North East Link Project · 2020-06-02 · M ay 2020 | Business Impact Assessment North East Link Project Page 5 2 Relevant legislation, policy and guidelines STATE LEGISLATION, STRATEGIES

This report has been prepared for North East Link Project, a division of the Major Transport Infrastructure Authority, for the Minister of Planning to address the requirements of the North East Link Project Incorporated Document (Dec 2019). It is not intended to be used for, and should not be relied on, for any other purpose.

North East Link Project Business Impact Assessment Templestowe Road Soccer Facilities (27 – 59 Templestowe Road, Bulleen) Prepared for North East Link Project MAY 2020

Page 2 May 2020 | Business Impact Assessment North East Link Project

Executive Summary Overview The North East Link has undergone an extensive and robust planning and environmental assessment process. The relocation of impacted sport and recreation facilities is required as a consequence of the North East Link. It is proposed to relocate the existing Bulleen Park Soccer facilities to a new Site at 27 - 59 Templestowe Road Bulleen (the Site).

This Business Impact Assessment has been prepared to assess the potential business impact associated with the development and to inform the North East Link Project’s (NELP) draft Planning Scheme Amendment (PSA) C132mann, which seeks to facilitate the proposed Templestowe Road Soccer Facilities (the Project). The PSA would apply the Templestowe Road Soccer Facilities Incorporated Document, April 2020 (the Incorporated Document) and associated Specific Controls Overlay Schedule to the Site. NELP will also request the Minister for Planning vary the designated Project area under the Major Transport Project Facilitation Act 2009 to apply to the Site.

Methodology Existing conditions were established through desktop research, a review of Victorian Government and local legislation, policy and planning context as well as surveys of businesses undertaken during the EES, and site visit and interviews with relevant golf industry professionals.

Desktop research was conducted to build an understanding of the potential impacts to businesses, with a focus on patronage, business turnover and staff requirements.

27 - 59 Templestowe Road, Bulleen The Site comprises two properties (the Bulleen Golf Driving Range at 37-59 Templestowe Road and adjacent Parks Victoria public land at 27-33 Templestowe Road) in Bulleen, collectively described as 27-59 Templestowe Road (The Site). A Master Plan has been developed for the Site that proposes the redevelopment of the site into a multi-purpose sporting facility, providing alternative sport and recreation facilities for the current users of Bulleen Park.

There is one business at the Site, namely the Bulleen Golf Driving Range (estimated 4 employees and 3 FTEs). The acquisition of the land will lead to the displacement of the driving range business and subsequent unemployment of driving range workers.


Table of Contents 1 Introduction ................................................................................................. 4

Project background ................................................................................................................. 4

Purpose of this report ............................................................................................................. 4

2 Relevant legislation, policy and guidelines ................................................... 5 State legislation, strategies and policy.................................................................................... 5

Local planning schemes and policies ...................................................................................... 6

3 Method ........................................................................................................ 6 Introduction ............................................................................................................................ 6

Catchment area ....................................................................................................................... 6

Existing conditions .................................................................................................................. 6

Stakeholder engagement and community feedback .............................................................. 6

Impact assessment .................................................................................................................. 7

Rationale ................................................................................................................................. 8

Limitations, uncertainties and assumptions ........................................................................... 8

4 Project description ....................................................................................... 9

5 Existing conditions ..................................................................................... 10

6 Impact assessment .................................................................................... 12 Construction impact assessment .......................................................................................... 12

Operation impact assessment .............................................................................................. 12

7 Impact mitigation ...................................................................................... 12

8 Conclusion ................................................................................................. 13

9 References ................................................................................................. 14

Table index Table 1: Summary of relevant state legislation and state policies ................................................... 5 Table 2: Business that operate on 27 – 59 Templestowe Road, Bulleen ....................................... 11 Table 3: Driving range facilities in proximity of Bulleen Golf Driving Range .................................. 12

Figure index Figure 1: Templestowe Road Soccer Facilities – site boundary ......................................................... 9 Figure 2: Proposed Templestowe Road Soccer Facilities Master Plan ............................................ 10


1 Introduction

PROJECT BACKGROUND

The North East Link has undergone an extensive and robust planning and environmental assessment process. As part of this original approvals phase, North East Link Project (NELP) published and received public comment on:

• An Environment Effects Statement (EES) that presented an integrated assessment of the potential environmental, social, economic and planning impacts of North East Link, and the proposed approach to managing these impacts. The EES included an Environmental Performance Management Framework (EMF) containing Environmental Performance Requirements (EPRs) to avoid, manage and mitigate identified risks as part of the EES.

• A Planning Scheme Amendment (PSA) to facilitate the use and development of the Project, as well as, establishing a mechanism to protect the tunnels and associated infrastructure from potential adverse effects of development in their vicinity.

The relocation of impacted sport and recreation facilities is required as a consequence of North East Link. It is proposed to relocate the existing Bulleen Park Soccer facilities to a new Site at 27 - 59 Templestowe Road Bulleen. The relocation Site includes two properties (the Bulleen Golf Driving Range at 37-59 Templestowe Road and adjacent Parks Victoria public land at 27-33 Templestowe Road) in Bulleen, collectively described as 27-59 Templestowe Road (The Site).

To provide planning approval for the redevelopment, NELP will request the Minister for Planning prepare, adopt and approve a Planning Scheme Amendment (PSA), under section 20(4) of the Planning and Environment Act 1987, in the Manningham Planning Scheme. The PSA would apply the Templestowe Road Soccer Facilities Incorporated Document, April 2020 (the Incorporated Document) and associated Specific Controls Overlay Schedule to the Site. NELP will also request the Minister for Planning vary the designated Project area under the Major Transport Project Facilitation Act 2009 to apply to the Site.

PURPOSE OF THIS REPORT

The purpose of this report is to assess the potential business impacts associated with the redevelopment of the Site to support a Planning Scheme Amendment (PSA). This report also provides recommendations for impact mitigation that will inform the conditions prescribed in the Incorporated Document for the Site.


2 Relevant legislation, policy and guidelines

STATE LEGISLATION, STRATEGIES AND POLICY

The key Victorian Government legislation and policies that apply to the business impact assessment for the Project are summarised in Table 1.

Table 1: Summary of relevant state legislation and state policies

Legislation/policy Description Relevance to this impact assessment

Planning and Environment Act 1987

The Planning and Environment Act has a purpose to manage the use, development and protection of land in the present and long-term interests of all Victorians. For this business impact assessment, the relevant objectives include:

• Provide for the fair, orderly, economic and sustainable use, and development of land

• Secure a pleasant, efficient and safe working, living and recreational environment for all

• Protect public utilities and other assets and enable the orderly provision and co-ordination of public utilities and other facilities for the benefit of the community.

This legislation requires that impacts on businesses resulting from temporary occupation and/or land acquisition be assessed and managed such as business displacement and/or changes to a landowner’s ability to use and develop their land for business purposes.

Land Acquisition and Compensation Act 1986 (LAC Act) and Valuation of Land Act 1960

Provides a procedure for the acquisition of land for public purposes. It also specifies powers of entry and temporary occupation.

For compulsory acquisition, the acquiring Authority must have regard to a certified market valuation.

The Act also specifies powers of entry and temporary occupation. It states that the Authority or any person authorised in writing can enter and remain upon any land with any assistants, vehicles, machinery or equipment temporarily, provided proper notice is served (minimum of seven days prior).

This legislation provides a form of mitigation or management to land acquisition impacts. It provides certainty to affected landowners that they would be reasonably compensated for losses. This business impact assessment relies on the legislative procedures set out in this Act to inform the assessment of impacts.

Major Transport Projects Facilitation Act 2009

North East Link has been declared as a major transport project under the Major Transport Project Facilitation Act 2009 (MTPFA). The Act aims to create a 'one stop shop' for assessment, approvals and delivery of major transport projects in Victoria.

The Act’s project delivery provisions are relevant for businesses as they facilitate the land acquisition process under the Land Acquisition and Compensation Act.


LOCAL PLANNING SCHEMES AND POLICIES

Bulleen Golf Driving Range is located in the City of Manningham.

According to the Municipal Strategic Statement (MSS) (Clause 21.02-8) Manningham is home to approximately 16,000 businesses, 80 percent of which are small businesses (of which approximately 12,000 are active businesses according to the Economic Development Strategy). Most jobs are generated by activities such as retailing, building and construction, tourism, education and services.

The aim of the Manningham Economic Development Strategy 2011-2030 is to support the creation of ‘resilient, sustainable and vibrant community groups’ and create an attractive place to invest, personally and professionally.

Other strategic directions for economic development include:

• Attracting and retaining business • Developing leading local businesses • Enhancing Manningham tourism • Activating and improving activity centres • Integrating economic development.

Council sees its role in economic development to support research, planning and programs that enhance private investment in business development.

This proposed planning scheme amendment if approved, would affect one Manningham recreation and health business.

3 Method

INTRODUCTION

This section provides an overview of the method used for the assessment and of the criteria for the assessment of impacts. It also describes input from stakeholders that has been used to inform the assessment, and what methods were used to obtain the stakeholder input.

CATCHMENT AREA

The catchment area for customers to the Bulleen Golf Driving Range is the geographical area within 5 – 10km of the facility location.

EXISTING CONDITIONS

Existing conditions were established through desktop research, a review of Victorian Government and local legislation, policy and

planning context as well as surveys of businesses undertaken to support the EES, and site visit and interviews with relevant golf industry professionals, as outlined further in Section 3.4.

A site visit to Bulleen Golf Driving Range was conducted on 11 November 2019, a telephone interview was held with Golf Australia on 5 December 2019, meetings with golf industry professionals held on 16 January and 6 February 2020, and various background reports pertaining to the redevelopment of the Site were reviewed.

STAKEHOLDER ENGAGEMENT AND COMMUNITY FEEDBACK

3.4.1 Stakeholder engagement

Manningham Council and the businesses operating at the Site are the main stakeholders


of this PSA. There has been ongoing engagement with council regarding the relocation and accommodation of sport and recreation facilities as a result of the North East Link. Discussions about land acquisition were held in December 2019 between NELP and the owners of the land at 27 – 55 Templestowe Road, Bulleen.

3.4.2 Business surveys

The Bulleen Driving Golf Range business was surveyed to inform the EES. Surveys were conducted in person with the management of the facility.

The survey questions were based on questionnaires used for previous impact assessments undertaken for major infrastructure projects in Victoria and refined with consideration for preliminary design information and initial desktop analysis of the activity along the alignment to ensure the specific business environment was considered

Where possible, employment data was collected during the surveys; businesses provided an indication of employment levels by specifying the number of full time, part time and casual staff.

To estimate full time equivalent (FTE) employee numbers, the following assumptions have been made:

• One full-time staff to one FTE • Two-part time staff to one FTE • Four casual staff to one FTE.

3.4.3 Community feedback

As part of this business impact assessment, relevant public submissions that were submitted in response to the advertising of the proposed North East Link were identified and reviewed.

There were no submissions that touched on the Bulleen Golf Driving Range as this business was outside of the study area identified in the Technical Report F - Business.

IMPACT ASSESSMENT

The objective of the impact assessment is to determine and describe the potential impacts on business assets, values and uses from the redevelopment of the Site to the land currently occupied by the Bulleen Golf Driving Range. The impact assessment focuses on direct impacts such as business disruption or displacement, disruption to access to facilities, and changes to amenity due to noise, dust, and vibration.

The following tasks were undertaken to prepare this business impact assessment:

1. Desktop research was conducted to build an understanding of the size and nature of businesses operating at the Site; businesses

were identified in terms of quantifiable and comparable economic factors (employment, business turnover).

2. Desktop research was conducted to build an understanding of the potential impacts on the businesses, particularly in terms of patronage, business turnover and staff requirements.

3. The likely nature and extent of impacts on the business was assessed, based on qualifications and previous experience of the technical specialists who prepared this business impact assessment.

The metrics used for the business impact assessment included the number of businesses and employment impacts (head count and FTEs).


The impact assessment was based on the following assumptions:

1. The business is currently viable. 2. Employment loss due to business

displacement from land acquisition is estimated on the basis that the business at the location ceases operation and does not relocate.

Redevelopment impacts and the North East Link

This business impact assessment is concerned with the potential business impacts associated with the redevelopment of the Site. The redevelopment of the Site is being undertaken to support the North East Link and will occur concurrently with the construction of North East Link. Businesses that are the subject of this report would also be exposed to impacts as a result of the construction and operation of North East Link, including amenity changes (noise, dust) and traffic impacts. These potential amenity impacts were assessed as part of the North East Link EES, would be managed by the EPRs, and are not assessed further in this report.

RATIONALE

The business impact assessment relies on analysis of data collected throughout the development of North East Link (including business surveys), as well as desktop research, interviews with golf industry professionals and site visits. This method provided detailed business and industry information and understanding of business sensitivities that would otherwise not be available.

Business impacts have been quantified through estimates of impacts on employment numbers, business turnover and land acquisitions as these measures enable comparison with publicly available data for the area.

Land acquisition would be undertaken in accordance with LAC Act and the Major Transport Projects Facilitation Act 2009. The business impact assessment does not address business compensation for acquisition.

LIMITATIONS, UNCERTAINTIES AND ASSUMPTIONS

The findings of this report are subject to the following assumptions and limitations:

• This report does not assess any changes in business or property values due to the Project, nor does it attempt to quantify changes to business turnover that may result from the Project’s construction and operation.

• In some instances, a single business occupies multiple properties, and in other cases multiple businesses occupy the same property. The count of businesses affected by land acquisition in this report is based on the number of businesses affected by acquisition, not the number of properties acquired.

• The Pro Shop at Bulleen Golf Driving Range is assumed to cease operation.


4 Project description

The Site includes two properties (the Bulleen Golf Driving Range at 37-59 Templestowe Road and adjacent Parks Victoria public land at 27-33 Templestowe Road) in Bulleen, collectively described as 27-59 Templestowe Road (The Site). A Master Plan has been developed for the Site that proposes the redevelopment of the Site into a multi-purpose sporting facility, providing alternative sport and recreation facilities for the current users of Bulleen Park.

The Site is currently used as a driving range, open to the public. In order to facilitate the relocation of other facilities, the current driving range buildings would be demolished, and the Site would be redeveloped to include three

soccer fields, a pavilion, club rooms, new shared-use paths, bicycle parking facilities, and car parking.

As a result of the acquisition, the driving range business at Bulleen would be displaced from its current site and cease operation. This is planned to occur by September 2022.

Figure 1 shows the existing conditions and Site boundary at 27 – 59 Templestowe Road, Bulleen.

Figure 2 shows the proposed Templestowe Road Soccer Facilities Master Plan.

Figure 1: Templestowe Road Soccer Facilities – site boundary


Figure 2: Proposed Templestowe Road Soccer Facilities Master Plan

5 Existing conditions

The Site includes two properties (the Bulleen Golf Driving Range at 37-59 Templestowe Road and adjacent Parks Victoria public land at 27-33 Templestowe Road) in Bulleen, collectively described as 27-59 Templestowe Road (The Site). The driving range site is 6.7 hectares. The land owned by Parks Victoria is part of a parcel of 4.8 hectares. Only part of the Parks Victoria parcel would be utilised for this Project.

The Bulleen Golf Driving Range is an outdoor 250-metre driving range open to the public

seven days a week with access from Templestowe Road. Coffee and cold drinks are sold on the premises, but not food. The Bulleen Driving Golf Range is privately owned and is the only business at the location.

A summary description of the business that operates on the Site is provided in Table 2.


Table 2: Business that operate on 27 – 59 Templestowe Road, Bulleen

Location Business Business Description Employees

27-59 Templestowe Road, Bulleen

Bulleen Golf Driving Range & Pro Shop

Provision of range balls and a fully stocked pro shop covering all golfing needs, from golf clubs through to clothing and accessories. The website lists two teaching professionals that provide lessons at the facility. Opening hours 8am to 9pm seven days a week.

4 staff estimated at 3 FTE

The Bulleen Golf Driving Range is located next to another golf facility, namely the Yarra Valley Country Club at 9 Templestowe Road, Bulleen some 400 metres away. The Yarra Valley Country Club is a private 9-hole course with tennis and bowls facilities. Plans have been proposed to redevelop the Yarra Valley Country Club for residential and parkland purposes, subject to approval of a planning scheme amendment as mentioned in the submission by YVCC Property Group Pty Ltd and Linked Solutions Pty Ltd to the North East Link.

There are a number of driving range facilities in the broader area comprising a mix of indoor and outdoor facilities. The closest is the Latrobe Golf Park in Bundoora north west of Bulleen. Latrobe Golf Park is also an outdoor facility, located approximately 10kms away by road which is approximately 12 to 22 minutes’ drive.

According to the Otium (2019) report, the new trends in the golf industry that relate to driving range services are:

• Focus on customer experience and on being welcoming to all patrons (all ages, all abilities)

• Introduce a fun and social philosophy

• Engage with customers • Create a community hub

A recent trend has been the addition of indoor driving range facilities using virtual golf courses and ball tracking technology to simulate an outdoor experience. Indoor facilities are popular because they introduce elements that respond to the new trends in the golf industry such as the fun and social philosophy, and are marketed as suitable for work Christmas parties, buck’s parties, hen’s parties, birthday parties (all ages) and corporate functions. Indoor facilities include golf simulators in Kew, Surrey Hills and Ringwood which are all between 12 and 23 minutes away from Bulleen Golf Driving Range. The indoor X-Golf facilities at Ringwood and Surrey Hills are recent entrants to the market, and the company plans to expand to 100 X-Golf facilities across Australia within 10 years, which will increase competition for established outdoor driving ranges. The X-Golf concept originated in South Korea and was launched with the opening of the first X-Golf indoor kiosk in Malvern in 2012.

Table 3 presents a list of driving range facilities by type in proximity to Bulleen Golf Driving Range.


Table 3: Driving range facilities in proximity of Bulleen Golf Driving Range

Source: Matters More and NELP desktop study January 2020

6 Impact assessment

The key impact associated with the relocation of the Bulleen Park soccer fields to the Site is the acquisition of land and displacement of the Bulleen Golf Driving Range business. It is likely that the Pro Shop business will close down and cease to operate, as there are no suitable locations to which the business could relocate. Reestablishment outside of the local area would still constitute a loss of a local business. With the acquisition of the driving range, the implication is loss of four jobs (three FTE) in the Pro Shop.

CONSTRUCTION IMPACT ASSESSMENT

Not applicable. The business will no longer be operational at the Site when construction commences.

OPERATION IMPACT ASSESSMENT

Not applicable. The business will no longer be operational at the Site when the new development has been completed.

7 Impact mitigation

The most likely outcome is that the compulsory acquisition of the Site will also acquire the interest of the tenant, the golf driving range business. The business will have up to 2 years to vacate the land after the acquisition commences. This would be a purchase of the business by the State and would mean that the business ceases to operate.

The loss of the business could be mitigated as the business would be offered assistance under LAC Act.

Facility type Facility features

Name Golf CourseDriving Range

Mini Golf Other

Driving range bays

Driving range

distance Access

Distance to Bulleen Golf Driving Range mins drive 10am Sunday)

Bulleen Golf Drving Range _ Yes _ _ 38 250 Public n/aLatrobe Golf Park Yes Yes _ _ 32 Unknown Public 12 - 22 minsBig Swing Golf Kew _ Yes _ Golf similator Unknown Unknown Public 12 - 20 minsX-Golf Surrey Hills _ Yes _ Golf similator Unknown Unknown Public 20 minsX-Golf Ringwood _ Yes _ Golf similator Unknown Unknown Public 23 minsYarra Bend Golf Course Yes 18 holes Yes Yes _ Approx 30 Unknown Public 14 - 24 minsHeathmont Golf Park _ Yes Yes Pitch and Putt Unknown Unknown Public 20 - 30 minsMountain Highway Golf Range _ Yes _ _ Unknown Unknown Public 20 - 26 minsPlenty View Golf Park _ Yes _ _ Unknown Unknown Public 22 - 30 minsMaroondah Golf Park _ Yes Yes _ 25 300 Public 22 - 40 minsMorack Public Golf Course Yes 18 holes Yes _ _ 20 Unknown Public 22 - 30 minsYarrambat Park Golf Course Yes 18 holes Yes Yes- Kids _ 12 Unknown Public 24 - 35 minsAlbert Park Driving Range _ Yes _ _ 65 250 Public 26 - 45 minsRiverside Golf Yes 18 holes Yes _ _ 44 Unknown Public 30 - 1 hour


If the business expressed interest in relocating, a mitigating action would be to identify services and support programs that would support the business in its relocation, work with the business and landowner to endeavour to reach agreement on the timeframe for possession of the land and provide assistance with targeted marketing and promotional initiatives to build community and customer awareness of the business’ new location. However, a traditional driving range has a significant land requirement and a location in a suitable customer catchment may be difficult to find.

If the business is acquired and ceases operation, a mitigating action would be to develop and implement an Employee Assistance Strategy to provide relevant workforce support measures for any employees of the business that become redundant. It may be beneficial to facilitate an introduction of the employees at Bulleen Golf Driving Range to operators of other golf facilities to possibly enable them to continue to work in the local area and remain within the golf industry. If local staff remain in the area, the services of the golf professionals would remain available to local customers.

8 Conclusion

The Master Plan for the Templestowe Road Soccer Facilities involves the acquisition and development of land currently occupied by Bulleen Golf Driving Range. The business and teaching facility operating the driving range would be replaced by a community sporting facility, and after construction, no businesses are envisaged to operate from the location.

The acquisition of the land will lead to the displacement of the driving range business operating at the Site. There is very limited opportunity for local relocation of the facility due to the size of land required to accommodate the facility.

The proposed mitigating actions are likely to be sufficient to manage the impacts to the business from land acquisition. The LAC Act provides for the consideration to acquire the driving range business and also provides a process for the acquisition and compensation for the business owner.


9 References

AusPlay Survey 2019, Golf State of Play Report Driving Participation & Engagement 2019.

Banyule City Council, Boroondara City Council and Whitehorse City Council. North East Link Project submission 716. Melbourne: Engage Victoria, 2019.

City of Manningham. Municipal Strategic Statement. Melbourne, 2008.

Maroondah City Council, Maroondah Golf Strategic Review (Stage 1), WellPlayed for Maroondah City Council, February 2019

Otium Planning Group Pty Ltd. Freeway Golf Course – New Facility Option Review. Final Report. Melbourne: North East Link, January 2019. North East Link tabled document 378b. Melbourne: Engage Victoria, 2019

Victoria State Government, Department of Environment, Land, Water and Planning, Planning for Golf in Victoria, Melbourne, 2017

WellPlayed for Boroondara City Council. North East Link Project tabled document 242. City of Boroondara Freeway Public Golf Course, Market Insights + Future Viability, PROJECT REPORT. November 2018.

YVCC Property Group Pty Ltd and Linked Solutions Pty Ltd. North East Link Project submission 631. Melbourne: Engage Victoria, 2019

Documents

North East Link Project · 2020-06-02 · M ay 2020 | Business Impact Assessment North East Link Project Page 5 2 Relevant legislation, policy and guidelines STATE LEGISLATION, STRATEGIES