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ENGAGEMENT REPORT
Junction Place Master Plan Refresh
Engagement Summary Report
September to October 2021
COMMUNITY
The term community refers to a group of people that has something in common such as identity,
behaviours, interests, or values. A community often share a sense of place in each
geographical area (e.g., a country, city, town, or neighbourhood) or in virtual space through
communication platforms.
STAKEHOLDER
The word stakeholder refers to individuals, groups or organisations with a stake or interest in
the outcome of a decision. Stakeholders may also have the ability to influence the decision
given their role or position.
ENGAGEMENT
Engagement is defined as a planned process with the purpose of working with communities and
stakeholders to inform decisions, share knowledge and strengthen relationships.
1 Summary 4
1.1 A refreshed master plan for Junction Place 4
1.2 Engagement scope and participation 4
1.3 Key insights 4
1.4 Next steps 5
2 Introduction 6
2.1 Project background 6
2.2 Notes for the reader 8
3 Engagement process 9
4 Engagement findings 10
4.1 General feedback about the master plan refresh 10
4.2 Feedback on the proposed master plan refresh 12
4.2.1 Level of support for key moves in the proposed master plan refresh 12
4.2.2 Open spaces 13
4.2.3 Market Hall 13
4.2.4 Car parking and road networks 13
4.2.5 Cinema 14
4.2.6 Laneway activation 14
4.2.7 Retail development 14
4.2.8 Workspace 15
4.2.9 Hotel 15
4.2.10 Locations 15
4.2.11 Staging of construction 15
4.2.12 Residential 16
4.2.13 Other ideas 16
4.3 Feedback on the information provided 17
5 Key insights on the proposed master plan refresh 19
6 Observations of the engagement 19
7 Next steps 20
Appendix A: Screenshots of the Project Website 21
Appendix B: Questions and Answers document 22
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1 Summary
1.1 A refreshed master plan for Junction Place
Junction Place is regional Australia's largest urban renewal initiative and is located in central
Wodonga. It is delivered by Development Victoria, the Victorian Government's property developer and
major projects agency, and Central Place (a local developer), in partnership with the City of Wodonga
(Council).
In 2021, Central Place (developer of the project) undertook a commercial and design review of the
2016 master plan of Junction Place. This 'master plan refresh' was required to better reflect current
market and external conditions, including impacts from the global pandemic (COVID-19).
Following this review, the developer Central Place, has lodged two Planning Permit applications with
Council:
i. A planning application for the Junction Place master plan including the proposed hotel; and
ii. A planning application for the use and development of land for retail development (including
an application to sell liquor on part of the land)1
The masterplan application was exempt from notice according to the governing statutory process, and
hence it was not publicly exhibited.
In line with the statutory process for planning permit applications including a liquor component, the
retail development application was subject to the notification processes set out in the Planning and
Environment Act. A public petition signed by over 2,910 Wodonga residents was submitted to Council
led by a local community social media campaign. The petition opposed Dan Murphy as the tenant to
the retail development.
Subsequently, in order to allow Council to consider the retail development in the broader context of
the refreshed master plan and allow time to listen to community's feedback on the master plan,
Central Place requested that Council defer the planning process of the retail development permit.
1.2 Engagement scope and participation
The engagement was designed for the developer to share the refreshed master plan with the
community, answer any questions the community may have and respond to their feedback, prior to
the next Council meeting (scheduled in December 2021).
The engagement was undertaken between 22 September 2021 and 15 October 2021. Approximately
298 participants took part. Due to the public gathering and travel restrictions, all engagement took
place online, including a Project Information Webinar (22 September 2021, with 98 attendees); two
community feedback sessions (27 September and 7 October 2021, with 73 attendees); an online
survey (127 participants); and targeted briefings (7 stakeholders).
1.3 Key insights
• More than half of the survey participants (72 participants) objected to the Dan Murphy's liquor
store; 10 survey participants supported the corner site retail uses but rejected the liquor use.
1 Refer to Planning Permit Application 73/2021 submitted to Wodonga Council
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• Most participants were supportive of the provision of open spaces; the proposed Market Hall;
provision of car parking; the inclusion of the cinema; and the active laneway proposed in the
master plan.
• Many participants expressed a strong desire to accelerate the development of the cinema.
• There was a strong desire to create more green spaces in Junction Place.
• Participants had mixed views on the proposed car park spaces; with some participants said
they were seemingly unattractive spaces and may not be of high demand in the future.
• In general, participants felt that the proposed Market Hall and cinema could attract visitors to
Wodonga and at the same time benefit the local community.
1.4 Next steps
This report has been presented to Development Victoria and Central Place; it will be also be shared
with Council, and participants through email and the project website prior to the next Council meeting
(scheduled in December 2021).
Council officers have advised that they will consider the master plan application in December 2021,
and subsequently the retail development application in February 2022.
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2 Introduction
2.1 Project background
Junction Place Development and Master Planning
Junction Place is regional Australia's largest urban renewal initiative. The initiative will double the size
of Wodonga's CBD and bring new life to the city centre, delivering quality public spaces and a mix of
retail, entertainment, commercial and residential developments. This project is led by Development
Victoria, the Victorian Government's property developer and major projects agency, in partnership
with the City of Wodonga; delivered by Central Place (a local developer).
In June 2011, the opportunity to redevelop Junction Place emerged following the relocation of
passenger and freight lines out of Wodonga's city centre. Development Victoria purchased the land
from VicTrack to begin urban renewal process for Junction Place. From 2011 – 2017, Development
Victoria and City of Wodonga undertook extensive strategic work and consulted with the community
and an independent planning panel to inform the future of Wodonga CBA. This piece of work had
resulted in a Planning Scheme Amendment to implement the Wodonga CBA Policy Framework Plan
2016 to guide its land use, built form and urban development.
In 2016, Central Place developed a masterplan to transform the vacant railway site into the new heart
of central Wodonga including a cinema, hotel, commercial offices, retail and residential uses.
In 2021, a commercial and design review of the 2016 master plan was undertaken to address
changing market conditions and external factors, exacerbated by the global pandemic (COVID-19),
that had impacted the commerciality and potential timing of some stages of the development.
The refreshed master plan
The refreshed master plan features all components of the original master plan, including retail, dining
and food and beverage, a hotel and conference/events centre, a market hall, a cinema and
entertainment complex, residential development, and commercial workspaces.
The refreshed master plan also includes the following proposed changes:
i. A proposed new location for the cinema and entertainment complex, located on the land
adjacent to High Street and opposite Mann Central, and the historic Goods Shed and Station
Buildings
ii. New street-focused retail opportunities on the corner of Elgin Boulevard and Smythe Street to
complement the existing retail further to the east on Elgin Boulevard and Wodonga Plaza
iii. Changes to the design and connection highlighting the historic Goods Shed and Train Station
iv. Creation of a series of buildings connected by pedestrian pathways
v. Changes to the timing of the delivery phases and locations of some components of the
master plan
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Figure 1 Extract of Master plan Refresh images (2021)
Lodgement of planning permits
In 2021, Development Victoria, together with Central Place have worked with the City of
Wodonga executive and staff for nine months on the refreshed master plan, to ensure it responds to
the statutory planning guidelines for the precinct and Council's feedback.
The local developer Central Place lodged two separate applications with Council for planning permits:
i. A planning application for the Junction Place master plan including the proposed hotel; and
ii. A planning application for the use and development of land for retail development (including
an application to sell liquor on part of the land)2
2 Refer to Planning Permit Application 73/2021 submitted to Wodonga Council
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Status of the planning permits
The masterplan application was exempt from notice according to the governing statutory process, and
hence it was not publicly exhibited.
In line with the statutory process for planning permit applications including a liquor component, the
retail application was subject to the notification processes set out in the Planning and Environment
Act. During the public exhibition period, Council received a petition3 signed by over 2,910 Wodonga
residents, opposing Dan Murphy's as the tenant to the retail development.
Subsequently, in order to allow the full consideration of the planning application for the retail
development in the context of a refreshed master plan layout and composition, Central Place
requested that Council defer consideration of the retail planning permit application.
Council officers have advised that they will consider the master plan application in December 2021,
and subsequently the retail development application in February 2022.
Community engagement and this report
In September 2021, Development Victoria and Central Place undertook community engagement on
the refreshed master plan. The engagement process was designed and facilitated by independent
facilitator Capire Consulting Group.
This report, prepared by Capire Consulting Group (Capire), summarises the engagement process,
participation, key findings, and observations of engagement. This report has been presented to
Development Victoria and Central Place; it will be also be shared with Council, and participants
through email and the project website.
2.2 Notes for the reader
When reading this report, please note the following:
i. During this engagement, under state-of-emergency health orders, Victoria entered lockdown
(since August 2021) that restricted public gatherings and travel. This limited the ability for
face-to-face engagement in Wodonga. All engagement activities were delivered online
through Zoom Webinar, Zoom meetings and telephone.
ii. The City of Wodonga Council has also offered live streaming of all the sessions at Hyphen
(Wodonga Library Gallery) for those who were not able to access the sessions online. There
was no registration from the public to access the facility.
iii. Capire has faithfully reported on information shared by participants and has interpreted the
information to represent the views of participants as closely as possible.
iv. This report only reflects the views of participants who participated in engagement activities;
these views may not represent the wider community's views.
v. Some comments from participants may be out of the scope of this project or address matters
outside of the project area. Capire has captured these comments in this report.
3 An online petition titled ‘Say NO to Dan Murphy's, Junction Square Wodonga’ was put up on GetUp! Platform.
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3 Engagement process
This section provides an overview of the engagement activities and a summary of participation.
The engagement process took place between 22 September 2021 and 15 October 2021. The
engagement activities were mainly promoted through a dedicated project email (with 136 people
registered their interest) and Junction Place Wodonga project webpage on Development Victoria's
website.
At the start of the engagement process, the project webpage4 was updated to provide information
about the proposed master plan and additional information about the planning stages.
Due to public health restrictions, all engagement activities were held online. Development Victoria had
advertised for the online sessions through an advertisement on Border Mail, and Wodonga Council's
website. Approximately 298 people participated in a range of engagement activities. Figure 2 below
outlines the number of participants in each activity.
650
Project webpage
visitors
136 registered
98 attended
Project Information
Webinar on 22
September 2021
115 registered
73 attended
two community
feedback sessions,
held between 6.30-
8.30pm on a Tuesday
and a Thursday
evening.
127
participants completed
an online survey
7
Key stakeholders and
concerned residents
attended targeted
briefings with
Development Victoria
or Central Place
Figure 2 Participation in each engagement activity
Participants were asked about their relationship to Wodonga. Most participants lived in Wodonga.
Figure 3 below illustrates the results from the online survey and the online sessions.
Most participants indicated they both lived/studied/work in Wodonga and were interested community
members. Some participants were members of a community/ group organisation. There were also
Councillors, Council staff and media participated in some sessions.
4 https://www.development.vic.gov.au/projects/junction-place-wodonga
156
40
129
4
4
I live/ study/ work in Wodonga.
I am a member of a community group/ organisation.
I am an interested community member.
I am an elected representative or candidate.
Other (please specify)
Figure 3 Participants’ relationship to the Wodonga (N=199). NB: Some participants have chosen more than one answer.
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4 Engagement findings
This section summarises the key feedback received during this phase of engagement about the Junction Place project. An overview of the feedback from the community is summarised in section 4.1, with detailed feedback summarised in section 4.2.
4.1 General feedback about the master plan refresh
A project information Webinar was held by Development Victoria and the developer Central Place to
share a refreshed master plan with the public.
The Webinar included a 30-minute presentation from Development Victoria and Central Place,
followed by a 30-minute moderated Questions and Answers session, where participants were able to
submit written questions to the moderator.
During the 1-hour Webinar, a total of 215 questions or comments were submitted; some participants
had also submitted questions prior to the Webinar via email. Over half (124 out of 215) of the
questions or comments were about the permit application for the liquor store Dan Murphy's.
Some participants also queried about the master planning process, level of influence of this
community consultation and carparking spaces.
Two Community Feedback Sessions were held online one week after the Webinar. In these sessions,
participants were free to ask any questions to the project team in two breakout room rotations.
In both the Webinar and the Community Feedback sessions, most participants asked
questions about or objected to the proposed Dan Murphy's retail development.
Participants felt the liquor store would not deliver social outcomes and could exacerbate issues
associated with alcohol in Wodonga. Participants also felt that placing a liquor store at Junction Place
does not align with the vision of creating a place where families can meet and hang out.
Others felt that the addition of a liquor store creates competition with existing liquor stores. A few
participants also commented the 'retail box' design is uninviting and does not provide an active street
frontage.
124
26
14
9
7
6
6
5
5
4
4
2
2
1
Dan Murphys
Master Plan
Community engagement
Car parking/ traffic
Other uses
Hotel
Cinema
Existing business
General comment
Market Hall
Green space
Townhouse development
Developer
Others
Questions asked or comments made in the Webinar (by topic)
Figure 4 Questions asked or comments made in the Webinar, sorted by themes (N=215)
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Some participants asked further questions about the proposed retail store, including:
i. The size of the retail space occupied by Dan Murphy's
ii. The status of the contractual agreement between the developer and Dan Murphy's
iii. Whether the developer would consider another anchor tenant for the retail development
Many participants also asked questions about the planning process, as below:
i. Clarify the status of the permit application (that is, whether it was put on hold or not)
ii. Why has the planning permit process not been transparent with the community (as they
only found out through the media)
iii. Whether the master plan has been 'refreshed' to fit in the Dan Murphy's retail
development
iv. How can the public object to the Dan Murphy's planning application
Apart from the Dan Murphy's retail development, many participants also questioned about the need
for a 'refreshed' master plan.
Participants were unclear how this 'refresh' would provide greater certainty for future development,
when the previous master plan did not. Another major concern from participants was the lack of
communication from the developer/ Development Victoria about the 'refreshed' master plan. Many
participants felt that the previous master plan had been developed and widely adopted by the
community; in comparison, the current 'refresh' master plan had been consulted only with Council.
All questions received in the Webinar and online feedback sessions had been collated and consolidated into a Questions and Answers document. The document was published on the project website on Thursday 7 October 2021 and included in this report in Appendix B. Detailed feedback on the master plan is outlined in the following section (section 4.2).
‘When Development Victoria first developed the master plan for Junction Place it was a highly collaborative
process involving many different stakeholders and from an early stage. Why has this process only brought in the
community after a revised plan has been lodged with Council?’
- Online session participant
29
27
22
13
13
13
12
9
6
5
5
2
1
Objection to Dan Murphy's
Master plan/ approval process
Road networks/ pedestrian/ cycling/ buses
Retail opportunities
Other comments
Green space
Car parking
Staging of project
Cinema
Hotel
Market Hall
Engagement process
Workspace
Comments received from the community feedback sessions
Figure 5 Questions asked in the Community Feedback Sessions, sorted by themes (N=157)
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4.2 Feedback on the proposed master plan refresh
Through the online survey, the Webinar and the two feedback sessions, participants were
encouraged to provide feedback on the overall refreshed master plan, not only focusing on the
proposed retail development.
The following section provides a summary of the feedback received through the three online sessions
and the online survey.
4.2.1 Level of support for key moves in the proposed master plan refresh
Online survey participants were asked 'how supportive are you of the following key moves
proposed in the refreshed master plan for Junction Place?'
A total of 127 participants have completed the online survey. Figure 6 illustrates the survey results,
ranking from the element that received the most support to the least support.
Figure 6 Survey participant's level of support to the proposed key moves in the master plan (N=127)
76%
63%
73%
62%
48%
31%
27%
22%
21%
16%
17%
15%
31%
16%
20%
32%
31%
25%
24%
31%
22%
14%
4%
5%
3%
6%
11%
22%
17%
24%
21%
25%
9%
4%
1%
3%
9%
14%
10%
15%
16%
14%
3%
11%
2%
6%
15%
8%
12%
18%
43%
12%
3%
3%
Smaller open spaces for visitors to rest, sit and enjoythe area
Proposed Market Hall to host events and smallerretailers
Provide adequate and free car parking across thewhole precinct
Inclusion of a cinema
Creation of an active laneway between the Goods Shedand Hotel/Market Hall
Inclusion of a 150-room hotel to provide new visitoraccommodation and conference space
Proposed work space to accommodate governmentservices and education services
Location of various types of uses
Proposed modest residential development to provideaccommodation to downsizers or first home buyers
Staging and timing of construction (Retail and hoteluses will be delivered first, followed by the Cinema,
commercial and residential uses)
Proposed new retail space on the corner of SmytheStreet and Elgin Boulevard
Strongly in favour Somewhat in favour Neutral Somewhat oppose Strongly oppose Not sure
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Five ideas in the proposed master plan received over 80% of survey participants' support, they
were:
i. Smaller open spaces for visitors to rest, sit and enjoy the area (91% in favour)
ii. Proposed Market Hall to host events and smaller retailers (94% in favour)
iii. Provide adequate and free car parking across the whole precinct (89% in favour)
iv. Inclusion of a cinema (82% in favour)
v. Create an active laneway between the Goods Shed and Hotel/Market Hall (80% in favour)
Similar to the feedback from all the online sessions, the proposed new retail space received over 50% of opposition from survey participants. Participants had mixed views on other ideas in the master plan.
4.2.2 Open spaces
The provision of smaller open spaces received significant support in the online survey; similar
sentiment was reflected in the online sessions.
Many participants mentioned that green open spaces in Junction Place were very popular with
gatherings amongst families and young people. Many residents were expecting to see more green
space provided in the future. They felt that Junction Place should be a family-friendly place, where
people can gather and meet; hence it is important to create more open spaces rather than retail/hotel
development. Some participants supplemented that Junction Place is a hot and exposed area that
needed lots of green open space for cooling to make it enjoyable.
Some participants were satisfied to learn that the refreshed master plan offered more open space
than the previous one (24% of its land area as open space); while a few participants noting that the
images of the master plan did not seem to reflect that.
4.2.3 Market Hall
Many participants supported the idea of providing more spaces for small businesses, with a
few participants questioned whether there are already too many retail spaces left empty around
Junction Place. A few participants were worried about late-night noise if the Market Hall will be active
for 24 hours.
Participants were eager to see a diversity of retailers (for example creatives, start-ups and local
businesses) attracted to the Market Hall. Some suggested providing incentives to attract small
businesses to the Market Hall. Over 50% of survey participants were interested in future discussions
about placemaking initiatives and retailers in the Good Shed and Train stations and the events to take
place in the Market Hall.
4.2.4 Car parking and road networks
Although the survey results showed the majority support the provision of car parking spaces, some
participants in the online sessions questioned whether the master plan has considered the potential
decrease in car parking demand with the uptake of active and public transport. Others reiterated the
‘The public open space is not green enough for a climate as hot as Wodonga's - plus it is bitsy and disconnected.’
‘Green spaces, less concrete and grey tones to make this space more welcoming.’
- quotes from online / survey participants
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need for car parks in Wodonga. One participant suggested that the car park should be well-designed
and look attractive as it is located in a central place of Wodonga.
A few participants expressed concerns about the safety of night-time uses at the car parks as it
would be close to a large liquor store (the proposed Dan Murphy's).
Some participants were concerned about the potential road congestion on Church Street and
Jack Hore Way as they became the access point to the large car park next to the proposed cinema.
A handful of participants provided suggestions to increase bus services/ or a shuttle bus service to
Junction Place; to connect the cycling paths to a broader cycling network; and one participant
mentioned there was an idea to create a transport hub in Wodonga proposed in the past.
4.2.5 Cinema
The inclusion of a cinema received over 80% of support from survey participants.
The relocation of the cinema was a major concern amongst many participants. In the 'refreshed'
master plan, the original location of the cinema has been replaced by the retail development, while
cinema was moved next to the Market Hall.
Some participants perceived the relocation of the cinema as a compromise to accommodate the Dan
Murphy's retail store, while some felt that the reason for relocation was not compelling. A few
participants in the online session favoured the new location of the cinema because it would create
better synergy with the Market Hall.
Many survey participants were disappointed about the delay of the cinema development, and that it is
scheduled in the later stages of construction. Many participants would like to see the cinema being
built first, before the retail and hotel development to benefit the local community first.
4.2.6 Laneway activation
The creation of an active laneway between the Goods Shed and Hotel/Market Hall has received
overwhelming support (over 80% participants supported) without further questions or comments.
4.2.7 Retail development
From the survey results, 57% of the survey participants objected to the proposed new retail
space. These numbers were similar to the Webinar and online feedback sessions. While the survey
did not ask participants specifically about the liquor component of the retail space, 57% participants
indicated that they 'strongly oppose' or 'somewhat oppose' to the ‘proposed retail use’; among them
63 participants made further comments to indicate they particularly objected to the Dan Murphy’s
liquor store.
‘We live in the country so that we don't need big multi carparks. We want to park close and have easy access.’
‘I don't think we need too much parking, perhaps we can encourage people to use the buses.’
- quotes from online session participants
‘I am disappointed that the cinema is in stage 4, it should be the first thing built.’
‘I’d like some guarantee that a large cinema would be coming to Wodonga to compete with Albury.’
‘We are so sick and tired of going to Albury to go to the movies.’
- quotes from survey participants
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There were mixed views as to whether retail development is needed in Junction Place. A handful of
participants felt that there were already many empty retail spaces around the area; while 10
participants commented that they supported the retail use, but chose ‘somewhat oppose’ or ‘neutral’
in the survey as they objected to the proposed liquor store.
Participants mainly were concerned that a large liquor retail store does not create a safe environment
for families and young people to hang out. They highlighted the potential adverse social outcomes it
would create. Participants questioned whether the local police and social service providers had been
consulted and whether a social impact assessment had been conducted.
A few participants also pointed out that there were already six liquor retailers in the area; therefore,
the addition of a large retail chain would compete with existing businesses.
4.2.8 Workspace
While not many participants had commented on the workspace in the online sessions, over 50% of
survey participants supported the idea. Some online session participants questioned the need for
more office spaces; while others supported the idea of having co-working spaces, as the pandemic
had presented opportunities for remote working in regional Victoria.
A few participants were supportive of the idea to bring in government tenants to the office space, and
asked if the State or Federal governments have been engaged in any discussions.
4.2.9 Hotel
Approximately 60% survey participants were in favour of the hotel development.
In the online sessions, some participants had confused the proposed hotel with pubs.
Some participants questioned the need for a new hotel as there were many hotels and motels in
Wodonga. A few participants questioned whether the road network and shuttle bus services could
accommodate the additional number of tourists and visitors. Participants would like the conference
spaces to be affordable for community uses.
4.2.10 Locations
Just half of the survey participants were in favour of the locations of the uses, while 24% of the
participants felt neutral about the idea.
In the online sessions, apart from the cinema and the retail development, participants did not
comment on the locations of other uses.
4.2.11 Staging of construction
As suggested in the above discussion about the cinema (4.2.5), many participants (in both survey and
online sessions) expressed strong support to bring the cinema construction forward in the plan, as
it would bring greater value to the local community. Some also felt that bringing forward the Market
Hall development would bring greater value in attracting visitors, instead of the retail development.
‘I’m concerned over an alcohol retailer being added to the development of the city heart when there are already a significant number of alcohol retailers in close proximity.’
‘We already have lots of empty retail spaces in town.’
‘I'm not opposed to a Dan Murphy store in Wodonga but definitely not in that location.’
‘Retail can be included, but we do not need another bottle shop!’
- quotes from survey participants
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4.2.12 Residential
Approximately 50% of the survey participants were either ‘strongly in favour’ or 'somewhat in
favour' of the residential development. Only a handful of online sessions participants raised
questions about the timing of construction and type of dwellings.
4.2.13 Other ideas
A few survey participants suggested other ideas for Junction Place, including:
i. provide performing spaces for arts and music performers
ii. provide more youth centres or education hubs
iii. consider environmentally sustainability building designs including the use of solar panels and
vertical gardens
‘I think on the whole it looks like it will work well however I think Dan Murphy’s is not a good choice as anchor tenant.’
‘Since this is developed on government land, how would the developer ensure that best social, community and vision are actually delivered?’
‘Where is the heart of the concept? it’s very dense - where do we go?’
- quotes from online/ survey participants
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4.3 Feedback on the information provided
In the online survey, participants were asked to rate the usefulness of the information provided. Figure 7 illustrates the survey results.
Figure 7 Level of the usefulness of the information provided (N=127)
Almost half of the participants felt that the online community information sessions were either 'very
useful or 'slightly useful'.
The fact sheets and the project webpage were rated 'neutral' or 'not applicable'. Some participants
commented that the fact sheets were difficult to find, and the website was hard to navigate. One
participant also commented that the information provided on the website does not reflect current
discussion about proposed Dan Murphy's application.
In terms of improvement, participants suggested that they would like to see:
i. more clarity on the process of the master plan application
ii. more clarity on the level of influence of community feedback. Some participants felt
that it was unclear how they could object to the Dan Murphy's application.
iii. more promotion of the website and engagement opportunities through TV channels,
local newspaper, regular social media updates, live Facebook streaming and emails to
ratepayers.
iv. the Webinar session allowing for more questions
v. the language should be more 'community targeted', not business-targeted
Regarding the online feedback sessions, some participants felt that their comments were not taken
respectfully and felt that they have been dismissed; a few participants also said that the engagement
was done too late, and many of them only found out about the plan when it was published in the
media.
16%
13%
28%
25%
19%
22%
25%
26%
21%
14%
14%
14%
14%
12%
15%
19%
32%
15%
Project Webpage
Fact Sheets
Online community informationsessions
Very useful Slightly useful Neutral A little useful Not useful at all Not applicable
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18 WWW.CAPIRE.COM.AU
Future engagement / updates
Over 66% of survey participants would like to receive future updates about the project. When asked
which initiatives they would like to find out more, most participants were interested in the types of
uses and events in the Market Hall.
Figure 8 Interest in future discussions about Junction Place (N=127)
57%
58%
64%
0% 20% 40% 60% 80% 100%
Placemaking initiatives in the Goods Shed andTrain Station
Retailers to be invited to the Goods Shed andTrain Station
Ideas for the types of uses and events to takeplace in the Market Hall
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5 Key insights on the proposed master plan refresh
i. Although the planning application for the retail development (Dan Murphy's) was deferred
prior to the public engagement (10 September 2021), over half of the participants objected to
the Dan Murphy's liquor store; amongst them, 10 survey participants particularly mentioned
that they supported retail uses but rejected the liquor use.
ii. Participants felt that the master planning process was unclear, particularly in terms of the
approval process and roles and responsibilities of different authorities.
iii. There was a significant level of support to some elements of the master plan, particularly
towards open space provision, car parking, the Market Hall, the laneway activation, and the
cinema.
iv. The community has been waiting for the local cinema for years, and there was a strong desire
to bring the development forward.
v. There was a strong desire to create more green spaces in Junction Place and consider any
landscape features to ensure the open spaces are enjoyable.
vi. Participants had mixed views on the proposed car park spaces, as they were seemingly
unattractive spaces and may not be of high demand in the future.
vii. Participants felt that the proposed hotel, market hall, and cinema complex could attract
visitors to Wodonga and at the same time benefit the local community.
6 Observations of the engagement
i. Although the purpose of the engagement has been outlined in every engagement opportunity,
many participants attended feedback sessions or completed the survey on the assumption
that engagement should be about seeking feedback on the liquor licence application.
ii. Many participants were also confused about the idea of a 'refreshed' master plan – why
change is needed and who is approving this.
iii. Community members are eager to be kept updated about every stage of the Junction Place
development. They have a strong sense of ownership to Junction Place.
iv. Participants reported that it was difficult to navigate the Development Victoria website to find
information, for instance, fact sheets, or register for an engagement opportunity.
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7 Next steps
i. This report has been presented to Development Victoria and Central Place; it will be also be
shared with Council, and participants through email and project website prior to the Council
meeting in December 2021.
ii. Council officers have advised that they will consider the master plan application in December
2021, and subsequently the retail development application in February 2022.
iii. Development Victoria and Central Place is committed to keep the community up to date about
the Junction Place development and be involved in future discussions on Junction Place.
Further engagement in 2022 on topics such as place activation initiatives, event planning,
retail mix in the Market Hall such as small businesses, start-ups, likely be well regarded by
the community.
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Appendix A: Screenshots of the Project Website
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Appendix B: Questions and Answers document
(Next page)
JUNCTION PLACE: Frequently Asked Questions
October 2021
THEME: RETAIL AND DAN MURPHY’S
QUESTIONS ANSWERS
1. It does not deliver
social outcomes - family, young people, alcohol issues – can you explain why?
The entire precinct delivers something for everyone – families, the young, workers and shoppers. We’re balancing a range of outcomes and considerations – social, environmental and economic to deliver the next phase of Junction Place. This is – and always has been – a mixed-use precinct including open space, community areas, retail, and we believe the refreshed master plan delivers the right mix to achieve all these things. It also responds directly to what the community told us, and Council, they wanted at the precinct. We are committed to good social and environmental outcomes. The parks already delivered provide ample demonstration of this. The next phase of the precinct is the delivery of vital jobs for the Wodonga community, and stimulating the Wodonga economy. The retail tenancies alone are expected to generate 20 full-time and 50 part-time jobs that current do not exist in Wodonga.
Dan Murphy's is a well-recognised national retailer and has a strong commitment to supporting local communities. It has a commitment to social, ethical, economic outcomes in any community it operates in and supports campaigns for responsible consumption of alcohol.
2. Why a Dan Murphy’s
when it will create competition with existing bottle shops
Competition and choice exist across all retail sectors and Wodonga is no different. Retail demand across all sectors also continues to grow and good, strong and supported businesses will succeed. Dan Murphy’s is committed to supporting local growers, suppliers and businesses in the area and we think this offers a point of difference in the market.
3. The building design is
unpleasant – can this be reconsidered?
The building design has been developed by respected and award-winning retail architect, NH Architecture, to complement the existing heritage buildings. It celebrates the Goods Shed within in Junction Place.
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4. Why can’t the anchor
tenant be unique to Wodonga, and attract visitors, families, and young people
The anchor to the precinct is the former railway station and Goods Shed. We are also seeking to attract a range of key tenants across the project in the retail precinct, as well as a hotel operator, cinema operator, entertainment providers and users of the workspaces. We are aiming to attract a range of tenants to ensure diversity and attract people to the precinct.
5. Dan Murphy’s has
previously left Wodonga so why do you think it is viable now?
A retail analysis of the region indicated a strong opportunity for retail in this location and Dan Murphy’s was already looking for opportunities within Wodonga. Dan Murphy’s has never had a retail presence in Wodonga.
6. Was there an impetus
for Council to “fill the
space” as quickly as
possible?
Development Victoria and Central Place have worked closely with Council over several years to ensure the vision of Junction Place is delivered upon. We all want to see Junction Place up and running to its full potential. This is a long-term project and key to its success will be a range of different tenants.
7. Why aren’t you
listening, why don’t
you just take Dan
Murphy’s out of the
master plan?
We’ve listened and responded. We’ve asked Council to put that application on hold and consider the whole master plan first. This gives us time to listen to and respond to questions and concerns from community, not just on the retail but on the whole master plan. We encourage everyone to look at the whole master plan and provide us with feedback on all aspects.
8. Why don’t you just
take it completely off
the table?
There is no doubt we need a strong, national retailer in place from the start and we have a good option on the table with Dan Murphy’s – national, reputable and committed to the Wodonga community. We’ve paused to the application to enable community feedback and for Council to consider the whole master plan first.
9. How much of the retail
lot will Dan Murphy’s
take up?
The retail lot includes two tenancies of approximately 1,100 sqm each and Dan Murphy’s will take one of these tenancies. There will also be a number of car parks delivered to service these retail lots. The proposed Dan Murphy’s tenancy will account for 3.7 per cent of floor area to be delivered in the Junction Place precinct.
10. How is the Dan
Murphy’s building
going to promote
pedestrian activation
at ground level?
The design of Junction Place as a whole promotes pedestrian activity. There is protection for pedestrians on Smythe Street and Elgin Boulevard and pedestrian connections along Elgin Boulevard and Aurora Way.
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11. Can Dan Murphy’s be
located in another
place?
The location of retail on the corner of Elgin Boulevard and Smythe Street will tie in with the adjacent retail operations on Elgin Boulevard and it has been assessed as being the best location for the retail tenancies within Junction Place. It is also consistent with the planning framework of Council to encourage retail in this location.
12. What about under-age
drinking – many 16-
year-old people have
18-year-old friends?
Dan Murphy’s has a commitment to the responsible serving of alcohol and has advised it has stringent policies and procedures in place to manage this.
13. What will be on offer
for young people
without putting them at
risk with a Dan
Murphy’s?
Junction Place will offer a range of great family-friendly opportunities, such as the cinema and entertainment precinct, dining and open spaces, as well as the market hall which will be able to host a variety of events. The Dan Murphy’s tenancy will be only 3.7% of the overall development which will have so much more to offer.
14. Have you done any
research about high
density liquor outlets
and their impact on
the community?
As part of the permit applications, a cumulative impact study was undertaken and submitted to Council to consider with the application.
15. Has there been a
social impact
assessment done for
Dan Murphy’s?
No there hasn’t been this kind of assessment.
16. Alcohol is a real issue
in Wodonga – can’t
we explore other
options for the retail?
Options for other retailers are being explored for the precinct including more smaller retail options in the Goods Shed and Station building.
17. What are you doing to
expand your options
for an "anchor
tenant"?
The developers have been actively working to secure future tenants and launched a retail leasing campaign in July 2021.
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18. In relation to retail, are
there any specific
guidelines about what
can and can’t go in the
location earmarked for
retail?
The specific guidance under Clause 5.1-4 of the Wodonga Planning Scheme Activity Centre Zone – Schedule 1 identifies that this part of Sub-precinct 1.4 should have a commercial and retail character focus toward the south and at Elgin Boulevard.
THEME: THE PLANNING PROCESS AND DAN MURPHY’S
QUESTIONS ANSWERS
19. Can you clarify the
status of the permit application lodged to Council regarding Dan Murphy’s
Central Place has lodged two separate applications with Council for planning permits:
• A planning application for the refreshed master plan and hotel
• A planning application for the retail development (including Dan Murphy’s)
We have listened to feedback and as a result, we have requested that Council consider the master plan refresh application first in November 2021 to provide the broader context, and then the retail application in December 2021.
We understand that the decision will be made by the Councillors.
20. What happens if
Council does not
approve the permit for
Dan Murphy’s?
We will look at our options and consider the best way forward for the project and Wodonga. There is no doubt we need a strong, national retailer in place from the start and we have a good option on the table with Dan Murphy’s – national, reputable and committed to the Wodonga community. We need to consider what impact this would have on the whole precinct development – in terms of both timing, as well as attracting other tenants to the site.
21. What is the status of
the liquor licence?
The liquor licence is the responsibility of the proposed tenant and was lodged by Dan Murphy’s with the Victorian Commission for Gambling and Liquor Regulation (VCGLR). The process with the VCGLR is independent of the planning permit application and the VCGLR reached a decision earlier this month. The VCGLR has approved the licence, however, it only becomes active once a planning permit for a Licensed Premises has been granted. This application is currently on pause.
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22. Why has this process
not been transparent with the people and Council?
We have been working with Council officers for nine months on the refreshed master plan and the permits. We have listened to their feedback during this entire process and taken it on board. On the back their feedback, we have already made changes to the proposed refreshed master plan. We have also responded to community feedback and requested Council pause the permit application for the retail component and firstly consider the refreshed master plan.
On request from Council officers, we also presented the refreshed master plan to Councillors around two months ago. In addition, Council officers asked us to talk to the community which we have been doing during September and October.
23. What recourse do we
have to object?
Community can provide their feedback to Council directly. We will also share our community engagement report with Council, as well as community.
24. Is it a done deal?
No. Central Place currently has a formal application before Council which will follow due process. Our understanding is the master plan, and any subsequent permits will go before the Councillors for a decision later this year.
25. Is there already a
contractual agreement with Dan Murphy’s?
There is currently an agreement in place between the developer and Dan Murphy’s, however, a number of conditions must be met prior to this proceeding.
26. Can Council influence
the decision on the retail permits?
Council has provided feedback on both the master plan and retail prior to the applications being formally lodged and we have taken on their feedback and made changes accordingly. The retail permit application is currently on hold following our request, as we would like Council and the Councillors to have the opportunity to understand and assess the refreshed master plan first, as it provides the whole vision for the precinct.
27. What are you doing to
expand your options for an "anchor tenant"?
An active retail leasing campaign began in July 2021 and is still underway to secure future tenants at Junction Place.
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THEME: CAR PARKING AND TRAFFIC
QUESTIONS ANSWERS
28. How much car parking
will be delivered?
Approximately 605 car spaces will be delivered, and they will cater for all the uses within Junction Place, including the cinema/entertainment precinct, hotel, retail, market hall and the existing Goods Shed and Station buildings.
29. Where is the car
parking?
Ample car parking will be provided for people visiting Junction Place, including a two-level car park north of the market hall and hotel. There will also be ground level car parking adjacent to the retail, and the workspace buildings will have a single level basement car park.
30. How far is the car
parking to the cinema?
We anticipate approximately 80 car parks will be delivered under the cinema, with the balance being provided in the two-storey car park planned to be located north of the proposed market hall and hotel, which is approximately 40 metres from the cinema building.
31. There was a promise
of a transport hub in central Wodonga. Where is that?
Our understanding that this transport hub forms part of the Wodonga Council’s integrated transport plan.
32. Will there be a new
bus route required to and from Junction Place or will it be an extension of the current route?
We don’t have control or manage public transport routes but we are happy to hear more about what is needed and have that discussion with Council and other relevant authorities.
33. Why are we ending up
with a large number of car parks with no sleeving?
There are minimum statutory requirements that must be met by the developer to obtain a planning permit. To facilitate the number of cars requires a lot of space and it is not always possible to conceal all of it from the street frontages. Where car parking is not sleeved, we have incorporated planting strips with canopy trees, a 2.5m granite paving footpath and a further 2.065m feature planting area to visually separate the car park from the street.
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34. Have you looked at
possible road congestion between High Street and the cinema, meaning access would be encouraged down a one lane Jack Hore Way to get to the proposed car park?
The developer is proposing to modify Jack Hore Way to become a two-way street, subject to planning approvals. This will reduce any potential increase in congestion. The developer will provide the land and cover the cost. Traffic engineers studied the impacts of the master plan on the operation of the surrounding road network and the findings were provided to Council with the applications.
35. Where is the bike
track coming from and going to? It is not clear on the plan.
The bike lanes connect into a series of on road bike routes established in the central business area of Wodonga which in turn connect into some of the main off-road sealed shared paths including House Creek and Gateway Island and Belvoir Park tracks.
36. Will there be time
limits on car parking?
We will need to speak to Council about time limits on parking, but we can confirm all parking within Junction Place will be free.
THEME: COMMUNITY CONSULTATION
QUESTIONS ANSWERS
37. Are you going to come
up and do some face-to-face sessions when COVID eases?
We are committed to talking to the community face-to-face as soon as there is an opportunity, however at the moment we are operating in line with the directives from the Chief Health Officer.
38. Why has it taken
almost a year to speak to the community?
Extensive community consultation has previously been undertaken by Development Victoria and Council to develop the vision for Junction Place. The refreshed master plan aligns closely with this vision and adheres to all planning schemes for the central business area (CBA) of Wodonga.
We have been working closely with Council to get us to where we are with a refreshed master plan and have made a commitment to work with the community and stakeholders going forward.
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39. How much influence
does the community have?
We are committed to working with – and listening to – the Wodonga community and stakeholders and we encourage everyone to give us feedback on the master plan as part of the current consultation. There will be other opportunities in the future, particularly for those interested in uses of open space and the market hall, as well as ideas for other tenants in the future.
Extensive community consultation has previously been undertaken to develop the vision for Junction Place and the community has had great influence on this vision.
40. Why was the
community not consulted about Dan Murphy’s?
We are consulting now, and community has the opportunity to provide feedback on the whole master plan. As part of this and also the council process, community has an opportunity to provide feedback.
41. At what point will you
listen to what the community wants?
Extensive community consultation has previously been undertaken by Development Victoria and Council to develop the vision for Junction Place. The refreshed master plan aligns closely with this vision and adheres to all planning schemes for the central business area (CBA) of Wodonga.
We are committed to working with – and listening to – the Wodonga community and stakeholders about the future of Junction Place. This will include seeking community ideas about future tenants, uses of the open spaces and ideas for future use of the market hall.
42. Will you consult the
people of Wodonga?
These sessions are about sharing information and seeking your input about the refreshed master plan. There will be future opportunities for the community to be involved in shaping Junction Place and we will stay in touch about these opportunities.
43. How will you respond
to our feedback? Will it be individual?
We have collated the Frequently Asked Questions based on community questions around themes. If the responses provided do not answer your question, please email us at [email protected]
44. Where has the
consultation been with regard to choosing the private sector developers?
Our aim for Junction Place was always to work with the private sector to deliver key components of the project. The appointment of private developers on this project has been subject to procurement processes which are commercial in confidence.
All decisions have been made in the interest of delivering the best possible outcome for Junction Place and the city of Wodonga.
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45. What else can the
community be consulted upon – will you keep talking to us?
We want to keep talking to the community. In the near future we are keen to look at an activation strategy for Junction Place which could include outdoor cinemas and other activities – we are very keen to hear from the community about what this activation could look like.
46. Why wasn’t Central
Place represented at the community sessions and why did Louda speak on their behalf?
Louda Property has been engaged by Central Place to act as a development manager for this phase of the project and we have been working closely with Central Place on the refreshed master plan.
THEME: THE MASTER PLAN
QUESTIONS ANSWERS
47. How can you argue
that a permitted master plan will add greater certainty?
The permitted master plan provides more certainty to the community about what’s going to happen in the future. A planning approved master plan will provide potential tenants with certainty when we are trying to attract the cinema/hotel/entertainment operators, workspace tenants and retail tenants.
48. When Development
Victoria first developed the master plan for Junction Place it was a highly collaborative process involving many different stakeholders and from an early stage. Why has this process only brought in the community after a revised plan has been lodged with Council?
Development Victoria’s and Council’s vision for Junction Place was developed with extensive involvement from the community. This collaborative approach resulted in a vision for the precinct that has not changed. The refreshed master plan remains true to the original vision for Junction Place.
We have been working with Council officers for many months on the refreshed master plan and they have been very supportive and not identified any issues. They had advised a particular planning path, which has now changed, with councillors indicating they will consider the master plan and the permits. We are working with that process and also consulting with community to get their feedback on the master plan.
49. Where in the original
master plan was there a reference to Dan Murphy’s?
The original master plan – and the refreshed master plan – both indicate retail outlets as part of the precinct. This is in line with the original vision for Junction Place developed following extensive consultation. During a master plan process, individual tenants may not have been secured – as is the case with Junction Place, however, both plans clearly reference the inclusion of retail.
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50. Why did the previous
master plan fall over?
The previous master plan developed in 2016 was an aspirational plan setting out ideas for the site. Since the 2016 Junction Place Master Plan was prepared, the Planning Scheme – which sets out the types of land uses, and buildings desired for Junction Place – has changed to encourage and facilitate development at Junction Place and central Wodonga. The previous master plan included all the components of the original vision for Junction Place and the refreshed master plan also includes these components, with some changes to staging, delivery and the location of certain aspects of the project. The refreshed master plan takes the principles of the 2016 master plan to the next level of detail to ensure it is deliverable. It provides certainty that the mix of land uses (e.g., cinema, hotel, open space, commercial office and retail) are all still located in the precinct and also includes sufficient car parking to meet the anticipated demand for this part of central Wodonga. Some of the land uses – for example the cinema – are in different locations and the arrangement and size of the developments have considered the market conditions that have changed since the 2016 master plan, particularly since the arrival of COVID-19.
51. What guarantee do we
get that the rest is delivered without another 'refresh'?
A precinct of this scale does require some flexibility to respond to changes in the market, regions and the property market.
The master plan provides certainty around the uses of the precinct and the size and scale of the buildings and also demonstrates that we have considered the extensive consultation that has occurred in the past.
52. Can you confirm if the
refreshed master plan must be approved by Council before you proceed?
Council has indicated that the master plan will be considered by the elected officers. There is great support across all of Wodonga to stimulate economic activity and encourage growth in the region and the refreshed master plan contributes positively to this. It has also been refreshed in line with all of Council’s current planning schemes for the Wodonga Central Business Area.
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53. Can you outline the
dates and steps you have taken to discuss the refreshed master plan with Council staff and elected members?
We have been working with Council officers since early 2021 on the refreshed master plan and meet with them regularly. They have provided feedback on elements of the plan and we have made changes to reflect this feedback. Following the submission of formal permits in May and July, Council staff requested we brief elected members which we were happy to do. This took place in August.
54. Why was this proposal
not put to Elected Members before the formal applications were submitted?
We were asked to brief Elected Members by Council staff in August which we were happy to do. Prior to this time, we were not requested to provide information directly to Elected Members by Council staff but again – were happy to brief them as soon as we were asked.
55. If Council does not
approve the master plan and associated permits, will you go to VCAT?
The process is currently before Council and we await the outcome of this process before making any decisions about the next step.
56. The refreshed master
plan boundary looks different. How will the land outside the master plan boundary be developed?
The boundary is the same. There are several land sites still retained by Development Victoria which are not part of the current application including a large site bordered by Smythe, South and Watson Streets. There is also the residential townhouses which were approved in 2019 and are under construction.
57. Does the refreshed
master plan retain all supplementary guidance set out in the Junction Place - Central Wodonga Framework Plan?
Yes. The Wodonga Central Business Area Framework Plan is referenced in the Planning Scheme and was one of the strategic documents that informed changes to the Planning Scheme in 2017. Strategic planning for the precinct dating back ten years envisaged a vibrant mixed-use precinct surrounding public open space and a pedestrian friendly “movement” network. The key public spaces have been delivered by Development Victoria as part of the first phase of Junction Place’s renewal and its popularity has exceeded expectations. Having delivered these key spaces, the planning scheme, which embodies the aspirations of the Central Wodonga Framework Plan, seeks to deliver a consolidated retail and commercial precinct that will contribute to activity and investment within central Wodonga. The current application includes additional public areas that will be activated by the proposed commercial uses, generating activity throughout the day and evening.
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58. How has the evolution
of urban planning – with a focus on social wellbeing, climate action and a focus on public and active transport influenced the refreshed master plan?
At the core of any application is the need to ensure that the proposed development will deliver net community benefit and we believe the refreshed master plan delivers this. The application includes Environmentally Sustainable Design (ESD) initiatives for each stage of the development. Key initiatives focus on water and energy management, responding to the climatic conditions of the area. In reviewing the 2016 master plan, the access and movement network is critical to the success of Junction Place. The refreshed master plan ensures there will be sufficient car parking (including universal access) provided for each stage of the development while seeking to encourage alternate modes of travel such as walking and cycling. The arrangement of the proposed buildings enables pedestrians to walk between a number of the different stages through new landscaped areas without needing to cross a public road. The arrangement of the refreshed master plan ensures there are opportunities to adapt to changing public transport needs of the redevelopment in conjunction with other parts of central Wodonga.
59. As you are
Melbourne-based why do you think you know what our community needs and/or is best for our community.
We have worked closely with the community since the very early days of Junction Place and the vision and refreshed master plan were both developed based on what the community wanted to see at Junction Place. Central Place is a local developer and member of the community, and Luoda Property is here to provide our development management expertise given our experience in similar projects.
60. What about the social
impacts for people in refreshed master plan?
The entire precinct delivers something for everyone – families, the young, workers and shoppers. We are committed to good social outcomes. The parks already delivered provide ample demonstration of this. The next phase of the precinct is the delivery of vital jobs for the Wodonga community, and stimulating the Wodonga economy. The retail tenancies alone are expected to generate 20 full-time and 50 part-time jobs that current do not exist in Wodonga. Almost 25 per cent of the site is open space for the community to enjoy.
61. How was the
refreshed master plan developed and has it gone to the Victorian Design Review Panel?
The refreshed master plan was developed following a review of the 2016 master plan and the current town planning controls of the Wodonga Planning Scheme. The approach taken reviewed how best to integrate a mixed-use development with the existing significant heritage and open space assets in line with the Planning Scheme. The application has been formulated to meet the design requirements and aspirations of the Planning Scheme and has not been to the
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Victorian Design Review Panel (VDRP). There is no statutory requirement for a proposal within the Wodonga Central Business Area to be reviewed by the VDRP. NH Architecture is a highly regarded practice whose work in mixed-use precincts has been widely recognised for its quality and sustainability credentials. The consultant team has a strong track record of delivering high quality mixed-use projects that contribute to the vitality of the community and role of Wodonga within the region.
62. How will you prevent
under-development of prime central city land in Wodonga (ie big box retail)?
Our plans for Junction Place are for a mixed-use precinct delivering open space, community facilities, restaurants and cafes, a hotel and cinema and entertainment complex. The retail component of Junction Place is only 7.4 per cent of the overall development.
63. Can you acknowledge
that the community is opposed to the refreshed master plan and Dan Murphy’s – and how do you respond to this?
We are encouraging the community to talk to us – we want to hear your feedback. We have certainly heard the discussions around Dan Murphy’s, and we have also heard a lot of other feedback, including a desire for open space – which is a big theme. We will take this feedback on board and continue to talk to the community and Council.
64. Can you confirm that
Development Victoria does not have to formally approve any plans lodged by the developer? If Development Victoria does not agree with the plan, can the developer still lodge?
Development Victoria is working closely with the developer on the refreshed master plan and has had input along the journey. The developer needs to meet a range of criteria and requirements as part of its development agreement with Development Victoria for the plans to proceed.
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THEME: SUPPORTING LOCAL BUSINESS
QUESTIONS ANSWERS
65. Businesses currently
in the carriage at the end of the platform - will they be included in this master plan still or would they be encouraged to move to a new retail space?
The existing tenants in the Goods Shed, Station Building and Sidings Park are already an important part of the precinct and we hope that all tenants will remain.
66. Will there be more
small commercial rental spaces?
There will be an opportunity for smaller businesses to be included in Junction Place as part of stages five and six, which will provide a work space for businesses. Stage five on Aurora Way in particular will be suited to small businesses.
There may also be opportunities in the Goods Shed and Station Building for smaller commercial rental spaces.
67. COVID-19 has had a
real impact on local businesses and introducing new retail at Junction Place could place them on a knife’s edge.
This project will provide a kick-start for jobs, economic growth and encourage people back to the centre of Wodonga to support all the businesses in the central business area.
THEME: HOTEL AND CONFERENCE CENTRE
QUESTIONS ANSWERS
68. Why was the hotel
only chosen to be 150 rooms?
There is a demand for quality hotel accommodation in Wodonga and a real opportunity to deliver an upper-mid scale hotel in the area. Our discussions with the proposed hotel operator has also confirmed the demand.
69. Is there any thought
that goes into current business already here?
The existing tenants in the Goods Shed, Station Building and Sidings Park are already an important part of the precinct and we hope that all tenants will remain.
70. Is the auditorium
space going to be affordable?
Across the hotel conference facilities, market hall and cinema buildings, there will be multiple areas in which events can be held.
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The market hall is envisaged to be a more affordable option for community events.
71. How are customers
going to find the hotel if it is hidden behind the station, with poor vehicle access?
The hotel building will be a significant part of Junction Place landscape and access to the car park will be available from both Aurora Way and Church St, with the drop-off zone on Aurora Way. Precinct wayfinding signage will ensure clear directions.
72. We don’t believe there
is a need for another hotel in Wodonga. There are ample opportunities in Albury and also in our town.
We believe this proposed hotel will fill a real gap in the market in Wodonga. There are not enough quality hotel rooms in Wodonga at present. This is an opportunity for visitors to the region to stay in Wodonga, rather than in Albury.
73. Will the hotel
overshadow the residential buildings?
The hotel and residential building have been designed to ensure no overshadowing of the residential building between 10:00am and 3:00pm at the spring equinox.
THEME: OPEN SPACE
QUESTIONS ANSWERS
74. Why can’t you leave
Junction Place as open space until a suitable and acceptable tenant is proposed?
Almost 25 per cent of the site (more than 10,000 square metres) is open space, which is more than the original master plan, which included around 21 per cent of open space. We are committed to delivering the next phase of Junction Place, which will activate the area even more and ensure it becomes a vibrant precinct in the heart of Wodonga.
This includes the delivery of vital jobs for the Wodonga community, and stimulating the Wodonga economy. To do this, we need to entice retailers and tenants who can kick-start the next phase of the precinct. We have delivered and are committed to delivering open space for the community.
75. Richardson Park
hasn’t really delivered what we thought and in line with that, will you look at breaking up the buildings with more open space and greenery?
The landscape strategy, which forms part of the master plan application, includes multiple initiatives to provide additional lawn areas, raised garden beds, water features, rain gardens and a substantial number of canopy trees not only in the new green spaces, but along walkways and in car parks.
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76. In relation to laneways
and rooftop spaces, is there consideration being given to make them accessible and green spaces?
There is opportunity to include active green spaces on the rooftops of some of the buildings, particularly the workspace buildings. Green walls could also be considered. These elements will be considered for each building in the detailed design phase.
77. Heat is a real issue in
Wodonga in the warmer months. How will you ensure the open space will be cool and welcoming for the community during hot months?
The landscape strategy, which forms part of the master plan application, includes a substantial number of canopy trees not only in the new green spaces, but along walkways and in car parks and where trees are not suitable, feature canopy structures have been proposed.
78. What size will the
footpaths be?
There will be a variety of footpath widths in the precinct including approximately 5.0m wide on Elgin Boulevard, 6.0m wide on Aurora Way in front of the hotel and 2.5m on Jack Hore Way.
THEME: OTHER OPPORTUNITIES AT JUNCTION PLACE
QUESTIONS ANSWERS
79. In the first
presentation there was reference to GovHubs – has the Victorian Government indicated they would support a GovHub similar to Ballarat and Bendigo?
There is no formal commitment for the delivery of a GovHub, however, our vision would be to develop work spaces where a range of businesses – including government services – could operate out of.
THEME: THE TOWNHOUSES
QUESTIONS ANSWERS
80. Can you please
confirm the current status of the proposed 70 townhouse project?
During late 2018 and 2019 the site was serviced with all infrastructure required to facilitate the delivery of the dwelling construction. 2020 was disrupted due to the impacts of COVID-19 but construction has now commenced on the townhouses and will continue until the last townhouse welcomes its new owners to the Junction Place precinct.
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THEME: THE CO-WORKING SPACE
QUESTIONS ANSWERS
81. What are the plans for
the co-working space?
We are hoping to kick-start the co-working spaces sooner rather than later and attract start-ups or people working from home to Junction Place. These spaces will provide more activity in the precinct and provide an opportunity for new businesses to collaborate.