 17)
→ Commercial (Clause 17.01)
→ Transport (Clause 18)
→ Integrated Transport (Clause 18.01)
→ Movement Networks (Clause 18.02)
Within Clause 15.01-3, it is noted that the Activity Centre Design
Guidelines 2005 are a reference document.
Municipal Strategic Statement (MSS)
4.2
Local Planning Policy
Framework The Municipal Strategic Statement (MSS) provides the strategic
planning framework for the City of Knox. Several of the identified issues
raised within the MSS are of relevance to the proposal.
These include:
→ Municipal Profile Clause 21.01
→ Key Influences Clause 21.02
→ Urban Design Clause 21.04
4
→ Environment Clause 21.06
→ Economic Development Clause 21.07
→ Reference Documents Clause 21.09
Municipal Profile --
- Clause 21.01
Knox Central Principal Activity Centre provides a regional retail,
commercial and entertainment focus for the municipality and the outer
east with significant opportunities for mixed use and residential
development.
Key Influences --
- Clause 21.02
Clause 21.02 covers the key land use and development considerations
for the municipality under the themes of urban design, housing,
environment, economic development and infrastructure.
Westfield Knox Proposed Retail Expansion Contour Consultants Aust Pty Ltd 10
4 Knox Planning Scheme Provisions
In terms of economic development, the key influences for business and
employment within the City of Knox include:
→ JThe ability for Knox to maintain and enhance its image as a high
quality, attractive business location.
→ JThe need for enhanced transport infrastructure servicing, local,
regional and wider markets.
→ JThe availability of a range of industrial sites and premises for
sale or lease.
→ Access to a skilled workforce and to educational
establishments.
→ Clear and consistent development guidelines that are not overly
restrictive or prescriptive.
→ Work in partnership in implementing the initiatives in the
Regional Economic Strategy for Melbourne’s South East 2003-
2030 (2003).
The key influences for Activity Centres within City of Knox include:
→ JImplementation of Council’s Place Management program and
structure planning to improve centre vitality by focussing on
development of centres as community hubs.
→ JAbility of centres to offer a mixed range of commercial,
residential and community based activities.
→ JImprovements to pedestrian links and pathways within centres.
→ JEnhancement of shopping environments in older centres
through traffic management and urban design initiatives.
→ JAbility to increase land utilisation within certain centres and
capacity to reduce the geographic spread of certain centres.
→ Location of bulk retailing, wholesale sales outlets and
showrooms in or in proximity to Principal and Major Activity
Centres.
→ Quality of urban design in both the public and private domain,
including the ability to encourage high quality built form that
adds to the vibrancy of the centres.
→ Ability to encourage higher density residential development in
activity centres.
→ Ability to consolidate fragmented land holdings that inhibit
redevelopment and change within activity centres.
The key influences for Industry/Commerce Precincts within City of Knox
include:
→ JEnhancement of precincts to maintain their attractiveness to
business.
→ Consolidation and redevelopment of underutilised sites within
the Bayswater precinct.
→ The introduction of a greater mix of uses to support new
employment and improved streetscapes in the Knox Central
Principal Activity Centre precinct.
→ Enhanced accessibility and marketability introduced with the
construction of EastLink.Westfield Knox Proposed Retail Expansion Contour Consultants Aust Pty Ltd 11
4 Knox Planning Scheme Provisions
Urban Design --
- Clause 21.04
Clause 21.04 highlights the potential to accommodate more mixed uses
within Knox’s activity centres, and in a way that contributes to the
economic and cultural vitality of the centres.
Environment - Clause 21.06
The Westfield Knox complex is partly located within an area of
Aboriginal Cultural Heritage sensitivity. Clause 21.06 notes the
importance of managing and protecting these areas and states that if
development is proposed to occur close to these heritage places,
consideration is required to be given to the potential impact on these
heritage values at all stages of the planning and development process.
Economic Development - Clause 21.07
Clause 21.07 is specific to industrial, business and retailing activity.
With specific reference to the Knox Central Principal Activity Centre, the
following is noted:
The Knox Central Principal Activity Centre is the principal activity centre
for Knox serving as the civic, retail, commercial and entertainment
focus for the municipality. The Centre performs a regional role for the
outer east and will see significant investment and growth over the next
25 years as a retail centre of regional significance that is a thriving,
lively focal point for the outer eastern suburbs. The Precinct includes
land along Burwood Highway from Stud Road to Scoresby Road, areas
south of Blind Creek and also includes Lewis Park, the adjacent
retarding basin and the Swinburne University of Technology.
The vision for the Knox Central Principal Activity Centre is to create a
cohesive physically, economically, socially and culturally vibrant centre
that will become the pre-eminent centre and focal point of regional
activity in Knox. The Precinct will be a modern mixed-use activity
centre, with a shift in its role and form brought about by focusing on the
highest quality urban design (including Ecologically Sustainable Design
principles) and the broadest possible range of activities in a physically,
economically, socially and culturally cohesive vital and vibrant place.
Significant opportunities exist to achieve integration with existing and
proposed public transport, furthering transit oriented development
objectives at the local and broader level through the implementation of
Melbourne 2030 transport initiatives.
The following objectives apply to Activity Centres:
→ To ensure a hierarchy of viable, accessible activity centres with
a greater range of complementary activities for domestic,
business, leisure and social life with improved public transport
services.
→ Encourage development of more viable mixes of land uses
within activity centres.Westfield Knox Proposed Retail Expansion Contour Consultants Aust Pty Ltd 12
4 Knox Planning Scheme Provisions
→ To ensure activity centres are attractive and safe settings for
pedestrians and make shops and services more accessible for
local residents and workers.
Reference Documents Clause 21.09
Relevant reference documents set out at Clause 21.09 of the
Municipal Strategic Statement include:
→ Knox Central Urban Design Framework, Knox City Council, 2005
→ Knox Urban Design Framework 2020, Planispehere, 2003
→ Knox Vision 2025, Knox City Council, 2007
→ Water Sensitive Urban Design Guidelines for the City of Knox,
2002
→ Knox Economic Development Strategy, 2008-2018, Knox City
Council, 2008
→ Knox Integrated Transport Plan, Knox City Council, 2004
Local Planning Policy Framework (LPPF)
In addition to the MSS, the following Local Planning Policy is relevant to
the proposal:
Knox Central Principal Activity Centre-Clause 22.04
Within this policy, the following objectives are relevant to the
proposal:
→ To implement the land use and development vision for Knox
Central based on the Knox Central Urban Design Framework.
→ JTo achieve a high intensity of activity throughout the area that
creates the critical mass needed to support the widest possible
range of higher order commercial, community and other uses.
→ JTo achieve high standards in landscape architecture and urban
design that contribute positively to the urban environment.
→ JTo improve access to and throughout the activity centre, and
improve legibility for all forms of transport including
pedestrians.Westfield Knox Proposed Retail Expansion Contour Consultants Aust Pty Ltd 13
4 Knox Planning Scheme Provisions
The Westfield Knox complex is included within the Commercial 1 Zone
4.3
Zoning pursuant to the provisions of the Knox Planning Scheme (Refer Figure
4.1).
The purpose of the Commercial 1 Zone is:
→ To implement the State Planning Policy Framework and the
Local Planning Policy Framework, including the Municipal
Strategic Statement and local planning policies.
→ To create vibrant mixed use commercial centres for retail,
office, business, entertainment and community uses.
→ To provide for residential uses at densities complementary to
the role and scale of the commercial centre.
Figure 4.1
ZONING PLAN
Commercial 1 Zone
SUBJECT SITEWestfield Knox Proposed Retail Expansion Contour Consultants Aust Pty Ltd 14
4 Knox Planning Scheme Provisions
Development Plan Overlay (Schedule 2)
4.4
Overlays
The whole of the Westfield Knox complex is subject to a Development
Plan Overlay Schedule 2 (Refer Figure 4.2).
Schedule 2 to the Development Plan Overlay (DPO) is specific to the
Knox City/Towerpoint Shopping Centre. Schedule 2 states:
‘A permit may be granted before a development plan has been prepared
to the satisfaction of the responsible authority if the proposal will not
result in the leasable floor area for shop exceeding 86,500 square
metres.’
Schedule 2 to the DPO contains provisions relating to traffic and car
parking, management and landscaping.
The Schedule sets out requirements which the development plan
submitted under the DPO2 must satisfy. These include:
→ A three-dimensional building envelope showing RL levels.
→ Building setbacks from the boundaries of the land.
→ Appropriate landscape buffer strips along the Stud Road and
Burwood Highway boundaries and interfaces with residential
areas.
→ Vehicle access to and from the land.
The Schedule to the DPO states that the Development Plan, once
approved, may only be amended with the consent of the owners of
the land.
Figure 4.2
DEVELOPMENT PLAN OVERLAY
Schedule 2Westfield Knox Proposed Retail Expansion Contour Consultants Aust Pty Ltd 15
4 Knox Planning Scheme Provisions
Land Subject to Inundation Overlay
Part of the Westfield Knox Shopping Centre is affected by the Land
Subject to Inundation Overlay (LSIO).
The purpose of the Overlay is:
→ To implement the State Planning Policy Framework and the
Local Planning Policy Framework, including the Municipal
Strategic Statement and local planning policies.
→ To identify land in a flood storage or flood fringe area affected
by the 1 in 100 year flood or any other area determined by the
floodplain management authority.
→ To ensure that development maintains the free passage and
temporary storage of floodwaters, minimises flood damage, is
compatible with the flood hazard and local drainage conditions
and will not cause any significant rise in flood level or flow
velocity.
→ To reflect any declaration under Division 4 of Part 10 of the
Water Act, 1989 where a declaration has been made.
→ To protect water quality in accordance with the provisions of
relevant State Environment Protection Policies, particularly in
accordance with Clauses 33 and 35 of the State Environment
Protection Policy (Waters of Victoria).
→ To ensure that development maintains or improves river and
wetland health, waterway protection and flood plain health.
A permit is required to develop any land with buildings and works within
the LSIO area.
Pursuant to Clause 44.04-5, an application must be referred to the
relevant floodplain management authority pursuant to Section 55 of
the Act unless in the opinion of the responsible authority, the proposal
satisfies requirements or conditions previously agreed in writing
between the responsible authority and the floodplain management
authority.
In response to the LSIO provisions, a separate report has been prepared
by Cardno. The report concludes:
Based on our assessment, we believe that there are no major flooding
constraints on the site that would require a significant redesign of the
proposed layout. The hydraulic model of the proposed development
shows no increase in the flood extent and the increase in flood depths
can be managed with appropriate design levels.Westfield Knox Proposed Retail Expansion Contour Consultants Aust Pty Ltd 16
4 Knox Planning Scheme Provisions
Figure 4.3
LAND SUBJECT TO INUNDATION OVERLAY
The following Particular Provisions are relevant to the proposal:
4.5
Particular Provisions
→ Advertising Signs Clause 52.05
→ Car parking Clause 52.06
→ Loading and unloading of vehicles Clause 52.07
→ Land adjacent to a Road Zone, Category 1 Clause 52.29
→ Bicycle facilities Clause 52.34
→ Integrated Public Transport Planning Clause 52.36
Whilst relevant to the redevelopment of the Westfield Knox complex, we
note that a separate application and associated submission will be
lodged for the erection and display of advertising signs.
The Knox Central Urban Design Framework underpins the Council’s
4.6
Knox Central Urban Design vision for the Principal Activity Centre. It is a document that assists to
Framework understand the issues that Council wishes to address as part of the
future planning and development of the Knox Central Principal Activity
Centre.
The Urban Design Framework envisages that the Westfield Knox
complex will expand and strengthen its role as the pre-eminent
destination for retailing and shopping in the outer eastern suburbs of
Melbourne. The Urban Design Framework includes provisions that
address the activity mix, built form and scale of new development,
transport and movement and landscape and environmental issues.
With reference to the Westfield Knox complex, built form variations
generally ranging from 2-3 storeys to 5+ storeys with ‘feature forms’ of
greater building scale and intensity extending along the Burwood
Highway frontage are contemplated and the activity mix includes core
retail, office/commercial use, leisure, and entertainment and housing.Westfield Knox Proposed Retail Expansion Contour Consultants Aust Pty Ltd 17
4 Knox Planning Scheme Provisions
Pursuant to the Aboriginal Heritage Act 2006, a Cultural Heritage
4.7
Aboriginal Cultural Management Plan is required if all or part of the proposed activity is in
Heritage an area of culture heritage sensitivity, and all, or part of the activity is a
high impact activity.
As illustrated in Figure 4.4, part of the site is identified as being within a
cultural heritage sensitivity area. .
In response, an assessment of the site and the need for a Cultural
Heritage Management Plan has been undertaken by Archaeology at
Tardis, and a copy of their advice is provided separately.
The advice concludes:
This investigation has reviewed the statutory obligations associated
with both the Aboriginal Heritage Act 2006 and the Victorian Heritage
Act 1995. The proposed works at Westfield Knox Shopping Centre,
Burwood Road, Wantirna South will not require the preparation of a
mandatory CHMP because the activity area is no longer situated within
an area of legislated cultural heritage sensitivity.
There are no further historic archaeological or heritage matters that
need to be addressed prior to the expansion of the existing shopping
centre and car parks taking place.
Figure 4.4
CULTURAL HERITAGE SENSITIVITY MAPWestfield Knox Proposed Retail Expansion Contour Consultants Aust Pty Ltd 18
5 Concept Masterplan
The Development Plan submission and the Planning Permit Application
are accompanied by a concept masterplan for the whole of the
Westfield Knox complex.
This masterplan is illustrated in Figures 5.1 and 5.2 and it forms the
basis for the proposed Development Plan and Planning Permit
Application.
Consistent with the applicable Urban Design Framework and Clause
22.04, the key features of the masterplan concept include:
→ A more ‘urban’ built form response in terms of building scale
and intensity;
→ Provision of a more robust-street edge condition adjacent to
the main road interfaces (Burwood Highway and Stud Road);
→ Maintaining and nurturing a diversity of built form, and the
delivery of different built form typologies on the east and west
sides of Melbourne Road;
→ Managing and engaging with the interfaces to the public open
space areas to the north;
→ Provides an opportunity for the introduction of a mix of uses on
the site, notably the eastern precinct that would include the
existing entertainment and hospitality uses, new retail formats,
new commercial/employment generating uses, residential
accommodation and residential apartments;
→ Improving internal linkages through the establishment of a
legible movement network that manages and provides for
vehicles (private and service/loading), cyclists and pedestrians;
→ Improving connections between precincts in the overall activity
centre area, and ‘blurring’ the interface between
5
precincts/activities in order to create a bona fide integrated
mixed use outcome; and
→ Accommodating the site’s longer term public transport options,
and therefore achieving a higher usage of public transport as a
mode of travel to and from the activity centre.Westfield Knox Proposed Retail Expansion Contour Consultants Aust Pty Ltd 19
5 Concept Masterplan
Figure 5.1
CONCEPT MASTERPLANWestfield Knox Proposed Retail Expansion Contour Consultants Aust Pty Ltd 20
5 Concept Masterplan
Figure 5.2
CONCEPT MASTERPLAN --- NORTH EASTERLY VIEW
TOWARDS EAST SIDE OF MELBOURNE ROADWestfield Knox Proposed Retail Expansion Contour Consultants Aust Pty Ltd 21
6 Opportunities and
Constraints: Site Planning
and Built Form Strategy
In addition to investigating longer term masterplanning options, it is
necessary to assess the opportunities and constraints associated
with the proposal as detailed in the Development Plan and the
Planning Permit Application.
Having undertaken this analysis, and taking into account the applicable
6.1
Opportunities statutory planning framework, the following planning and urban design
opportunities are noted:
→ The ability to accommodate additional retail floor space in the
Knox Central Principal Activity Centre, and by doing so:
→ Improve the variety of retailing through the inclusion of
new and additional retail formats;
→ Reduce escape expenditure to other competing higher
order centres in Melbourne’s eastern suburbs; and
→ Contribute to the economic and employment base of the
municipality.
→ In developing additional retail floorspace, achieving a range of
urban design improvements, including:
→ Improved built form edges to Burwood Highway and Stud
Road;
→ Improved built form presentation to the Lewis Road
Reserve;
→ Improved architectural expression, and a contemporary
presentation commensurate to other recently expanded
higher order centres in the Melbourne metropolitan area;
→ Creation of a ‘front door’ or identity for the complex in
comparison to the existing conditions;
6
→ The ability to maintain the existing ‘bush’ boulevard
character along the Burwood Highway frontage, and
introduce new tree planting and landscaping throughout
the site;
→ Investigating improvements to the existing site access
strategy, general circulation and existing public transport
infrastructure provision;
→ Delivering improved linkages to the balance of the
Westfield Knox complex, and the broader activity centre
area; and
→ The ability to accommodate a range of community
infrastructure including relocation of the existing library and
provision of a new bus facility.Westfield Knox Proposed Retail Expansion Contour Consultants Aust Pty Ltd 22
6 Opportunities and Constraints: Site Planning and Built Form
Strategy
In addition to realising these opportunities, the following constraints
6.2
Constraints are acknowledged and need to be addressed:
→ Managing the provision of car parking at a rate commensurate
to the expanded retail area, including how new parking areas
present to the wider public realm.
→ Managing the introduction of ‘big box’ anchor tenants in terms
of their architectural expression and external presentation.
→ How to design a very large building, and in particular ensuring
the overall length of building is sufficiently modulated in its
presentation.
→ Ensuring that potential noise impacts are identified and
managed in terms of off-site amenity consequences for the
residential areas to the north.
→ Managing the local flooding issues associated with the Land
Subject to Inundation Overlay.
→ Accommodating all the necessary servicing requirements
associated with a higher order retail centre.
→ Integrating with the existing mall configuration, and managing
leases.
Having regard to the opportunities and constraints noted above, the
6.3 key site planning and built form strategies that have driven the
Site Planning/Built Form project are:
Strategy
→ Development of second double height retail mall parallel and to
the south of the existing mall.
→ Introduction of new larger format retail offers in strategic
positions in order to generate increased activity for the
intervening speciality stores.
→ Consistent with contemporary retail development trends,
introduce improved hospitality retailing and a range of
externally focussed food and beverage tenancies.
→ Use the externally focussed area as the major public realm
gesture and new identity for the retail core within the larger
Westfield Knox complex (Refer Figure 6.1).
→ Pursue a contemporary design aesthetic that uses a variety of
techniques to properly modulate the scale and form.
→ Introduce a hard and soft landscape program that integrates
with the building’s architecture and that contributes to ‘place
making’ principles.Westfield Knox Proposed Retail Expansion Contour Consultants Aust Pty Ltd 23
6 Opportunities and Constraints: Site Planning and Built Form
Strategy
→ Consolidate the provision of parking into decked parking areas
that are distributed in order to properly service the whole of the
complex.
→ Providing for improved access points within the overall site
access strategy consistent with specialist traffic engineering
advice, including relocation of the signalised access to Stud
Road further north than its current location.
→ Creation of a legible private motor vehicle and service vehicle
movement system including a better defined perimeter
circulation road along the north boundary.
→ Incorporation of design solutions that address acoustic,
flooding, safety and disabled access issues.
→ Incorporation of a range of best practice sustainability
initiatives.
Figure 6.1
NEW BURWOOD HIGHWAY ENTRYWestfield Knox Proposed Retail Expansion Contour Consultants Aust Pty Ltd 24
7 Proposal
The Planning Permit Application plans are consistent with the key site
7.1
Planning Permit planning and built form strategies noted in the earlier section and the
Application proposed Development Plan. The key components of the proposal are:
→ Retention of the majority of the existing east-west mall;
→ Extension of the shopping centre to the south of approximately
45,000sqm in the form of a double-loaded, double height (with
a small additional upper level) east-west mall, with the overall
retail composition west of Melbourne Road comprising a
relocated discount department store, additional mini major
tenancies (including provision for accommodating new large
format international brands), reconfiguration of the existing
supermarket offer, specialty shops and a new fresh food
precinct;
→ Construction of a new entry statement at the western end of
the Burwood Highway frontage, and inclusion of externally
focussed food and beverage retailing tenancies in this area;
→ Construction of approximately 2,650 net additional parking
spaces located in a basement, on the roof of the building and in
decked parking areas on the east and north side of the building;
→ Construction of new and modified vehicle access points along
Burwood Highway and Stud Road that are described in more
detail in the separate report prepared by GTA Consultants;
It is noted that the new signalised intersection at the northern
end of the Stud Road frontage may require minor widening of
the existing road reservation. The extent of any widening will be
determined in consultation with Council and VicRoads during
detailed design of the proposed intersection.
→ Construction of new loading areas to service the additional
retail floorspace ; and
7
→ New landscaping / tree planting throughout the site.
On the west side of Melbourne Road, the total floor area of expanded
development is approximately 140,000 sqm.
The application also proposes relocation of the existing municipal
library to the east side of Melbourne Road (which is to be agreed with
Council), and the development of a new bus interchange to the east of
the existing KFC convenience restaurant (also on the east side of
Melbourne Road). Details of the new bus facility are set out in the
separate report prepared by GTA Consultants.
A copy of the application plans for Level 1 and Level 2, being the main
retail levels are included at Figures 7.1 and 7.2.Westfield Knox Proposed Retail Expansion Contour Consultants Aust Pty Ltd 25
7 Proposal
Figure 7.1
NEW LEVEL 1 RETAIL PLAN
Figure 7.2
NEW LEVEL 2 RETAIL PLANWestfield Knox Proposed Retail Expansion Contour Consultants Aust Pty Ltd 26
7 Proposal
As required by the Development Plan Overlay (DPO) provisions in the
7.2
Development Plan Knox Planning Scheme (as the proposed leasable shop floorspace
exceeds 86,500 sqm), the Planning Permit Application is accompanied
by a Development Plan.
As required by the DPO Schedule 2 provisions, the Development Plan
includes:
→ A three dimensional building envelope;
→ A building setbacks plan;
→ A plan illustrating the proposed access points; and
→ A plan illustrating landscape buffers along the Burwood
Highway frontage, the Stud Road frontage and along the
residential interface to the north.
A copy of the three dimensional building envelope plan (that is part of
the Development Plan) is included at Figure 7.3.
Figure 7.3
3 DIMENSIONAL BUILDING ENVELOPEWestfield Knox Proposed Retail Expansion Contour Consultants Aust Pty Ltd 27
8 Policy Considerations
The planning assessment begins with policy considerations.
At Clause 11.01-1 of the State Planning Policy Framework, the
‘Objective’ for ‘Activity Centres’ is:
→ To build up activity centres as a focus for high-quality
development, activity and living for the whole community by
developing a network of activity centres.
The same clause then sets out the following strategies to achieve the
objective:
→ Develop a network of activity centres that:
→ JComprises a range of centres that differ in size and
function
→ JIs a focus for business, shopping, working, leisure and
community facilities.
→ JProvides different types of housing, including forms of
higher density housing.
→ JIs connected by public transport and cycling networks.
→ JMaximises choices in services, employment and social
interaction.
→ Support the role and function of the centre given its
classification, the policies for housing intensification, and
development of the public transport network.
Clause 11.01-2 within the State Planning Policy Framework (as an
extension of Clause 11.01-1) relates to ‘Activity Centre Planning’ and
the ‘Objective’ is:
→ To encourage the concentration of major retail, residential,
commercial, administrative, entertainment and cultural
developments into activity centres which provide a variety of
land uses and are highly accessible to the community.
The strategies associated with achieving this objective are:
8
→ Undertake strategic planning for the use and development of
land in and around the activity centres.
→ Give clear direction in relation to preferred locations for
investment.
→ Encourage a diversity of housing types at higher densities in
and around activity centres.
→ Reduce the number of private motorised trips by concentrating
activities that generate high numbers of (non-freight) trips in
highly accessible activity centres.
→ Improve access by walking, cycling and public transport to
services and facilities for local and regional populations.
→ Broaden the mix of uses in activity centres to include a range of
services over longer hours appropriate to the type of centre and
needs of the population served.
→ Provide a focus for business, shopping, working, leisure and
community facilities.
→ Encourage economic activity and business synergies.Westfield Knox Proposed Retail Expansion Contour Consultants Aust Pty Ltd 28
8 Policy Considerations
→ Locate significant new education, justice, community,
administrative and health facilities that attract users from large
geographic areas in or on the edge of Central Activities Districts,
Principal or Major Activity Centres with good public transport.
→ Locate new small scale education, health and community
facilities that meet local needs in or next to Neighbourhood
Activity Centres.
→ Ensure Neighbourhood Activity Centres are located within
convenient walking distance in the design of new subdivisions.
→ Improve the social, economic and environmental performance
and amenity of the centre.
Then Clause 11.04-2 of the State Planning Policy Framework
references ‘Activity Centre Hierarchy’, and the objective is:
→ To create a network of activity centres comprising the Central
Activities Districts, Principal Activity Centres, Major Activity
Centres, Specialised Activity Centres and Neighbourhood
Activity Centres.
Within this hierarchy, Knox Central is classified as a Principal Activity
Centre, and the Planning strategies associated with Principal Activity
Centres are:
→ Develop Principal and Major Activity Centres to accommodate
ongoing investment and change in retail, office, service and
residential markets.
→ Ensure Principal and Major Activity Centres:
→ Have a mix of activities that generate high number of trips
including business, retail, services and entertainment.
→ Are well served by multiple public transport routes and are
on the Principal Public Transport Network or capable of
linking to that network.
→ Have, for Principal Activity Centres, a large catchment
covering several suburbs and attracting activities that
meet metropolitan needs.
→ Have the potential to grow and support intensive housing
developments without conflicting with surrounding land-
uses. Locate new Principal and Major Activity Centres on
the Principal Public Transport Network or link them to the
network as part of developing the site.
→ Broaden the role of stand-alone centres to provide a greater
mix of uses and improving linkages to the Principal Public
Transport Network.
→ Ensure Principal Activity Centres are a focus for a range of
government and community activities, services and investment
and are priority locations for government investment and
support.
→ Give priority to Principal Activity Centres for investment and the
location of significant land uses where catchments overlap in
any part of the network of centres.
→ Encourage Major Activity Centres with good public transport
links to grow in preference to other centres with poor public
transport links serving the same catchment.Westfield Knox Proposed Retail Expansion Contour Consultants Aust Pty Ltd 29
8 Policy Considerations
In response to these State level policy statements, Knox Central is part
of metropolitan Melbourne’s network of activity centres, and the
proposed expansion of the Westfield Knox complex will support its role
and position in the hierarchy. The expansion will also assist in
attracting public and private sector investment in new employment
generating uses, additional housing and community/public
infrastructure.
With regard to the ‘Activity Centre Planning’ and the ‘Activity Centre
Network’ objective and strategies, the planning submission properly
articulates:
→ Longer term masterplanning, and a framework for future
development investment;
→ Opportunities for accommodating higher density housing and
generally a broader mix of land uses;
→ Consolidation or aggregation of different land use types to
encourage economic activity and business synergy;
→ Improvements to the movement networks within the site and
linkages beyond the site to other precincts; and
→ Improvements to the public transport facilities, and the ability
to accommodate longer term public transport infrastructure.
In addition to the State policy statements directly relevant to Activity
Centres, Clause 17 (Economic Development) is also directly relevant in
that it relates to planning objectives associated with economic
prosperity, and the need to meet the communities’ needs for retail,
entertainment and other commercial services.
The same clause also references the planning concept of net
community benefit in relation to accessibility, efficient use of
infrastructure, land use aggregation and sustainability.
The planned short term and longer term proposals for the Westfield
Knox complex (as illustrated in the Planning Permit Application and the
concept masterplan respectively), clearly will achieve these objectives
given the higher order activity centre context, and the ability to leverage
off the existing land use concentration and infrastructure investment.
Turning to the Local Planning Policy Framework provisions, key policy
provisions relate to urban design, housing, environment, economic
development and infrastructure.
Whether it be the immediate and first stage of the masterplan for the
Westfield site, or looking at the longer term planning horizon, the
projects for the site will deliver a range of local policy outcomes.
More specifically:
Urban Design
The urban design outcomes associated with the proposals are
discussed variously throughout the report.Westfield Knox Proposed Retail Expansion Contour Consultants Aust Pty Ltd 30
8 Policy Considerations
Housing
Large areas to the east of Melbourne Road provide a longer term urban
renewal opportunity for the Knox Central Principal Activity Centre, and
as the centre continues to mature (as has occurred with other higher
order outer suburban activity centres in Melbourne), the centre will
become an attractive and viable housing alternative.
This maturing process will be the catalyst for the delivery of higher
density housing formats, and a new housing typology that is more
affordable and suited to different demographic groups.
The concept masterplan provides for this opportunity, and the catalyst
for the necessary longer term private investment will in part be the early
stages of development that change perceptions of the centre and
improve local amenity.
Environment
Environmental considerations and how the proposal seeks to embrace
macro and micro sustainability initiatives include:
→ Recognising and addressing potential cultural heritage
sensitivity;
→ The aggregation of land uses into the Principal Activity Centre
that is best provided for in terms of a range of urban
infrastructure in the local region;
→ Managing stormwater related issues, and harvesting
stormwater for re-use;
→ Incorporation of bio-filtration systems within the landscaping
concept in order to ‘clean’ the stormwater before it enters the
local drainage system; and
→ Introduction of a new landscape program in order to provide a
positive contribution to the ‘bush’ character of the municipality.
We also note that a separate sustainability report has been
prepared by Cundall.
Economic Development
The City of Knox Economic Strategic Framework Plan identifies the
Knox Central Activity Centre as being the regional retail and
entertainment focus, and the proposed development will assist in
achieving in achieving the local objectives associated with economic
activity and activity centres.
Further discussion regarding economic/commercial considerations is
included in Section 9.5.Westfield Knox Proposed Retail Expansion Contour Consultants Aust Pty Ltd 31 8 Policy Considerations Infrastructure The infrastructure references include integrated transport, open space and recreation and community health and wellbeing. The proposals for the Westfield Knox complex support and contribute to local infrastructure provision by virtue of the land use concentration, and the ability of new land uses that will take advantage of existing infrastructure rather than having to provide new or additional infrastructure in another location. The contribution to local infrastructure includes the new public transport (bus) facility, the relocated library and more generally improving local amenity through built form, landscaping and good urban design practices.
Westfield Knox Proposed Retail Expansion Contour Consultants Aust Pty Ltd 32
9 Other Planning
Considerations
Within the Commercial 1 Zone, there is no maximum leasable floor
9.1
Floor Area area, and therefore unlimited shop floorspace is as-of-right pursuant
to the applicable zoning provisions.
However, within the Schedule 2 provisions within the Development Plan
Overlay there is a requirement to have a Development Plan approved if
the proposed leasable shop floorspace exceeds 86,500.
Consistent with this DPO provision, a Development Plan has been
prepared and has been submitted concurrently with the Planning
Permit Application
The Concept Masterplan for the whole of the Westfield Knox Complex
9.2
Built Form provides a general framework for future stages of expansion, and it
responds directly to the Urban Design Framework and the state-wide
Activity Centre Design Guidelines. The Planning Permit Application
plans illustrate the first stage of an overall vision, and they propose a
built form response that appropriately balances the influences of the
existing conditions and the preferred activity centre character.
More specifically, the plans illustrate:
→ A scale of building and development commensurate to a higher
order activity centre;
→ A dramatically improved external presentation that is
articulated by a variety of design techniques;
→ Improved ‘centre’ legibility with a new entry statement and
external design solutions that identity the different elements
within the overall land use composition;
→ The renewal of existing at-grade parking areas and
subsequently the creation of a more ‘urban’ built form
compared to the existing ‘building surrounded by parking’ sub-
urban template;
→ A focus on creating enjoyable high amenity external spaces in
the western part of the overall centre to complement the
existing Ozone precinct; and
9
→ Introduction of modern design idioms as part of an innovative
and contemporary architectural approach.Westfield Knox Proposed Retail Expansion Contour Consultants Aust Pty Ltd 33
9 Other Planning Considerations
The landscape principles are set out in the separate report prepared by
9.3
Landscaping Land Design Partnership, and the report concludes:
The landscape and public realm associated with the proposed
retail expansion of Westfield Knox will embody the key urban
design aspirations of the Knox Central Urban Design Framework,
and will contribute to the integration of the new building with its
urban context in the following key areas:
→ Creation of new public spaces in high profile locations, with a
clear and distinctive identity.
→ Reinforcement of pedestrian movement patterns from
residential areas, through careful planting and path
alignments.
→ Continuation of established landscape themes along the key
road frontages.
→ Additional planting to existing landscape areas to enhance the
new built form.
→ Softening of new car parking buildings through the introduction
of planted panels in selected locations of the facades.
GTA Consultants have worked closely with the design team throughout
9.4
Traffic Engineering the evolution of the project, and the conclusions set out in their report
in relation to the sustainable transport, car parking, traffic impacts and
loading and waste collections are:
Sustainable Transport
→ The proposed location of the bus interchange is positioned on
the northeast corner of the Burwood Highway/Melbourne Road
intersection generally in accordance with the location as
specified in the Knox Central UDF.
→ The proposed bus interchange location is expected to improve
the overall accessibility of Knox City and Knox Ozone (and
commercial uses to the east) by bus by providing a high- quality
interchange at a location more central to and integrated with
the Centre.
→ The design of the bus interchange represents an efficient
design, with the provision of a total of ten bus bays considered
to be appropriate.
→ The proposed development will not prejudice the potential
extension of tram route 75 (should this extension be completed
by State Government in the future).
→ It is understood that the bicycle parking provisions/facilities are
to be provided as part of the expansion in accordance with
statutory requirements.
→ The proposed development will incorporate improved walking
and cycling pathways between the Centre and surrounding land
uses.
→ The proposed development incorporates an improved taxi rank
which is to be located adjacent to the new bus interchange.Westfield Knox Proposed Retail Expansion Contour Consultants Aust Pty Ltd 34
9 Other Planning Considerations
Car Parking
→ The expanded Centre generates a statutory car parking
requirement of 8,694 to 10,132 car spaces.
→ An 85th percentile car parking demand of approximately 7,171
car spaces can be expected (based on existing car parking rates
calibrated for the Centre).
→ The proposed post-development car parking supply of
approximately 8,850 car spaces is expected to adequately cater
the car parking demand of the expanded Centre and is
generally in accordance with the range of the statutory car
parking requirements.
→ The proposed layout of new car parking areas generally
complies with the Australia Standard for off-street Car Parking
Facilities (AS/2890.1), with typical dimensions of car spaces
being 2.6 m wide by 5.4 m long and with a 6.8 m aisle. These
dimensions exceed those specified in the Knox Planning
Scheme and are considered to be acceptable.
Traffic Impacts
→ The proposed development can be expected to generate
approximately 318,792 and 867 additional vehicle movements
(above existing 85th percentile ‘design day’ traffic volumes)
during the AM, PM and Saturday peak periods.
→ The traffic impacts of the proposed development will be
mitigated (off-set) by the road works proposed at vehicle
access points to the Centre and at the Burwood Highway/Stud
Road intersection.
Loading and Waste Collections
→ The proposed loading and waste collection arrangements
generally meet the statutory requirements and are considered
to be appropriate.Westfield Knox Proposed Retail Expansion Contour Consultants Aust Pty Ltd 35
9 Other Planning Considerations
The principles of promoting investment and employment growth are
9.5
Socio Economic key planning objectives.
Considerations
To this end, the proposal represents an investment of approximately
$450 million in the Knox Central Principal Activity Centre. This
investment will have positive effects for the local area and the City of
Knox through the creation of employment during the construction
period, creation of further retail and associated service industry
employment upon completion of the development and off-site
employment through multiplier effects.
Other considerations include the improved retail offer that will act as a
catalyst to the ongoing viability / vibrancy of Knox Central as a bona-
fide higher order activity centre, and allow it to compete successfully
with other higher order centres in the eastern region of metropolitan
Melbourne.
Urbis have assessed the positive economic impact, and following
conclusions are noted in their separate submission.
→ The proposed retail expansion will create:
→ 2,000 retail related jobs;
→ 1,600 indirect jobs through multiplier effects;
→ 1,800 construction jobs; and
→ 2,800 indirect jobs through multiplier effects in the
construction industry;
→ The increase in retail activity will generate benefits to other
uses within the Knox Central Principal Activity Centre; and
→ The proposed retail expansion will address the need for
additional floorspace in the primary and secondary trade area.Westfield Knox Proposed Retail Expansion Contour Consultants Aust Pty Ltd 36
10 Conclusion
In summary, the proposed expansion of the Westfield Knox complex is a
significant development investment, and one that is strongly supported
by the State and Local Planning Policy Frameworks.
The proposal reinforces the designation of the centre as a regional
(Principal Activity) centre, and will implement a range of strategic
objectives of State and Local Planning Policy.
The project represents the culmination of a detailed design process,
and this process has produced:
→ An urban design outcome that fits within the overall vision for
the activity centre as detailed in the Urban Design Framework;
→ A contemporary makeover for the existing development, and a
built form outcome that will contribute positively to the local
urban fabric;
→ Improved landscaping opportunities throughout the site;
→ Improved legibility for visitors in terms of a well-structured
movement network that manages private motor vehicles,
service vehicles, public transport, pedestrians and cyclists;
→ A satisfactory traffic engineering outcome; and
→ Management of all potential off-site amenity consequences.
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