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BUNINYONG
Amended December 2019
PLANNING REPORT
TABLE OF CONTENTS
1. INTRODUCTION ..............................................................................................................................1
5.1 State & Local Planning Policy Frameworks (VPP & LPP) ...................................................................7
5.3.1Car Parking.............................................................................................................................................9
5.3.2Access ....................................................................................................................................................9
6. CONCLUSION .................................................................................................................................11
1. INTRODUCTION
Keen Planning has prepared this report on behalf of the Applicant, the Country Fire Authority (CFA), in
support of a planning permit for the use and development of the land for an Emergency Service Facility
(Buninyong Fire Station) at 611A Learmonth Street, Buninyong.
The report describes the subject site, directly adjoining properties and the surrounding urban context,
and provides an assessment of the proposal against the relevant controls and policies of the Ballarat
Planning Scheme.
This report should be read in conjunction with the following documentation, which forms the Planning
Permit Application submitted to Council:
• Completed Planning Permit Application Form;
• Current copy of the Certificate of Title for the site (dated 05/09/2019);
• Feature & Level Survey, prepared by Beveridge Williams (dated 04/12/2018);
• Development Plans (TP-01 to TP-05), prepared by Hugh Cartwright Design Group (dated Sept
2019);
• Landscape Plan, prepared by Mexted Rimmer Landscape Architects (dated 01/10/2019);
• Cultural Heritage Management Plan, prepared by Australian Cultural Heritage Management (dated
04/10/2019);
• Traffic Impact Assessment, prepared by TTM (dated 15/06/19)
• Development Impact Report, prepared by Axiom Tree Management (dated 19/02/28)
• Stormwater Management Plans, prepared by Brock Consulting Pty Ltd.
2. PROPOSAL SUMMARY
Proposal Development & Use of the land for an Emergency Services Facility (Fire
Station).
Permit Triggers Clause 32.09 – A permit is required to use the land for any use not in
Section 1 or 3 (Unspecified Section 2 use).
Clause 32.09 – A permit is required to construct a building or construct
or carry out works for a use in Section 2 of Clause 32.09-2.
Clause 43.01 – A permit is required to construct or carry out works within
a Heritage Overlay.
Clause 52.29 – A permit is required to create or alter access to a road
in a Road Zone, Category 1.
The subject site is located on the south side of Learmonth Street (in close proximity to the intersection with
Midland Highway). The site is rectangular in shape and has a frontage of 60.0 metres, a depth of 60.00 metres
and a total area of 3,600 square metres.
The site consists of three vacant allotments which have recently been consolidated into one. Vehicular access
is provided to the east of the site frontage via a single crossover.
The site is vacant, with the exception of a row of small canopy trees spread in a north-south direction towards
the western end of the site starting from the site frontage. The site is currently unfenced.
Image 3: Aerial photograph showing the subject site and immediately surrounding properties.
Source: maps.au.nearmaps.com
Adjoining the subject site to the west, is the Buninyong Golf Club Clubhouse which consists of a double storey
rendered brick building, with a pitched roof. The clubhouse building is surrounded to the south and west by
the golf course.
A sealed car parking area is located in front of the clubhouse building between the golf course site and Midland
Highway which is accessed via Learmonth Street. An additional unsealed car parking area is provided to the
east of the clubhouse building which is also accessed via Learmonth Street.
Image 4: Buninyong Golf Clubhouse and car parking area – Learmonth Street frontage.
To the south of the subject site, on Club House Close, is 21 Club House Close. The secluded private open
space for the property exists to the rear of the dwelling (adjacent to the southern boundary of the subject site).
The character of the area is largely residential, with a reasonably consistent grid subdivision pattern. Dwellings
are typically single or double storey on large lots with low site coverage. Common materials throughout the
locality include brick and/or render with the majority of the dwellings being older dwellings with typical terracotta
pitched roofs.
The area includes extensive amounts of vegetation which reflects the areas rural setting, and includes some
farming uses, such as vineyards to the southeast.
4. PROPOSED DEVELOPMENT
The Country Fire Authority (CFA) proposes to develop the subject site as a purpose built Fire Station aimed
at enhancing the operational capabilities of the Buninyong Volunteer Fire Brigade. The proposed facility is
designed to ensure optimum service delivery standards for the current and future needs of the community.
The facility will be relocating from the current site located at 307 Learmonth Street due to the site no longer
meeting the needs of the CFA.
Details of the key elements (use, buildings & works, car parking & access) of the proposed development are
provided in the following sections.
4.1 Use as an Emergency Service Facility
• The facility will be managed and operated by the Country Fire Authority (CFA).
• The facility will be primarily used for the co-ordination and deployment of emergency service responses,
volunteer training, and office/administrative functions.
• The facility will be operated by volunteers and will therefore only be manned during callouts,
training/meetings or equipment maintenance.
• The brigade currently has 45 active volunteer members.
• Onsite training and meetings are held on Tuesday evenings with up to 25 volunteers in attendance.
• The facility will provide onsite facilities for the parking for up to three (3) emergency vehicles and
associated equipment.
The following sections of this report detail our assessment of the proposal against the main
considerations of the State and Local Planning Policy Frameworks of the Ballarat Planning Scheme.
The relevant clauses of these frameworks that have been addressed are as follows:
Applicable VPP:
Clauses of Clause 11 Settlement
Planning Scheme
Clause 13 Environmental Risks and Amenity
Clause 15 Built Environment and Heritage
Clause 19 Infrastructure
LPP:
Clause 21.01 Municipal Overview
Clause 21.02 Settlement and Housing
Clause 21.04 Environmental Resilience
Clause 21.06 Built Form, Heritage and Design
Clause 21.08 Transport and Infrastructure
Clause 21.09 Local Areas
ZONE:
Clause 32.09 Neighbourhood Residential Zone – Schedule 2
OVERLAYS:
Clause 42.04 Vegetation Protection Overlay – Schedule 1
Clause 43.01 Heritage Overlay
PARTICULAR / GENERAL PROVISIONS:
Clause 52.06 (Car Parking)
Clause 52.29 (Land Adjacent to a Road Zone, Category 1)
Clause 53.18 (Stormwater Management in Urban Development)
Clause 65 (Decision Guidelines)
Subject Site
5.1 State & Local Planning Policy Frameworks (VPP & LPP)
The proposed development meets the objectives of State and Local Planning Policy as follows:
• Consistent with Clause 11.02-1 (Supply of Urban Land) and Clause 21.02 (Housing and Settlement), as
the proposal provides an opportunity to utilise an undeveloped parcel of land that can make use of existing
infrastructure and services, to build upon the structure of the town/settlement in support of an integrated
network of urban areas.
The proposed land use is considered appropriate for the site for the following reasons:
• The zone does envisage the inclusion of non-residential uses that are appropriately located and are
needed to meet the needs of the community. We submit that the proposed Emergency Service Facility is
appropriately located given it is on the perimeter of the Residential Zone and is needed to protect the
surrounding community in the event of an emergency.
• The Emergency Service Facility is volunteer operated meaning that regular use will be limited to Tuesday
evenings (brigade meeting) and Sunday mornings (equipment maintenance) or whenever responding to
an emergency. Given the limited use of the site the potential for any amenity impacts of the surrounding
residential properties will be limited.
The proposed building and works are considered to be appropriate within the Neighbourhood Residential
Zone for the following reasons:
• The proposed building is single storey and has a maximum building height of 6.2 metres ensuring it is of
a scale expected within a residential locality.
• An appropriate number of car spaces (32) are provided for the building, to retain all parking needs on site
(see section 5.4.1).
• The active frontage of the proposal to Learmonth Street, including the building form and height, the access
path and the front landscaping, all contribute positively to an appropriate frontage presentation of the
building to the street.
• Although being a purpose built Emergency Services Facility the use of external materials and finishes,
such as face brick and Colorbond cladding, are consistent with the material used in the surrounding area
making the building sympathetic to the surrounding character.
The Traffic Impact Assessment Report prepared by TTM Consultants (dated 15/06/2019) states that there are
no traffic engineering reasons for a planning permit not to be issued. A summary of the report is as follows:
• There is no listed statutory car parking requirement for an Emergency Service Facility in Clause 52.06
(Car Parking) and therefore parking is required to be provided to the satisfaction of the Responsible
Authority.
• The site is provided with 17 formalised parking spaces and an additional overflow area that can
accommodate 15 spaces which will comfortably meet the demand generated by volunteers.
• Callouts are generally attended to by 3-5 volunteers with Tuesday night meetings attracting the most
visitors to the site when up to 25 members will attend.
Based on the above findings of TTM Consultants, it is considered that the proposed level of onsite car
parking is appropriate and exceeds the anticipated peak parking demands for the development.
5.3.2 Access
The Traffic Impact Assessment Report prepared by TTM Consultants (dated 15/06/2019) provides an
assessment of the proposed vehicle access, including any possible impact on the operation, safety, efficiency
and amenity of traffic flow along Learmonth Street and Midland Highway.
Based on the above findings of TTM Consultants, it is considered that the access arrangements are
appropriate for the development.
The site is located in an area identified as having Aboriginal Cultural Heritage Significance and a Cultural
Heritage Management Plan has been prepared by Australian Cultural Heritage Management with a copy
included as an attachment to this report. The findings conclude that is unlikely that any Aboriginal Cultural
Heritage will be impacted by the development of the site.
The road reserve at the front of the site which contains both Learmonth Street and Midlands Highway is
covered by a Heritage Overlay due to the Buninyong Avenue of Honour being located on a portion of the road
reserve. The proposed development does involve buildings and works (construction of crossover) within the
area covered by the Heritage Overlay.
The subject site is covered by a Vegetation Protection Overlay and therefore a permit is required to remove,
lop or destroy vegetation. The proposal requires the removal of eight trees to facilitate the development. In
support of the removal we note the following:
• The Arborist Report provided as an attachment to this report identifies that none of the trees outside of the
development site will be impacted by the proposed buildings and works.
• Although eight trees are proposed to be removed to facilitate the development, 21 canopy trees in addition
to other smaller shrubs are proposed throughout the site to ensure the development contributes positively
to the landscape character of the area.
The proposal will require the creation of two new vehicle crossover to Learmonth Street with one that will
extend through too Midland Highway. The location of the crossovers has been considered by TTM Consulting
Traffic Engineers to be appropriate to ensure traffic and safely enter and exit the subject site and not disrupt
the exiting road network.
A Stormwater Management Plan has been prepared by Brock Consulting Pty Ltd which demonstrates
how stormwater will be managed onsite and includes details of detention, retention and discharge.
The plan has been developed in accordance with the Objectives and Standards of Clause 53.18-5 of
the Planning Scheme and we note the following:
• Hard surfaces have minimised where possible with 45 percent of the site being permeable
allowing for natural infiltration.
• An onsite stormwater detention system has been incorporated into the design to manage flows
from the site into the existing stormwater drainage system.
• The development incudes the incorporation of two 22,000 litre tanks that will capture and detain
rainwater which can then be reused throughout the site for things such as watering of landscaping
and/or be plumbed into toilets.
• All storage and work areas are covered to minimise the potential for chemical pollutants or other
toxins entering the stormwater system.
With regards to Clause 53.18-6 (Site Management Objectives) we note that the final methods of how
the site will be managed prior and during construction have not been finalised at this stage however all
measures will be in accordance with current best practice techniques. Once finalised these measures
will be detailed in a Construction Management Plan, a copy of which can be provided to Council prior
to commencement of works onsite.
It is submitted that the proposed use and development is appropriate for the subject site and consistent with
the future planning of the area. In support of this statement, the following points are noted:
• The proposed development is consistent with the strategic directions of the State and Local Planning
Policy Frameworks.
• The proposed use of the site provides a valuable community service that provides for the safety and
security of the community.
• The proposal will have no unreasonable amenity impacts on the surrounding area, including:
o The proposal is well setback from adjoining residential properties.
o Traffic impacts on the surrounding street will be negligible considering the low intensity of the use.
o Peak car parking needs are accommodated on site.
• The built form will be sympathetic to the surrounding character of the area as the purpose built Emergency
Services building will incorporate the use of materials (brick) and design elements (pitched roof forms)
which are common throughout the locality.
• The site will be well landscaped and includes the provision of 21 canopy trees which will help to enhance
the landscape character of the area.
• The layout of the proposed development allows for the orderly and functional movement of vehicles when
entering and exiting the site and provides ample onsite car parking for the expected peak demand for the
use.
KEEN PLANNING