Building Siting Ensure appropriate building frontage rhythm that reflects a traditional strip shopping area. Retain the traditional narrow frontage treatments. Ensure that new commercial buildings address the street. Ensure new buildings match the setbacks of the front facades of adjoining shopfronts. Where the adjoining shopfronts have varied setbacks, design buildings to step to each setback. Orientate commercial buildings to address the street. Building Form Ensure that new buildings are designed to respond to the characteristics of the site and locality, and demonstrate a high standard of contemporary expression. Design buildings for energy efficiency, considering solar access and utilising sustainable energy and construction techniques wherever possible. Articulate the form of buildings and elevations. Limit buildings in the town centre generally to a height of two storeys. Provide articulated roof forms on new developments to provide visual interest to the street. Design building forms that express the fine grain (narrow frontage) pattern of the town centre. On larger sites articulate facades to emulate the fine grain (narrow frontage) pattern of the town centre. Ensure that new buildings encourage social interaction and interest at street level. Orientate commercial buildings towards the street and provide the entrance to the building directly from the street frontage. Provide a well articulated façade, with shop front windows at street level. On corner allotments, ensure
and also contributes to the amenity of - by ensuring that residential development addresses - (i.e. by use of service roads or internal roads to enable dwellings to face - ). Unless other arrangements to the satisfaction of Council are agreed to, provision for public open space of not less than ten per cent (10%) of the development area, within walking distance (400 metres) of each household. This may include land identified for stormwater detention or treatment where the Council is satisfied that the land is not unduly compromised for use as open space as its secondary role to Stormwater Management. It shall include a large area of open space adjacent to and a centrally located playground sited to take advantage of bay views. Provision for the collection, treatment, re-use and disposal of stormwater runoff in an environmentally acceptable manner including the provision of water retention basins and water quality treatment wetlands, and bioretention systems within the local street network. The management of stormwater must be consistent with guidelines established using appropriate Australian design standards and Council’s Stormwater Quality Management Plan, the Best Practice guidelines, Royal Lifesaving Society safety guidelines & Melbourne Water guidelines. A design report describing the stormwater management system referred to above including all stormwater quality and quantity systems to be implemented. Details on the reuse of stormwater retained on-site are to be incorporated into the detailed design report. The proposed stormwater quality treatment measures shall be reviewed using the Model for Urban Stormwater Improvement Conceptualisation (MUSIC) program to determine compliance with the water quality objectives; A report outlining whether measures should be taken to ensure retention of the existing olive trees within the proposed subdivision layout both within public areas and on future residential lots; A subdivision staging plan with approximate timing of development including intersection improvements to - and construction / upgrading of the surrounding road network; Infrastructure required to be provided at the developer’s cost: Upgrading of the three intersections with - (being Batman and Tower Roads, and ) to include protected right turn lanes and left turn deceleration lanes to Austroads standards to the satisfaction of VicRoads; The full construction of , , and . The construction of a 1.5 metre wide pedestrian pathway on one side of from to . PART C BACKGROUND REPORT
State Planning Policy Framework Continued… Clause Key objectives and provisions Implications for study area 17: Economic Development Establishes a framework for the development of activity centres, protection of productive agricultural land and development of appropriate tourism opportunities. Any recommendations relating to the further development of the retail area must be consistent with the broader municipal/regional retail hierarchy. Provides opportunity to establish objectives and policy relating to improvements to town centres and development of tourism based facilities commensurate with the scale and role of the town. 18: Infrastructure Establishes objectives for the provision of physical and community infrastructure. Infrastructure provision must be efficient, sustainable and relate to key needs. 19.03 Design and built form Establishes a framework for ensuring high quality urban design and architecture. Urban design and architecture must reflect the characteristics, aspirations and cultural identity. Provides opportunity to investigate and strengthen local policy and controls as appropriate – any policy provisions should avoid repetition of existing policy framework. Local Planning Policy Framework Clause Key objectives and provisions Implications for study area 21.05: Planning Principles Establishes a number of land use and development principles which underpin Council’s strategic directions, arising from Council’s vision and City Plan 2001. Key implications for the study area include directions to maintain a non-urban breaks between settlements, encourage urban consolidation with defined urban forms, direct rural residential development to preferred nodes, population growth to be accommodated in existing zones and designated growth locations, protect environmental features including catchments and preserve landscape
values, protect rural land, provide for efficient and sustainable infrastructure, provide for commercial and retail facilities appropriate to the needs of local populations, foster a sense of identity and community in built form and design. 21.07: Strategic Directions This section contains a framework plan for the municipality which identifies growth areas, existing and preferred conditions. Portarlington is not identified as a growth area, however, the limits to growth are not precisely defined. 21.08: Urban Growth Establishes a reference to the 1996 Urban Growth Strategy and identifies key growth areas. Portarlington is not identified as a growth area. Key objectives of the policy are to maintain non-urban breaks between settlements, protection of rural areas and environmental features, encourage higher densities in existing urban areas and provide for efficient and effective infrastructure provision. Local Planning Policy Framework Continued… Clause Key objectives and provisions Implications for study area 21.09: Rural Residential Development Designates nodes for rural residential development and appropriate supply of rural living opportunities within the municipality, Portarlington is not a designated area for rural residential development. 21.10: Environmental Management Establishes principles for effective management of the environment to assist in its protection. Provides a commitment to develop townships and the City as a whole in accordance with Environmentally Sustainable Development principles. 21.11: Protection of Establishes a number of principles relating to land Requires development and planning assessments to take