Town Planning Report - d2n3eh1td3vwdm.cloudfront.net

PLANNING SUBMISSION

PROPOSED TRADE SUPPLIES AND RESTRICTED RETAIL DEVELOPMENT AT WONTHAGGI

(No. 140 McKenzie Street and Nos. 8 - 10 Keltie Avenue Wonthaggi)

Prepared for

BUNNINGS GROUP LIMITED.

MAY 2020

TABLE OF CONTENTS

1.0 INTRODUCTION 1 2.0 BACKGROUND ON BUNNINGS 2 3.0 SUBJECT SITE AND SURROUNDING ENVIRONS 3 4.0 PLANNING BACKGROUND 9 4.1 Planning Permit No. 170058 – Development and Use Permit 9 4.2 Planning Permit No. 180194 – Two (2) lot subdivision 9 5.0 PROPOSAL 10 5.1 Buildings 11 5.2 Car Parking, Bicycle Parking, Loading and Access 12 5.3 Landscaping 13 5.4 Design 13 5.5 Sustainability 14 5.6 Advertising Signs 17 5.6.1 North (front) Elevation 18 5.6.2 West Elevation (McKenzie Street) 19 5.6.3 East Elevation (White Road) 19 5.6.4 South Elevation (rear) 19 5.7 Use 19 6.0 PLANNING CONTROLS - BASS COAST PLANNING SCHEME 21 6.1 Zoning Controls 21 6.2 Car Park Requirements 22 6.3 Overlay Controls 22 6.4 Planning Considerations 22 7.0 PLANNING ASSESSMENT AGAINST DECISION GUIDELINES 24 7.1 Purposes of the Industrial 1 Zone 24 7.2 Planning Policy Framework 24 7.2.1 State and Regional Policies 24 7.3 Municipal Strategic Statement (MSS) 29 8.0 PARTICULAR PROVISIONS 35 8.1 Advertising Signs 35 8.2 Land Adjacent to a Road Zone Category 1 37 9.0 CONCLUSION 38

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Figure 1 Locality Plan Figure 2 Aerial Photograph Figure 3 Photographic Analysis Figure 4 Site Layout Figure 5 Floor Plan Figure 6 Advertising Sign Display – North and East Elevations Figure 7 Advertising Sign Display – South and West Elevations Figure 8 Zoning Plan

Planning Assessment Report No. 140 McKenzie Street and Nos. 8 -10 Keltie Avenue, Wonthaggi

Trade Supplies and Restricted Retail Premises Development

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PLANNING ASSESSMENT REPORT 1.0 INTRODUCTION Peninsula Planning Consultants Pty. Ltd. has been requested by Bunnings Group Limited to provide a town planning report to enable the land at No. 140 McKenzie Street and Nos. 8-10 Keltie Avenue, Wonthaggi to be developed and used for “Trade Supplies” and “Restricted Retail Premises” (Bunnings Warehouse) to replace the existing Bunnings Store at Nos. 45-61 McKenzie Street about 750 metres to the south. In the preparation of our assessment and report we have carried out relevant statutory, strategic and land use planning investigations, including an inspection of the subject site and surrounding locality and consultation with Council Officers. We have assessed the proposal in relation to the existing conditions of the area, the provisions of the Bass Coast Planning Scheme and relevant policy provisions. This report provides a description of the subject land, existing planning controls and the proposal. In brief, we submit that the proposal is in accordance with the purpose of the zoning of the land and the Bass Coast Planning Scheme. The planning application is also supported by:

• Traffic Impact Assessment prepared by O’Brien Traffic;

• Overall Site Plan, Floor Plan, Roof Plan, Waste Management Plan and Elevation Plans prepared by Bunnings Group Limited;

• Landscape Plan prepared by Wallbrink Landscape Architecture;

• Preliminary Arboricultural Assessment Report prepared by Arbor Survey; and

• Drainage Strategy prepared by Lowe Engineering.



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2.0 BACKGROUND ON BUNNINGS Bunnings is Australia’s leading specialist retailer of home and garden improvement products and building materials. Bunnings caters for predominately ‘do–it–yourself’ (DIY) customers as well as building contractors. As an Australian owned company Bunnings provides its customers with the widest range of home and garden improvement products and is committed to delivering outstanding service and lowest prices every day. It strives to attract high quality employees and to provide them with a safe and rewarding working environment. Bunnings employs over 47,000 team members in Australia and New Zealand. Bunnings currently operates 378 trading locations including 347 stores (both Warehouses and small format Stores) across Australia and New Zealand. The above data is current as of 8 May 2020. Each Bunnings store becomes an integral member of the community it serves. Across Australia in 2015/16, Bunnings Team Members participated in over 70,000 community activities and helped raise and contribute more than $37 million for a wide variety of community groups. This support came in the form of sausage sizzles, DIY workshops, projects and makeover blitzes, community workshops and local fundraising.



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3.0 SUBJECT SITE AND SURROUNDING ENVIRONS The subject site is an irregular shaped lot located on the eastern side of McKenzie Street, southwest side of White Road and west side of Keltie Avenue. The land has frontages of 126.12 metres to McKenzie Street, 104.91 metres to White Road and 60.87 metres to Keltie Avenue, with an overall area of 2.17 hectares. The subject site comprises two (2) lots identified as:

• Crown Allotment CA 4C Section 117, Township of Wonthaggi (Volume 9749 Folio 882);

• Crown Allotment CA 4E Section 117, Township of Wonthaggi (Volume 9705 Folio

056); and There are no easements over the land. The western section of the site is developed and used by Capital Entertainment & Motel accessed from several crossovers on McKenzie Street. In the eastern section of the land is the Miners Rest Caravan Park accessed from White Road. Around the White Road and Keltie Avenue perimeter of the site, within the caravan park and on the road reserves, there are a number of trees. Ten (10) trees are identified for retention on the road reserves. Within the site all trees are planted specimens for aesthetic purposes for the current and past use of the site and will be removed. The trees to be removed are identified by the submitted Arborist report to have no or moderate protection value. The trees given a moderate rating comprise eight (8) trees are only of fair to good Arboricultural condition with some lopped/heavily pruned. The remaining 79 trees on site have no retention value as they are in poor Arboricultural condition. Adjoining to the north is a public reserve. Adjoining and further to the south is a mix of industrial premises, bulky goods retailers and emergency services facilities (Ambulance Victoria and CFA). Directly opposite on the west side of McKenzie Street are dwellings in a residential zone. Generally opposite on the northeast side of White Road are dwellings and Wonthaggi Kindergarten in a residential zone. Off-street car parking is provided in front of the Kindergarten setting the building well back from the road frontage and subject site. Across Keltie Avenue to the east are industrial premises. McKenzie Street past the site is also known as the Bass Highway. White Road is constructed sealed road with kerb and channel providing access to dwellings, Kindergarten opposite, Wonthaggi North Primary School further to the south and industrial premises southeast of Keltie Avenue through to Wonthaggi Recreation Reserve. Keltie Avenue is gravel no through road.



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Figure 1 shows the location of the site. Figure 2 is an aerial photograph showing some of the above features of the site. The photographs below at Figure 3 show some of the above features of the site and surrounding environs.

Figure 1 – Locality Plan

Figure 2 – Aerial Photograph

Subject site

Subject site (approx.)



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Subject site southern end of McKenzie Street frontage

Subject site McKenzie Street frontage

Subject site northern end of McKenzie Street frontage

Subject site northern end of the site

Subject site – Caravan Park White Street frontage

Subject site – Caravan Park White Street frontage



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Subject site – Western end of Keltie Avenue

12 Keltie Avenue – Adjoining

Eastern side of Keltie Avenue

Subject site - Caravan Park – Keltie Avenue frontage





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Eastern side of White Road

Eastern side of White Road - Kindergarten

Eastern side of White Street - Kindergarten

Eastern side of McKenzie Street

Eastern side of McKenzie Street

Western side of McKenzie Street



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Western side of McKenzie Street

Figure 3 – Photographic Analysis



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4.0 PLANNING BACKGROUND 4.1 Planning Permit No. 170058 – Development and Use Permit Planning Permit No. 170058 (“The Permit”) was issued on 17 November 2017 over No. 140 McKenzie Street, Wonthaggi – CA4C Sec 117 Parish of Wonthaggi. The permit does not apply to or include Nos. 8 and 10 Keltie Avenue. The permit allows:

“Use and development of the land for a service station and convenience restaurant, hotel, advertising signage and works within Category 1 road reserve in accordance with the endorsed plans.”

The life of the permit was recently extended on 25 October 2019. Development is now required to commence by 17 November 2021. 4.2 Planning Permit No. 180194 – Two (2) Lot Subdivision Planning Permit No. 180184 (“The Subdivision Permit”) was issued on 18 October 2018 over No. 140 McKenzie Street, Wonthaggi – CA4C Sec 117, Parish of Wonthaggi. The permit does not apply to or include Nos. 8 and 10 Keltie Avenue. The permit allows:

“Subdivide the land into two (2) lots in accordance with the endorsed plans.” The subdivision permit was issued subject to 15 conditions. The permit creates two (2) lots; one (1) for the service station (proposed) of 2,660 square metres and the balance lot of 1.578 hectares. A drainage easement is proposed along the southern boundary of Lot 2, which may affect the integrated development with Nos. 8 and 10 Keltie Avenue. Development of both lots is now proposed. If approved, the two (2) lot subdivision might not be required.



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5.0 PROPOSAL

It is proposed to develop and use the 2.17 hectare site for the Bunnings Warehouse in accordance with the Site Plan, Floor Plan, Roof Plan and Elevation Plans. The Bunnings Warehouse comprises:

• A fully enclosed covered Main Warehouse of 4,467.21 square metres, inclusive of the main customer entry of 59.80 square metres;

• A fully enclosed Timber Trade Sales area of 1,883.15 square metres;

• A fully enclosed Building Materials and Landscape Yard of 1,027.11 square metres;

• An Outdoor Nursery of 766.89 square metres with decorative sailcloth canopy to

provide shade;

• An ancillary Bagged Goods Canopy to the Outdoor Nursery of 1,059.37 square metres;

• A total retail floor area of 9,203.73 square metres;

• The provision of a “Café”, associated playground to service customers and staff with

light refreshments. Additional floor space is provided to conduct DIY workshop classes for customers. The precinct will only occupy about 65 square metres of floor space;

• Ancillary offices of about 164 square metres at a mezzanine level over the café,

playground and amenities;

• The provision of 223 car parking spaces, with 201 spaces located on the northern side of the building for customers and 22 spaces located on the southern side for Team Members/Staff. The car parking includes 8 spaces for the disabled and 8 trailer parking bays;

• The provision for temporary outside displays around the main entry and adjacent to the Timber Trade Sales and Outdoor Nursery customer entries. Space is also provided adjacent to the main entry for a community fundraising barbecue and outside gas bottle storage. The barbecue operates on Saturdays and Sundays by community groups that are “not for profit” organisations that spend proceeds received to deliver valuable, much needed services to the local community.

• The provision of Waste Management at the rear on the southern side of the building.

The site layout is detailed below in Figure 4 below.



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Figure 4 – Site Layout

5.1 Buildings Development plans submitted with the application show the Outdoor Nursery and Bagged Goods Canopy located at the western end of the Main Warehouse. The Timber Trade Sales (“TTS”) and Building Materials and Landscape Yard (“BMLY”) are located at the eastern end of the Main Warehouse. The Bunnings Warehouse will be constructed to the McKenzie Street frontage with the BMLY setback between 0 and 4.5 metres from Keltie Avenue and between 3.6 and 14 metres from White Road. The building will be aligned east/west with the Main Entry facing north setback about 50 metres from the White Road frontage.



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The onsite customer car parking will be provided on the northern side of the building accessed from both McKenzie Street and White Road with Team Member parking on the southern side accessed from Keltie Avenue. Building height will vary with the Outdoor Nursery at 6.2 metres, 8.75 metres to the main building and 9.5 metres to the peak of the icon main entry. The fire sprinkler water tank and pump house for fire protection are located at the rear towards the southwest corner of the site. Both facilities will be placed above ground with the water tank finished in green to match the building. The plans provide for roof mounted air conditioning system (“ACS”) and exhaust fans. The ACS will comprise the installation of four (4) roof mounted ACS located generally over the Main Warehouse, with the four (4) roof mounted exhaust fans located generally over the Timber Trade Sales area of the building. As shown on the submitted plans, the perimeter parapet around the edge of the building generally screens each AC and exhaust fan from view. Due to the pitch in the roof, the ACs and exhaust fans are partially visible in the elevational view, but due to the height of the building and setbacks from the edges of the building, they will be barely visible from the public realm. The Wonthaggi Bunnings Warehouse and Bunnings projects in general have been developed throughout Australia using a similar approach which includes:

− Warehouse format;

− External appearance consistent with other Bunnings complexes;

− Convenient and logical approach and departure routes for customers driving to

the site;

− Adequate and accessible parking for customers positioned forward of the building for easy identification and use;

− A complete and extensive range of items with a strong emphasis on bulky items;

− Large stock levels to facilitate immediate availability –‘the take it with you’

concept;

− An efficient storage and handling system with high bay racking enabling goods to be selected in a range of quantities and a choice of packaging modules;

− A plant nursery with an associated range of outdoor and lifestyle products; and

− Convenient hours of trading for customers.

5.2 Car Parking, Bicycle Parking, Loading and Access A total of 223 car parking spaces will be provided. The Traffic Impact Assessment (“TIAR”) prepared by O’Brien Traffic submitted with the application provides an assessment of the parking requirements for this site.



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The Bass Coast Planning Scheme requires 152 on site car parking spaces and 223 spaces are provided, or a surplus of 71 spaces. Following detailed traffic modelling using SIDRA analysis, the site layout plan and access will be via left-in and left-out for customers on McKenzie Street (Bass Highway), all traffic movements at the White Road customer access, and left turn from Bass Highway for delivery vehicles via left turn lane and exit by left turns into Keltie Avenue and White Road. Changes are required to the intersection of McKenzie Street and White Road. The analysis and modelling confirmed that a roundabout at the intersection of Bass Highway and White Road is the preferred intersection improvement. However, the provision of a roundabout is expensive infrastructure that will provide great benefit to the function and operation of the Bass Highway, especially during the peak summer holiday peak. The SIDRA modelling shows that the intersection of McKenzie Street and White Road will reach capacity by 2026 (even without the Bunnings Warehouse development) and require upgrade. Given the roundabout will benefit all road users and requirement for the intersection upgrade (without the Bunnings development), it is considered appropriate that there be a cost sharing arrangement between Bunnings, Council and Department of Transport (“DoT”) to cover the costs of the roundabout and associated works. It is proposed to construct Keltie Avenue to a standard suitable for heavy vehicles. This will require re-construction with an industrial heavy duty pavement 7 metres wide, with 1.5 metre wide gravel shoulders and open drainage to be retained and removal of trees identified as 8, 9 and 10 in the submitted Arborist Report. They are noted as ‘high value’ due to their location on the road reserve, rather than on the subject site. However, the trees are noted in the Arborist Report to be of ‘poor’ to ‘fair’ structure due to past lopping for power line clearance. The above car parking, loading and access arrangements are discussed in detail in the accompanying TIAR. Bicycle parking will be provided on site. However, given the type of use proposed and goods sold, the requirements of Clause 52.34 of the Bass Coast Planning Scheme are not appropriate to apply to the development of the site. On site bicycle parking will be provided but not to the level required by Clause 52.34. The TIAR prepared by O’Brien Traffic discusses the adequate provision of bicycle parking and as a consequence ten (10) bicycle spaces will be provided. 5.3 Landscaping Landscaping will be provided to the White Road frontage with landscaping around the perimeter of the car parking to both road frontages. 5.4 Design The buildings have been designed with a high quality appearance. The buildings are appropriately balanced in the context of the locality.



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The Bunnings Warehouse has been deliberately positioned with east to west alignment, positioned across the southern part of the site. The Outdoor Nursery is provided with feature concrete dado wall with finger proof wire mesh clad in green shade cloth to provide subtle transparency and activation of the Outdoor Nursery, with decorative sailcloth canopy over with an overall height of 6.2 metres graduating up to the 8.75 metre high building that continues through to the eastern end of the building and 9.5 metres to the peak of the icon main entry. The main building will be constructed from precast concrete finished in off-white and green. Central to the northern elevation the customer entrance will be glazed and provided with a decorative lattice grid façade finished in a cream colour providing further interest to the built form. Forecourt displays and the community sausage sizzle provide customers with an array of products and colour to enhance the shopping experience. At the Outdoor Nursery there is a secondary entrance. An entry canopy will be provided external to the building to provide weather protection to staff, customers and outdoor displays. The canopy will feature the lattice finish to complement the Main Entry to the Warehouse. At the TTS/BMLY end of the building, a further entry is provided for timber products customers to enter on foot or drive in, load, purchase products and drive away. Further displays are provided around and adjacent to the TTS entry, including sleeper packs, water tanks, bagged goods, etc. to provide customers with a reminder of some of the key products on sale and on special. The entry will be identified by a canopy similar to the entry to the Outdoor Nursery. The proposed floor plan is depicted in Figure 5 below.

Figure 5 – Floor Plan

5.5 Sustainability Bunnings believes in building sustainable practices within all its operations. Bunnings incorporates a number of sustainable design aspects throughout the Bunnings network which assists in furthering Bunnings’ understanding of reducing greenhouse gas emissions, water and waste. Bunnings is also committed to contributing and engaging with the communities in which it operates.



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Waste Minimisation

• Bunnings construction methodology minimises waste, including standard specification of structural elements, many of which can be prepared off-site. Our structural design, including the ‘warehouse’ format specifies minimal use of aesthetic cladding and internal lining.

• Bunnings continues to work towards their 85% waste diversion target. In 2011 Australian stores diverted approximately 60% of waste from landfill.

• Bunnings has a reverse logistics program for timber pallets. Many stores across the

network participate in this initiative which involves delivery trucks picking up and removing plain and unbranded pallets from stores, which are then returned to the transport hub for reuse.

• An organic waste recycling program for greenlife organic waste from the nurseries

has been implemented across many stores.

• In 2011 Bunnings introduced repackaging bags into Australian stores allowing broken bags of concrete, mulch and similar products to be diverted from waste and resold.

• Every month stores receive an Analysis Report which outlines their recycling rate.

• Since April 2008, all Bunnings Warehouse stores across Australia and New Zealand

removed single use plastic bags for customer use. Water Efficiency

• Showerhead exchange programs with water corporations. In 2011 Bunnings exchanged more than 70,000 showerheads through the programs.

• Nursery effluent capture, treatment, and reuse in landscape areas on-site.

• Triple AAA rated water limiters at potable water outlets.

• Installation of rain water tanks and hand watering in the nursery.

• Since 2007 all new stores (except Far North Queensland) incorporate rainwater harvesting for reuse in nursery watering, toilet and non-potable uses.

Energy Efficiency & Minimising Embodied Energy Waste

• Store construction comprises high thermal mass components such as on-ground concrete slab flooring and concrete wall panels.



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• High floor to roof heights which allow temperature differentials between underside of

roof and human occupied space (i.e. floor level to 2m height).

• Use of insulated roofing to limit heat gain and heat loss to the environment and use of translucent roof sheeting to allow natural lighting within the warehouse.

• Use of efficient radiant gas heaters for localised heating options within stores in temperate and cooler localities.

• Installation of energy efficient e-tronic lighting technology in new stores.

• Implementation of light emitting diode (LED) lighting in outdoor areas as a standard in the new store design brief.

• Stores receive electricity base load reports fortnightly. Electricity base load reports

compare the electricity usage of the same two week period against last year. Ethical Sourcing

• Bunnings has had a zero tolerance to illegal timber in its supply chain since 2001. Bunnings works closely with their suppliers in order to establish a condition of supply that requires independent verification.

• All timber products are sourced from low risk plantations or other verified legal or certified sustainable forest operations.

• In 2004 Bunnings became the first retail partner of the WWF Global Forest Trade

Network.

• In 2009 Bunnings was the lead retail signatory to the Greenpeace-led joint calling for a Federal Government ban on illegal timber imports to Australia, and in 2011 Bunnings supported the Common Platform statement which reinforced the call for effective legislation.

• In 2006 Bunnings introduced a factory accreditation program for products directly

imported. Major overseas factories are audited to a code of conduct based on the International Labour Organization conventions.

• As part of the Responsible Sourcing Programme, Bunnings became a member of

Sedex (Supplier Ethical Data Exchange) in 2012. This membership will help Bunnings improve transparency in the supply chains in the areas of labour standards, health and safety, environmental management and business integrity.



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Community Involvement

• The Australian and New Zealand stores support local community groups through fundraising sausage sizzles, hands on D.I.Y. projects, local fundraising activities & community workshops.

• During 2015/2016 Bunnings contributed and help raise more than $37 million and completed over 70,000 community activities.

Engagement & Awareness

• Bunnings stocks a wide range of products to assist customers in making their homes more sustainable in reducing their energy and water consumption.

• Bunnings currently run local light globe and battery recycling programs for customers in selected stores in Western Australia and Victoria.

• Bunnings regularly run D.I.Y. workshops for customers on various sustainability

measures.

• Bunnings has partnered with many local authorities to promote and raise awareness of sustainable living; Bunnings currently partners with Sustainability Victoria on the Resource Smart Retail Program.

• Bunnings runs a Schools Sustainability Program in Australia & New Zealand which

involves visits and activities with local primary schools.

• Bunnings stores participate in World Environment Day and National Water Week, with all stores encouraged to raise awareness on sustainable living.

5.6 Advertising Signs All elevations of the Bunnings Warehouse will display an integrated advertising theme with the text “Bunnings Warehouse, “Our Policy - Lowest Prices Are Just The Beginning…” and Bunnings “hammer” corporate logo as shown on the plans enclosed with the application and reproduced below at Figures 6 and 7, depicting the type, colour, location and dimensions of the proposed advertising signs.



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Figure 6 – Advertising Sign Display – North and East Elevations

Figure 7 – Advertising Sign Display – South and West Elevations

The proposed signs will comprise the following: 5.6.1 North (front) Elevation The front elevation will provide two (2) wall signs. The first one will measure 15.769 metres long by between 4.4 and 4.92 metres wide. The sign will display the text “Bunnings Warehouse” in white letters on a green and red background.



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The second sign will measure 15.8 metres long by between 3.6 and 6.6 metres wide. The sign will display the text “Our Policy - Lowest Prices Are Just The Beginning…” and incorporate the Bunnings corporate “hammer” logo, with the text in white letters on a green background and “hammer” in red, also on a green background. 5.6.2 West Elevation (McKenzie Street) The same two (2) signs are proposed but displaying much smaller “Bunnings Warehouse” text measuring 5.808 metres long by between 1.6 and 1.8 metres wide in white letters on a green and red background and the text “Our policy - Lowest Prices Are Just The Beginning….” and “hammer” logo measuring 5.82 metres long by between 1.4 and 2.5 metres wide. The signs will be floodlit to properly identify the site and land use early in the morning and in the evening. Floodlights are mounted on outrigger arms and directed to shine back onto the sign. 5.6.3 East Elevation (White Road) Only one (1) sign. The “Bunnings Warehouse” sign will measure 15.769 metres long by between 4.3 and 4.92 metres wide in white letters on a green and red background. Floodlighting of the sign as referred to in Section 5.6.2 above. 5.6.4 South Elevation (Rear) The same two (2) signs are referred to in Section 5.6.1 above. The “Bunnings Warehouse” sign will measure 15.769 metres long by between 4.4 and 4.92 metres wide in white letters on a green and red background. The second sign will measure 15.8 metres long by between 3.6 and 6.6 metres wide. The sign will display the text “Our policy - Lowest Prices Are Just The Beginning….” and “hammer” logo in white letters on a green background and “hammer” in red, also on a green background. Floodlighting of the signs as referred to in Section 5.6.2 above. The advertising display is well balanced in the context of each elevation. Standard directional signage with the Bunnings corporate logo and colours will be provided at the frontages, within the car park and delivery lane to direct deliveries and customers to their respective parking and loading area. 5.7 Use The premises will operate as a Bunnings Warehouse and will sell a range of hardware, home improvement, timber and garden products for use in building, industry, commerce, landscape gardening and various trades. The majority of customers will be householders and trades people. The store will open seven days a week.



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Due to the location and Industrial 1 Zone with entries to the building on the northern side of the store facing the park rather than houses, a limit on trading hours should not be necessary. The external community fundraising barbeque operates ancillary to the primary use of the land for a Bunnings Warehouse and does not require planning approval. The “Café” provided internal to the Bunnings Warehouse only services customers and staff within the building. There is no advertising signage displayed beyond the building for the “Café” and it only occupies about 65 square metres or 0.7% of total floor space for the Bunnings Warehouse. Access to/from the café is solely via the entrances to the Bunnings Warehouse. The “Café” is ancillary to the primary use of the Bunnings Warehouse.



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6.0 PLANNING CONTROLS – BASS COAST PLANNING SCHEME 6.1 Zoning The subject land is located within an Industrial 1 Zone under the Bass Coast Planning Scheme. Land adjoining to the south is also located in an Industrial 1 Zone. Land adjoining to the north is located in a Public Parks and Recreation Zone. Across McKenzie Street to the west and White Road to the east land is located in a General Residential Zone. McKenzie Street is contained within a Road Zone Category 1 and the responsibility of VicRoads rather than Council. Keltie Avenue is in an Industrial 1 Zone and White Road is in a General Residential Zone. Both are the responsibility of Council. A zoning plan is provided in Figure 8 below.

Figure 8 - Zoning

A Bunnings Warehouse is properly defined as predominantly “Trade Supplies” with a small proportion of “Restricted Retail Premises”. In the Industrial 1 Zone, “Trade Supplies” is included in the broader definition of “Retail Premises” under the Bass Coast Planning Scheme, whilst “Restricted Retail Premises” is separately defined. Both “Retail Premises” and “Restricted Retail Premises” are Section 2 – Permit Required Uses in the Industrial 1 Zone. A Planning Permit is also required for:

− Buildings and works (Clause 33.01-4).

− Advertising signs (Clause 52.05). The Industrial 1 Zone is in Category 2 – “Office and Industrial” and “Low limitation” applies.

− Create or alter access to a Road Zone Category 1 (Clause 52.29).

Subject site



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− Reduce the bicycle parking requirements (Clause 52.34-2).

− Removal of native vegetation from the road reserve (Clause 52.17).

As detailed above, the external community fundraising barbecue and the internal Café are ancillary to the primary use of the land for a Bunnings Warehouse (“Trade Supplies) and “Restricted Retail Premises”). 6.2 Car Parking Requirements As detailed in the TIAR prepared by O’Brien Traffic, the Table at Clause 52.06 of the Bass Coast Planning Scheme specifies that parking is to be provided for “Trade Supplies” at a rate of 10% of the site area, and for “Restricted Retail Premises” at a rate of 3 spaces per 100 square metres of floor space. Applying the “Trade Supplies” parking rate to the site area for the Bunnings Warehouse (2.17 hectares) means that parking is to be provided on 10% or 2,170 square metres of the site. Assuming that each car space plus a portion of the adjoining access way totals 26 square metres, this results in a requirement for 83 car parking spaces. Applying the “Restricted Retail” rate of 3 spaces per 100 square metres to 25% of the floor area (i.e. 2,333 square metres) gives a requirement for 69 spaces and overall requirement under Clause 52.06 for 152 spaces. A total of 223 car parking spaces are proposed, giving a surplus of 71 spaces, well in excess of the car parking requirements of Clause 52.06 of the Bass Coast Planning Scheme. A planning permit is not required pursuant to Clause 52.06-3 of the Bass Coast Planning Scheme to reduce the car parking requirements of Table 1 at Clause 52.06-5. 6.3 Overlay Controls The subject site is not affected by any Overlay Controls. 6.4 Planning Considerations Before deciding on an application to use land and to construct a building or construct or carry out works in an Industrial 1 Zone, in addition to the decision guidelines in Clause 65, the responsible authority must consider, as appropriate:

• “The Municipal Planning Strategy and the Planning Policy Framework.

• The effect that the use may have on nearby existing or proposed residential areas or other uses which are sensitive to industrial off-site effects, having regard to any comments or directions of the referral authorities.

• The drainage of the land.

• The availability of and connection to services.

• The effect of traffic to be generated on roads.



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• Streetscape character.

• Built form.

• Landscape treatment.

• Interface with non-industrial areas.

• Parking and site access.

• Loading and service areas.

• Outdoor storage.

• Lighting.

• Stormwater discharge.”



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7.0 PLANNING ASSESSMENT AGAINST DECISION GUIDELINES 7.1 Purposes of the Industrial 1 Zone

“To implement the Municipal Planning Strategy and the Planning Policy Framework. To provide for manufacturing industry, the storage and distribution of goods and associated uses in a manner which does not affect the safety and amenity of local communities.

Response The proposal satisfies the purpose of the zone as:

• The proposal is consistent with the Planning Policy Framework and local

planning policies. This is clearly demonstrated in Sections 7.2 and 7.3 of this report.

• The proposed Bunnings opposite the residential zones on the west side of

McKenzie Street and east side of White Street are appropriately managed with entries to the store and main customer car parking on the northern side of the building with the building providing an appropriate buffer to the residential precinct to the east and west. In addition, residential zones to the east and west are separated by wide road reserves. Loading activities are provided on the southern side of the Store, with truck deliveries utilising McKenzie Street (Bass Highway) and enter from the west and exit to the east to Keltie Avenue and then White Road. Forklifts unload delivered goods into the Goods Inwards area located central to the southern elevation which is enclosed.

• The majority of deliveries will take place between 6 am and 5 pm Monday to Friday.

• The proposal will provide a broad range of hardware products to both the building industry and the broader community in an ideal location, in a manner that will not cause a loss of amenity to the area.

7.2 Planning Policy Framework 7.2.1 State and Regional Policies For the purposes of this application, the relevant SPPF policies are:

• Activity Centres (Clause 11.01)

• Urban Design Principles (Clause 15.01-2) • Business (Clause 17.01-1)



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• Land Use and Transport Policy (Clause 18.01-1)

Victoria (Clause 11.01) Clause 11.01-1S relates to “Settlement” and has the objective to “promote the sustainable growth and development of Victoria and deliver choice and opportunity for all Victorians through a network of settlements”. Key strategies are as follows:

− “Develop sustainable communities through a settlement framework offering convenient access to jobs, services, and infrastructure and community facilities.

− Promote and capitalise on opportunities for urban renewal and infill redevelopment.

− Develop compact urban areas that are based around existing or planned activity

centres to maximise accessibility to facilities and services.” More specifically, at Clause 11.01-1R – “Settlement – Gippsland” a key strategy is to:

“Support urban growth at Wonthaggi as a regional centre.” Response Council’s support for commercial development of the subject site is confirmed by the issue of Planning Permit No. 170058 that allows redevelopment of the site for a service station, convenience restaurant and hotel. A Bunnings Warehouse is an appropriate retail development and use to service the business and residential communities. The subject site, together with adjoining and nearby land to the south, has evolved as an industrial, bulky goods and emergency services precinct (CFA and Ambulance Victoria). The Bunnings Warehouse will replace the existing Wonthaggi Bunnings Store further to the south. Although only for the 12 month construction period, 135 construction jobs will be created. With the larger Store there will be an additional 50 new jobs. Activity Centres (Clause 11.03-1S) Clause 11.03-1S relates to “Activity Centres”. It is policy to “support the role and function of each centre”, “give clear direction on preferred locations for investment” and “support the continued growth and diversification of activity centres to give communities access to a wide range of goods and services, provide local employment and support local economics.” Response As detailed above, the subject site is part of an industrial, bulky goods and emergency services precinct, whilst Planning Permit No. 170058 confirms Council policy support for commercial development on the subject site. Moreover, the development of the site for a Bunnings Warehouse:



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− Anchors the existing role of the precinct for industry, bulky goods retailing and

emergency services;

− Creates 50 additional jobs for the local community; and

− Provides the community with access to a broader range of affordable hardware, home improvement, timber and garden products.

Urban Design (Clause 15.01-1S) Clause 15.01-1S relates to “Urban Design” and has the objective “to create urban environments that are safe, healthy, functional and enjoyable and that contribute to a sense of place and cultural identity”. With regard to “Building Design” Clause 15.01-2S has the objective “to achieve building design outcomes that contribute positively to the local context and enhance the public realm.” Relevant strategies to achieve the objective include:

“Ensure development responds and contributes to the strategic and cultural context of its location. Ensure the form, scale, and appearance of development enhances the function and amenity of the public realm.

Ensure buildings and their interface with the public realm support personal safety, perceptions of safety and property security. Ensure development provides safe access and egress for pedestrians, cyclists and vehicles.”

Response The subject land in its current condition offers very little to the Wonthaggi community. The current buildings on site are redundant and dated structures unable to be reused for any purpose. However, Council has decided that the subject site provides the opportunity for redevelopment through the issue of Planning Permit No. 170058 for commercial development to service the Wonthaggi community and main town centre. It is submitted that the Bunnings Warehouse is a more appropriate development and use for the site to reinforce the policy initiative and most importantly, create additional sustainable new jobs. The design response is to be expected for the Activity Centre with:

− Clearly defined and separated customer, truck and pedestrian access to the site and within the site.

− A design approach that allows views in and from the site and Outdoor Nursery to

enhance safety of the public realm.



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Building Design (Clause 15.01-2S) Clause 15.01-2S includes strategies which are identified below with a response provided.

“Ensure development responds and contributes to the strategic and cultural context of its location.”

The proposed development does take into account the natural, cultural and strategic context of the location and advice provided by Council Officers. The location and proposal continues the development and evolution of the Industrial, Bulky Goods and Emergency Services Precinct. Proposed development will provide a built form that will be complementary to and enhance development of the precinct with commercial development that will create jobs and provide services to the Wonthaggi community.

“Minimise the detrimental impact of development on neighbouring properties, the public realm and the natural environment.”

Road reserves, industrial development and park surround the subject site and proposed development.

“Ensure the form, scale, and appearance of development enhances the function and amenity of the public realm.”

The public realm is enhanced by developing the site with quality buildings with an appropriate balance between built form, car parking, access by vehicles and pedestrians, and activity as expected by policy and the planning permits issued over the site.

“Ensure buildings and their interface with the public realm support personal safety, perceptions of safety and property security.”

Access to the site and Bunnings Warehouse is clear and obvious with good visibility of access points and building entries to enhance safety and security in the public realm.

“Ensure development is designed to protect and enhance valued landmarks, views and vistas.”

The subject land, broader landscape and topography are flat, whilst building height is typical of development that has been constructed in the broader precinct. No views or vistas will be affected.

“Ensure development provides safe access and egress for pedestrians, cyclists and vehicles.”

Customers and Team Member access is separated from commercial traffic to ensure proper vehicular and pedestrian access and safety. Car parking and bicycle parking is appropriately located so it is obvious to use and easy to access.



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“Ensure development provides landscaping that responds to its site context, enhances the built form and creates safe and attractive spaces.”

Landscaping is provided to both road frontages and park interface of the site to enhance presentation of the site.

“Encourage development to retain existing vegetation.” Although there is existing vegetation across the site, the Arboricultural Impact Assessment submitted with the application confirms that it was planted for aesthetic purposes and that the condition of the trees is low to moderate protection value. Diversified Economy (Clause 17.01-1S) Clause 17.01-1S relates to “Diversified Economy” and has the objective “to strengthen and diversify the economy”. Key strategies to achieve the Objective include:

“Protect and strengthen existing and planned employment areas and plan for new employment areas. (Emphasis added) Facilitate growth in a range of employment sectors, including health, education, retail, tourism, knowledge industries and professional and technical services based on the emerging and existing strengths of each region. (Emphasis added)

Improve access to jobs closer to where people live.”

Response The Bunnings Warehouse will create an additional 50 new jobs in addition to Team Members relocating from the existing much smaller Wonthaggi Bunnings Store, contributing significantly to the development of sustainable and diversified employment opportunities. Business (Clause 17.02-1S) Clause 17.02-1S relates to “Business” and has the objective “to encourage development that meets the communities’ needs for retail, entertainment, office and other commercial services.” (Emphasis added) Relevant strategies include:

“Locate commercial facilities in existing or planned activity centres. Provide outlets of trade related goods or services directly servicing or ancillary to industry and which have adequate on-site car parking.”

Response The new Bunnings Warehouse will enable community needs to be met by providing a new much larger Bunnings Warehouse relative to the existing Wonthaggi Store supporting the specialised trade supplies/bulky goods retailing sector.



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The proposal will give rise to net community benefit in relation to accessibility for households and local businesses in the surrounding region, build on existing strengths, assist to achieve economic potential and most importantly, create additional sustainable jobs as a result of the proposed development. The Bunnings Warehouse will provide diversity of employment opportunities to the Wonthaggi community. The proposal will provide strong net community benefit as a consequence of the proposed development and use. Land Use and Transport Planning (Clause 18.01-1S) Clause 18.01-1S “Land use and transport planning” has the objective “to create a safe and sustainable transport system by integrating land-use and transport.” Response The footpath network integrates the site to the public transport bus system to the west on McKenzie Street. Walking and customers and Team Members arriving by bicycle transport are catered for with onsite bicycle parking. Car Parking (Clause 18.02-4S) Clause 18.02-4S “Car Parking” has the objective “ensure an adequate supply of car parking that is appropriately designed and located.” Response As confirmed by O’Brien Traffic, car parking well in excess of the requirements of the Bass Coast Planning Scheme will be provided on site. The proposal will make excellent use of serviced land with main road frontage. The proposal is entirely consistent with State and Regional policy. 7.3 Municipal Strategic Statement (MSS) The Bass Coast MSS provides the strategic planning framework for the Shire. It is a major policy component of the planning scheme, and provides the strategic context and rationale for the planning scheme’s statutory controls. For the purposes of this report, the most relevant policies are:

− Settlement (Clause 21.02)

− Economic Development (Clause 21.03)



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− Landscape and Built Form (Clause 21.05)

− High Growth Regional Centre (Clause 21.07)

− Stormwater Management Policy (Clause 22.01)

Settlement – Clause 21.02 At Clause 21.03 – “Settlement” Wonthaggi is identified as having a “large employment base with strong connections with surrounding settlements” with “high spatial growth capacity.” Assessment The growth of Wonthaggi and the strong connections with surrounding settlements is reflected in the need to provide a much larger Bunnings Store that is almost twice the size of the existing store. The existing store has a floor area of 4,955.5 square metres, whilst the Bunnings Warehouse proposed by this application will have a floor area of 9,203.73 square metres. Bunnings has recognised the growth of Wonthaggi and surrounding region by investing in a new store to properly service Wonthaggi specifically and surrounding region and settlements more generally. Economic Development – Clause 21.03 At Clause 21.03-2 – “Commercial” it is policy to “grow the local economy and encourage local employment.” Assessment The continued growth in the local economy is reflected in Bunnings’ confidence to acquire a site to invest in a new much larger Bunnings Warehouse to properly service the Wonthaggi community and Bass Coast Shire. Landscape and Built Form – Clause 21.05 At Clause 21.05-4 – “Design and Built Form” it is policy “to achieve a high standard of architecture and urban design for the built form” that “contributes positively to the public realm and respects the character of the area.” It is further policy to “ensure high quality design in industrial estates.” Relevant strategies include:

• “All roof elements, including plant, and other building services should be absorbed within the overall building form, or included as part of overall roof design.

• Visible service areas (and other utility requirements) of a building should be treated

as an integral part of the overall design and fully screened from public areas.



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• All visible facades (including the rear and sides of buildings) should provide a positive

contribution to public areas and interact with the public realm.

• Long expanses of solid walls should be avoided.

• Buildings should incorporate design elements and a variety of materials that create articulation and visual interest.

• Development along main traffic routes should incorporate design elements that add

visual interest to the front and rear of the buildings.” Assessment The proposal is an appropriate response as:

− The perimeter building parapet screens roof mounted equipment from the public realm.

− The Goods Inwards and waste collection is located at the rear of the building on the

southern side and set well back from the public realm to not be visible.

− The provision of three (3) customer entries to the building with each one framed by decorative outdoor displays, with the community sausage sizzle at the main entry to foster customer interaction with the various community groups that use this facility, and active frontage to the car parking and street frontages create articulation and visual interest expected by policy.

− In addition, the finish of the Outdoor Nursery to the McKenzie Street frontage with

finger proof wire mesh clad in green shade cloth provides subtle transparency and further activation with the public realm.

− The walls are articulated by the use of customer entries, signage, varied building

heights and a blend of off-white dado wall with green coloured walls and clever use of green shade cloth to the Outdoor Nursery above the dado wall.

− The main customer entry is highlighted with glazing and decorative lattice grid façade

finished in a cream colour, providing a characteristic and striking feature in the context of the balance of the building, complemented by two (2) other customer entries; one either side of the main entry. Built form provides interest and encourages activity at the pedestrian level with focus on the multiple entries to the building.

− Although traditional architecture, the design, the building entries and pedestrian

linkages articulate the built form and support pedestrians to more easily within the site.

At Clause 21.05-6 – “Landscape Architecture” it is policy for development “to create and maintain a high quality landscape setting.” It is further policy to “retain existing mature trees wherever possible. Where mature trees are removed incorporate suitable replacement planting.”



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Assessment As detailed earlier in this report, a detailed Arboricultural Assessment report has been prepared and is submitted with the application. As a consequence of the swept path analysis, an upgrade of the intersection of Keltie Avenue and White Road is required to accommodate delivery vehicles. The upgrade of the intersection and construction of Keltie Avenue will require the removal of three (3) trees from the road reserve. The trees are identified as trees 8, 9 and 10 in the submitted Arborist report. They are noted as ‘high value’ in the report due to their location on the road reserve rather than on the subject site. However, the trees are noted in the Arborist report to be of ‘poor’ to ‘fair’ structure due to past lopping for power line clearance. A comprehensive Landscape Plan prepared by Wallbrink landscape Architecture is submitted with the application. At Clause 21.05-8 – “Advertising Signs” it is policy to “improve the appearance of advertising signage.” Relevant strategies to consider include:

“Encourage the consolidation and reduction in number of signs for businesses. Minimise the visual impact of signage, and avoid further visual clutter of signage across the landscape. Discourage large, visually intrusive or brightly coloured signage, and advertising signage at settlement entrances and exits.”

Assessment The subject site is large at over 2 hectares. Advertising signs are important for proper identification. Proposed signage is typical of a Bunnings Warehouse. The advertising sign display is:

− Limited to each elevation occupying a small percentage of each elevation of the building.

− Provides a concise, simple, uncluttered, clear message.

− Painted on the building, well-proportioned and balanced in the context of each

elevation.

− Limited to advertising the business on the land.

− The signs do not protrude above or out from the building.

− Existing signage in the precinct is similar and the type and style of advertising sign display expected in the industrial, bulky goods and emergency services precinct.

− The signs do not obscure views or sight lines, and will enhance road safety by

properly identifying the site.



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− Importantly, a free standing pylon sign is not required.

Overall, the proposed advertising sign display is consistent with and an appropriate response to Council policy. High Growth Regional Centre – Clause 21.07 Clause 21.07 – “High Growth Regional Centre” This policy focuses on Wonthaggi. It is policy to:

− Encourage industrial and associated uses to locate away from residential and recreational areas.

− Encourage future development to encourage physical activity and facilitate

community interaction.

− Encourage co-location of bulky goods and peripheral sales along highway frontages identified in the Wonthaggi Framework Plan below.

Subject Site



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Assessment A Bunnings Warehouse is equally suitable and appropriate in an Industrial Zone as it is in a Commercial Zone, but probably more appropriate in an Industrial Zone as it provides trade related goods to various sectors of industry, commerce, landscape gardening, etc.; in particular, the building industry, and for this reason sits comfortably in the Industrial Zone and precinct. The issue of Planning Permit No. 170058 confirms the suitability and appropriateness of the subject site for commercial development and a Bunnings Warehouse. Stormwater Management Policy – Clause 22.01 At Clause 22.01 – “Stormwater Management Policy” it is policy to “incorporate stormwater management, maintain and enhance stormwater quality and maintain stormwater flows and discharges at a maximum of the pre-development flow level.” Assessment This is a technical policy that requires a specialist assessment and detailed design by condition of permit once the planning permit is issued. A specialist report by Lowe Engineering has been prepared to manage drainage for the development and the site. In summary, the Drainage Strategy uses a combination of in ground storage, some surface storage within the car park, a new easement and associated drainage to cater for the undrained southern section of Keltie Avenue to drain through to McKenzie Street and Water Sensitive Urban Design (“WSUD”) measures to ensure best practice stormwater discharge. Council’s Development Engineer – Mr Matthew Whitby, has reviewed the Drainage Strategy prepared by Lowe Engineering and advised by email dated 23 March 2020 that:

“The drainage strategy looks acceptable subject to detailed design, which will be a condition of any permit issued.”

A copy of the Drainage Strategy submitted to Council by Lowe Engineering is submitted with the application. Council accepts that the Drainage Strategy is subject to detailed design including the WSUD, with both dealt with by permit condition. This also includes finalising the Landscape Plan, which incorporates raingardens where practicable as part of the overall Drainage Strategy, including WSUD treatments. The submitted Landscape Plan will be amended as required to accommodate the Drainage Strategy and WSUD treatments.



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8.0 PARTICULAR PROVISIONS 8.1 Advertising Signs – Clause 52.05 The purposes of Clause 52.05 are:

• “To regulate the development of land for signs and associated structures.

• To ensure signs are compatible with the amenity and visual appearance of an area, including the existing or desired future character.

• To ensure signs do not contribute to excessive visual clutter or visual disorder.

• To ensure that signs do not cause loss of amenity or adversely affect the natural or

built environment or the safety, appearance or efficiency of a road.” As detailed earlier in this report, the subject site is located in the Industrial 1 Zone. Advertising signs are at Clause 33.01-5 of the Bass Coast Planning Scheme and Category 2 – “Office and Industrial” where “Low limitation” applies. The decision guidelines for advertising signs are at Clause 52.05-8 and are as follows (where relevant):

“Before deciding on an application to display a sign, in addition to the decision guidelines in Clause 65, the responsible authority must consider, as appropriate: • The character of the area including:

- The cumulative impact of signs on the character of an area or route, including the need to avoid visual disorder or clutter of signs.

- The consistency with any identifiable outdoor advertising theme in the area.

• Impacts on views and vistas:

- The potential to obscure or compromise important views from the public realm.

- The potential to dominate the skyline.

- The potential to impede views to existing signs.

• The relationship to the streetscape, setting or landscape:

- The proportion, scale and form of the proposed sign relative to the streetscape, setting or landscape.

- The position of the sign, including the extent to which it protrudes above

existing buildings or landscape and natural elements.

- The ability to screen unsightly built or other elements.



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• The relationship to the site and building:

- The scale and form of the sign relative to the scale, proportion and any other significant characteristics of the host site and host building.

- The extent to which the sign displays innovation relative to the host site and

host building. • The impact of structures associated with the sign:

- The extent to which associated structures integrate with the sign.

- The potential of associated structures to impact any important or significant features of the building, site, streetscape, setting or landscape, views and vistas or area.

• The impact of any illumination:

- The impact of glare and illumination on the safety of pedestrians and vehicles.

• The impact of any logo box associated with the sign:

- The extent to which the logo box forms an integral part of the sign through its position, lighting and any structures used to attach the logo box to the sign.

- The suitability of the size of the logo box in relation to its identification

purpose and the size of the sign. • The need for identification and the opportunities for adequate identification on the

site or locality. • The impact on road safety. A sign is a safety hazard if the sign:

- Obstructs a driver’s line of sight at an intersection, curve or point of egress from an adjacent property.

- Obstructs a driver’s view of a traffic control device, or is likely to create a

confusing or dominating background which might reduce the clarity or effectiveness of a traffic control device.

- Could dazzle or distract drivers due to its size, design or colouring, or it being

illuminated, reflective, animated or flashing. • Is at a location where particular concentration is required, such as a high

pedestrian volume intersection.

• Is likely to be mistaken for a traffic control device, because it contains red, green or yellow lighting, or has red circles, octagons, crosses, triangles or arrows.”



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Response In the context of the decision guidelines, the following assessment is provided:

• The proposed advertising theme is typical of Bunnings Stores.

• Floodlit signage is limited to each elevation except for the northern elevation, to identify the site to the street frontages. The advertising theme is clear, attractive, and easily read and avoids clutter.

• The advertising signs have no effect on important views from the public realm,

but rather enhance identification of the site for customers in the public realm.

• The site is large with three (3) road frontages. The advertising signs on the elevations of the buildings are in proportion and well balanced with the host building.

• The signs are not required to screen roof mounted plant and equipment.

• Illumination of the signs is required to properly identify the site and land use early

in the morning and in the evening.

• Logo signage is limited to the corporate “hammer” and is cleverly integrated with the signs in proportion with the size of the other signs.

• Identification of the site is essential for not only commercial viability, but also for

customers and delivery vehicles to easily find the site to enhance vehicle safety on McKenzie Street, White Road and Keltie Avenue.

• The proposed signs have no effect on road or driver safety and sufficiently

removed to not affect traffic control devices. It is submitted that the signage theme proposed for the site is consistent with the requirements and expectations of the Bass Coast Planning Scheme. 8.2 Land Adjacent to a Road Zone Category 1 – Clause 52.29 McKenzie Street is in a Road Zone Category 1. A planning permit is required to create or alter access to a road in a Road Zone Category 1. The O’Brien Traffic - Traffic Impact Assessment submitted with the application discusses in detail the access requirements.



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9.0 CONCLUSION Having regard to the above assessment, development of the subject site for a Bunnings Warehouse proposed by this planning permit application is appropriate for the following reasons:

• The Wonthaggi Bunnings Warehouse will provide substantial local employment opportunities (estimated to be in the order of 50 new jobs in addition to Team Members relocating from the existing Wonthaggi Bunnings) and increased economic activity;

• Economic benefits generated will have a multiplier effect throughout the community;

• Residents of Wonthaggi and the broader region will have convenient access to a

modern Bunnings Warehouse and greater accessibility to employment opportunities;

• The community will be provided with increased choice and more competition,

both in retail goods and retail environments, and this is likely to promote the affordability of goods;

• The proposal will utilize existing urban infrastructure, particularly the main road

system, in direct furtherance of planning policy.

• The proposal is highly consistent with strategic planning policy considerations, including the policies of the Victoria Planning Provisions, Government policies to promote business and economic development and Council’s MSS and Local Planning Policy Framework.

PENINSULA PLANNING CONSULTANTS PTY. LTD. May 2020

Documents

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