St Albans Activity Centre
Precinct Structure Plan
2011
Brimbank City Council
Revised July 2015
Brimbank City Council
St Albans Activity Centre Precinct Structure Plan
Document Ref:
66554 - Structure Plan v8
Issue Date:
July
201
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2
Brimbank City Council
St Albans Connect, Brimbank City Council
10c East Esplanade, St Albans, VIC 3021
t.
+61 3 9310 7341 w. www.brimbank.vic.gov.au
Contents
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06
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St Albans Activity Centre
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Part A
Introduction
Part B
Functions, Objectives and Implementation
Part C
Community and Stakeholder Engagement
Part D
St Albans Role and Regional Context
14
16
24
Part E
Vision
Part F
Strategic Response
Part G
Precinct Plans
38
Part H
Implementation and Monitoring
A
Introduction
This Precinct Structure Plan forms part of St Albans
Connect which is a community and urban renewal
project funded by Brimbank City Council with previous
support from the Victorian State Government.
St Albans Connect is a demonstration project that takes
a holistic approach to community renewal by combining
urban improvements, community strengthening and
economic development initiatives to improve the quality
of life of residents in St Albans, Kealba and Kings Park.
St Albans is identified as an important activity centre
within the Western Subregion under Plan Melbourne.
This region is Melbourne’s fastest-growing area with a
projected future growth of between 500,000 to 650,000
residents by 2050. The Brimbank Activity Centre
Strategy, 2008 identifies St Albans as a “community
centre” and one of the largest of the traditional strip
shopping centres in Brimbank.
St Albans plays an important local and sub-regional role
within Melbourne’s west and is located approximately
16km from the CBD. It is also within the same urban
corridor as the Footscray Central Activity District and
the Sunshine Town Centre. The Activity Area is focused
on the train station precinct, and structured around the
key connectors of Main Road (East and West), Alfrieda
Street and St Albans Road, which converge at the
central point of the activity area.
Through careful planning and management of
development activity, St Albans will develop into a
high quality, people-focused activity area, with a
defined sense of place, maintaining the ‘feel’ of a local
community hub. This will be achieved through a high
quality network of streets and public spaces, framed by
well-designed and context-responsive buildings, and an
overall scale of development which enhances the sense
of activity and safety in the centre, and is appropriate to
the scale of streets and spaces.
A1. St Albans Connect
A2. St Albans Activity Area Context
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Part A: Introduction
St Albans Activity Centre
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ST ALBANS ROAD
EAST ESPLANADE
McKECHNIE STREET
ALFRIEDA STREET
MAIN ROAD WEST
MAIN ROAD EAST
Figure 01: St Albans Activity Area study area
Aerial photograpy source:
Nearmap 2010
The expected growth of the western region will impact
upon Brimbank’s roads and community infrastructure
is likely to experience pressure from growth in
neighbouring municipalities e.g. City of Melton. Due to
increased traffic congestion and fuel prices in the future,
housing in Brimbank near public transport, particularly
railway stations, is expected to become more
attractive. As gentrification in Sunshine continues it is
also expected that St Albans will become a desirable
destination for affordable accommodations that may not
be available in Sunshine.
Functions, Objectives
+ Implementation
B1. Functions
The St Albans Precinct Structure Plan will provide a
strategic and integrated land use and development plan
for the St Albans Activity Area. The Precinct Structure
Plan will help to inform Council’s decision making about
development proposals, strategic planning policies,
public realm improvements and development facilitation.
The Precinct Structure Plan will also influence Council’s
resource allocation relating to business development,
community facilities and arts and cultural activities for
the area.
The St Albans Activity Area Precinct Structure Plan:
defines the boundary of the area
identifies areas of change and how the change will be
managed and facilitated
identifies strategic redevelopment opportunities
provides for a mix of retail, commercial, residential
and community uses that will enhance the economic
performance of the area and meet the needs of the
community
identifies a preferred structure and built form for the
area that enhances the area’s character, amenity,
safety and vitality and provides for a permeable and
legible street network
provides for safe vehicle movements and the efficient
use of car parking
identifies a comprehensive and well-connected
walking, cycling and public transport network
ensures future development enhances the
environmental performance of the area
provides for safe, high amenity, attractive public
spaces that encourage social interaction
provides for formal and informal opportunities to
participate in leisure, recreation, arts and cultural
activities.
The Precinct Structure Plan supports the objectives
of the Metropolitan Strategy: To ensure that land use
and transport planning and investment contribute to
economic, social and environmental goals, and also
supports the objectives of the Brimbank Municipal
Strategic Statement (MSS).
B
St Albans Activity Centre
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Part B: Functions, Objectives and Implementation
The Precinct Structure Plan defines policy and
objectives to achieve the Vision for the future St
Albans Activity Area. It also identifies opportunities
and strategies to reach that Vision. The activity area
boundary reflects the need to accommodate the
projected growth and change over a 15 year timeframe
and takes into account the longer term 30 year planning
horizon.
B2. Objectives
B3. Other Work
The St Albans Activity Area sits within a broader urban
renewal precinct, the Sunshine Emerging National
Employment Cluster (NEC) as identified in Plan
Melbourne. The NEC covers approximately 20 hectares
which is nearly one third of the municipality of Brimbank
and takes in multiple residential suburbs, town centres
and employment precincts including Sunshine Town
Centre, Sunshine North Employment Precinct, Sunshine
Hospital Precinct and St Albans Town Centre.
The Metropolitan Planning Authority (MPA) has a key
role along with Council in the planning and development
of land within the NEC to maximise opportunities
for growth and renewal. A Framework Plan will be
developed by the MPA and Council for the NEC with an
outlook to 2031. The Framework Plan will define a future
vision for the NEC, outline the scale of change and the
strategy to manage growth, reinforce objectives for the
town centres and employment precincts, and address
requirements relative to access, the public realm,
community infrastructure and infrastructure delivery.
It is intended that the St Albans Structure Plan will be
reflected as the detailed Precinct Structure Plan within
the Framework Plan for the NEC and will guide land
use and built form within the St Albans Town Centre,
recognising that it will be supplemented by further work
prepared for the Framework Plan.
In 2009 Council completed a Mobility, Access and
Parking Strategy for St Albans, which identified that
there was adequate parking, although it is reaching
saturation, not well connected or well-lit and that these
factors contribute to poor perceptions of parking.
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Brimbank City Council
Part B: Functions, Objectives and Implementation
The Implementation Strategy set out below provides an
indicative sequence of actions and outcomes based on
the contents of the Precinct Structure Plan. There are
many variables that affect development in urban areas,
and many outcomes will rely on other initiatives and
actions, as well as changing circumstances over time
(economic, social and environmental).
The grade separation with the rail under the roadway of
the railway corridor at St Albans will result in significant
infrastructural change in the activity area. This project is
identified in Plan Melbourne and is considered a ‘high
priority’ amongst other proposed grade separations
in metropolitan Melbourne, and will commence
construction in 2015.
Other key, overarching factors affecting implementation
of the Precinct Structure Plan include:
Commercial development feasibility: the economic
feasibility of certain types/scales of development
is key to achieving private-sector investment and
redevelopment of key sites. It is expected that larger
scale development, such as higher-density residential
and commercial office space, will increase in viability
over time in St Albans.
Local growth: Victoria University and Sunshine
Hospital are St Albans-based institutions identified for
significant current and/or potential expansion, which
could dramatically increase the local demand for
residential dwellings, as well as commercial, retail and
community space.
External strategic influences: Factors such as
population increase, housing demand, affordability
issues, transport infrastructure developments,
demographic change and the political context can
significantly alter the context for urban and economic
development.
The short-term context allows for more accurate and
reliable planning of actions and outcomes, while it
is more difficult to define actions in the longer term.
This Strategy seeks to provide guidance on priorities
for short, medium and longer-term action, towards
implementation of the Precinct Structure Plan for St
Albans.
B4. Implementation
Among other things, the Mobility, Access and Parking
Strategy recommended purchase of land in Collins
Street, and the consolidation of parking. Council has
completed a draft Master Plan for Collins Street, in line
with the St Albans Activity Centre Precinct Structure
Plan. This Master Plan allows for the future opportunity
to consolidate parking in this location if it can be
demonstrated to be financially viable.
Council is also programming strategic work to examine
at a municipal level its approach to the provision and
management of car parking in town centres throughout
Brimbank. This work will consider a broad range of
issues including car parking rates, car park development
including potential contributions plans, on-street car
parking, time limits and compliance.
St Albans Activity Centre
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Part B: Functions, Objectives and Implementation
PLAN MELBOURNE
9
© The State of Victoria. Department of Transport, Planning and Local Infrastructure, 2014.
The State of Victoria does not warrant the accuracy or completeness in this publication and any person
using or relying upon such information does so on the basis that the State of Victoria shall bear no
responsibility or liability whatsoever for any errors, faults defects or omissions in the information.
Metropolitan region
Metropolitan urban boundary
Urban area
Road network
Rail network
Expanded central city
National employment cluster
Transport gateway – existing
Transport gateway – future
Key industrial precincts
Integrated economic triangle
Key transport connection – road
Other major road connection
Key transport connection – rail
Freight airport
Seaport
MAP 2 – DELIVERING AN INTEGRATED
ECONOMIC TRIANGLE BY 2050
SOURCE: DEPARTMENT OF TRANSPORT, PLANNING
AND LOCAL INFRASTRUCTURE, 2014
Community +
Stakeholder Engagement
C
Development of the Precinct Structure Plan involved
engagement and consultation with members of the St
Albans community, business owners, residents, workers
and land owners, as well as external stakeholders,
agencies and authorities, to form a base of information
at the project outset, to guide the planning and design
work. Community engagement was structured within
the following four themes.
St Albans Activity Centre
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Part C: Community + Stakeholder Engagement
Theme 01: Planning and Design
Community Issues
lack of appropriately located and designed public
space
limited safe and accessible parking
some built form is dilapidated, vandalism
lack of meeting places
poor quality streetscapes
poor conditions of buildings
narrow streets
not enough trees
clogged footpaths (rubbish, merchandise, people)
no connection with natural features
too much space dedicated to cars
Community Priorities
public meeting places – internal and external
change needed ASAP
pedestrian priority over cars
improve streetscape and building form
Theme 02: Movement and Access
Community Issues
traffic congestion caused by level crossing
traffic congestion resulting from buses turning into
Alfrieda St
lack of customer parking due to use by traders
lack of pedestrian safety at all road crossings
railway is crippling the flow of St Albans
provide more disabled car parking
traffic bypasses St Albans due to the Taylor Rd
underpass
divisive roads/train line prevent ease of access
public transport is dirty and unreliable
the centre is not accessible for people of all ages
through traffic on Alfrieda St, double parking blocks
the street
crowded and uneven pavements are challenging /
hazardous
the only available customer parking costs money
(IGA)
Community Priorities
remove level crossing
address issues of trader parking in the centre
relocate the Alfrieda St bus stop
new train station environment
safer connections for pedestrians to public
transport (trains)
wider footpaths, and better bicycle facilities
Theme 03: Social Wellbeing
Community Issues
a high incidence of crime, theft, shop lifting, drugs
and alcohol problems: no police station
surveillance is an issue particularly at night, police
presence requested
lack of services and amenities (e.g. public toilets)
lack of services and entertainment for youth (clubs)
lack of wheelchair access to retail outlets
lack of services and support for elderly
cleanliness, rubbish on the streets, smell
graffiti and rubbish dumping results in unsafe
perception for some and reduces amenity
over consultation with community
lack of activity and entertainment
more community meeting spaces, indoor and
outdoor
Tin Shed is inaccessible and disconnected
Community Priorities
better program of street maintenance
increased cleanliness
get rid of the stigma associated with St Albans
increased safety
Theme 04: Economic Performance
Community Issues
cleanliness, rubbish on the streets, smell
the lack of retail variety
Main Road West has no retail variety and lunch
options
lack of street life on Main Road West results in
perception of poor economic performance
Community Priorities
more office rather than retail shops
provide for employment opportunities through
increased business to area
St Albans Regional
Role and Context
D
The St Albans Activity Area is identified as the major
activity centre for the greater St Albans area, including
St Albans, Kealba and Kings Park, and incorporates
Victoria University’s St Albans campus (800m from the
activity area), and Sunshine Hospital (2.3km southeast
of the activity area). Both of these major facilities are
expected to undergo significant expansion and growth
in the coming years, reinforcing and expanding their
regional roles. This expansion is likely to enhance the
demand for new housing, commercial/educational
facilities, retail, entertainment and community facilities
within the St Albans Activity Area, providing extra
momentum for redevelopment activity and urban
improvements in the activity area. St Albans station
lies on the Sunbury train line and is approximately 30
minutes to the City by train. A bus interchange is located
on the western side of the station.
The Brimbank Housing Strategy, 2014, guides the
location type and form of housing in the municipality.
The Housing Strategy identifies the St Albans Activity
Area as a location for increased housing development
and density, and recommends the application of the
residential growth zone and general residential zone to
residentially zoned land in and around the Activity Area,
and was introduced through Amendment C158 to the
Brimbank Planning Scheme.
D1. Role
Princes Freeway
Western Freeway
Metropolitan Ring Road
Calder Freeway
Citylink
approximately 16km
Footscray
Sunshine
St Albans
Watergardens
Melbourne
CBD
Williamstown
Laverton
Essendon
Keilor
Broadmeadows
Figure 03: St Albans location in the west
St Albans Activity Centre
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Part D: Regional Role + Context
Opportunities for the Activity Area
St Albans Activity Area has three key opportunity areas
for growth and revitalisation.
The expanding and growing regional role of Victoria
University’s St Albans Campus will have a significant
and beneficial effect, supporting key revitalisation
opportunities beyond the campus area, and across
the activity area. There is further opportunity to provide
student housing, services and entertainment connected
to the district.
The established restaurant sector in St Albans, coupled
with St Albans Market, grocery stores and supermarkets
in the Activity Area, provides a strong basis to build on
the food-based theme now and into the future. This will
provide further activation of the district in the evenings,
local urban agriculture and market gardens, an
expanded Fresh Food market, and regionally significant
dining opportunities.
Growth in the local residential population, employment,
retail and other activities is required within the activity
area to make sure it is vibrant, active, safe and
sustainable. Retaining a ‘village-like’ urban character is
also necessary for its revitalisation and will contribute
to St Albans’ distinctive qualities into the future,
and reinforce its unique character and highlight its
differences to other activity areas in Melbourne’s
west, This opportunity is likely to influence the types
of built form and urban spaces, including size, shape,
configuration, materials and other aspects. This
opportunity is likely to influence the types of built form
and urban spaces, including size, shape, configuration,
materials and other aspects.
D2. Opportunities for the Activity Area
Figure 04: St Albans in its local context
St Albans Overview
The greater area of St Albans housed approximately
48,747 residents in 2013 (id forecasting). By 2021, the
population is expected to increase by over 700 people
to 49,463 (an average annual growth of .15% per
annum over 10 years).
Although the greater St Albans area is expected to have
an increase of over 1,000 households between 2011
and 2021, the average household size is expected to
decline from 2.84 to 2.71 residents.
The largest resident age group was 24-29 year olds in
2011 with 4,570 people, with the 20-24 year olds the
second largest at 4,039 people. By 2021, the largest
resident age group will still be 25-29 year olds with
3,895 persons, the second, third and fourth largest
groups (30-34 year olds at 3,764, 35-39 year olds at
3,631 and 20-24 year olds at 3,592) are all roughly the
same, suggesting a more equalised population of age
groups than today.
D3. St Albans Overview
Vision
E
The Vision for the future of St Albans Activity Area has
been developed through extensive engagement with the
St Albans community.
St Albans Activity Centre
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Part E: Vision
Planning and Design
The future St Albans is characterised by
great public spaces
, meeting points and gathering places, and
streetscapes that are
attractive, clean and safe
. The Activity Area has been revitalised through new buildings
and engaging streets, welcoming residents and visitors to this important and unique activity area.
Movement and Access
The future St Albans is
accessible, safe and enjoyable
for people of all ages and abilities. People enjoy
priority over traffic, and it is easy to get around. Car parking is adequate and accessible without being
obtrusive, and traffic congestion has been addressed. A new
transport interchange
incorporates a
redeveloped train station and bus interchange, forming the main
arrival and meeting point
for the activity
area.
Social Wellbeing
The future St Albans has many people
living and working
in the activity area, making it vibrant, active
and safe. New development has been accompanied by new and enhanced
services and facilities
for the
community, and has improved the ‘look and feel’ of the activity area. St Albans enjoys great diversity in its
population, activities, facilities and events.
Economic Performance
The future St Albans has a greater
variety of activities
, including offices, shops, restaurants, housing, and
civic and community facilities. Many new buildings incorporate multiple activities, including people living above
shops and offices above restaurants. High quality shops and restaurants have attractive street frontages,
improving the appearance and safety of the activity area. St Albans Activity Area provides many, varied
opportunities for
employment, education, recreation, entertainment and lifestyle
within the Activity Area.
Strategic Response
F
F1. Development Objectives
The development objectives for this Activity Area
Precinct Structure Plan include:
infill development of fine grain built form areas
increase density of large, centrally located sites, for
additional retail and office spaces
integrate housing within the activity area
develop public at-grade car parking, maintaining
parking provision within the activity area
facilitating public realm and infrastructure
improvements through private sector development
maximising benefits from infrastructure developments
for enhanced public realm and built form
substantial restructuring of central intersection to
reduce barrier effects, traffic congestion and increase
safety, accessibility and amenity for pedestrians.
The Precinct Structure Plan identifies a series of key
strategic redevelopment opportunities and locations
which form the most significant potential for increased
residential, commercial and mixed-use activity within
the activity area. These locations sit alongside more
broad-based opportunities for smaller-scale, incremental
infill redevelopment of smaller sites across the activity
area. It is envisioned that Council, potentially with
the State Government, will facilitate key infrastructure
developments such as the proposed railway grade
separation, which is expected to transform the
central area, potentially catalysing other significant
redevelopment outcomes around the activity area.
The key strategic sites / locations for potential larger
scale redevelopment in the activity area are as follows:
Collins Street car park areas
large retail/surface car park sites around Alfrieda St.
Errington Precinct, which incorporates the
Community Centre, the Safeway site, St Albans
Market, Tin Shed and other adjoining sites
Kruger site and Hotel and Bingo sites
Railway corridor and station area (pending the
planned grade separation).
Each location would require more detailed
consideration, including economic analysis, detailed
design, community and stakeholder consultation, and
technical investigations, to inform development.
F2. Re-development Locations
St Albans Activity Centre
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Part F: Strategic Response
Main Road (west)
Main Road (east)
Mitchell Street
Albert
Crescent
West Esplanade
East Esplanade
Adelaide Street
Victoria
Crescent
Elaine Street
Arthur Street
Alfrieda Street
Collins Street
Erica Avenue
Percy Street
St Albans Road
Beaver Street
Foxton Street
Lyall Street
Ross Street
McKechnie Street
McKechnie Street
Gratz Street
Andrea Street
Glendenning Street
Scott Avenue
Howardson Circuit
Marsden Crescent
Errington
Reserve
St Albans
Station
McKechnie
Reserve
SP03
SP01c
SP01a
SP01b
SP05
SP02
SP04
Figure 05: Development Framework plan
NTS
Connections
proposed off-road bicycle
potential future bicycle
proposed new pedestrian
Land Use
residential
commercial / office
core retail
mixed use
reinforce existing pedestrian
open green space
proposed on-road bicycle
heritage places
community / civic
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Brimbank City Council
Part F: Strategic Response
St Albans Activity Area should be designed and
reconfigured to accommodate local residential
population growth and increased density, and increased
employment opportunities, along with community,
recreation, retail and entertainment facilities to meet the
short- and longer-term demands of the resident, worker
and visitor population.
The preferred building heights proposed within
the development framework plan seek to facilitate
significantly increased density of activity i.e. residential
accommodation, commercial offices, shops etc.
F3. Built Form and Heights
Preferred Building Heights
The Precinct Structure Plan recommends preferred
building heights between three and seven storeys. The
key drivers of these preferred heights are as follows:
retaining and reinforcing the established local
character of St Albans, appropriate to its regional role
and position
protecting and enhancing the public realm quality of
established streets and public spaces
protecting the scale and structure of established fine
grain streetscapes of narrow frontages and low rise
built form through preferred building heights of 2-4
storeys in residential areas and 5-7 storeys in mixed
use or commercial areas as indicated in individual
precinct maps.
creating transitions in height to lower forms at the
interfaces to established residential areas and existing
open spaces, to avoid any significant impacts
opportunities for increased heights in locations
of larger allotments and areas with less sensitive
interfaces or potential impacts
higher-density, medium-rise development on large
strategic redevelopment sites in the medium/longer
term period, such as the Kruger site, but maintaining
a human-scale development outcome and high
quality streets and spaces.
The majority of new / future residential development
within the activity area will comprise compact and
diverse dwelling types such as townhouses, terraces
and apartments. It is proposed that these incorporate
a range of dwelling configurations, types and sizes, to
suit a diverse local population and a range of household
sizes and preferences, accommodating families, singles,
couples, students, share households and other types.
St Albans Activity Area contains a small number of
heritage buildings and features, and those of important
local character. The development framework for the
activity area seeks to retain and enhance these heritage
features by encouraging maintenance and renovation.
The built form guidance will retain human scale
frontages to key streets and spaces by encouraging
lower-height street frontage conditions (especially within
taller building forms), maintaining an open streetscape
profile and allowing daylight access to the public realm.
St Albans Activity Centre
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19
Part F: Strategic Response
Figure 06: Preferred Height Envelopes
St Albans Activity Centre Framework
Built Form Heights
2-3 storeys
3-4 storeys
4-5 storeys
5-7 storeys
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*
*
East Espalande
West Espalande
Main Road (east)
Main Road (west)
Crescent
Alfrieda Street
Albert
McKechnie Street
Percy Street
Victoria
St Albans Road
Crescent
NTS
3 storeys (10m)
4 storeys (13m)
5 storeys (17m)
7 storeys (23m)
height subject to
*
heritage built form
2 storey maximum
street frontage
height
(with variable street
setback)
3 storey maximum
street wall height
(with 0m street
setback)
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Brimbank City Council
Part F: Strategic Response
Sunlight to Public Spaces
The public realm in St Albans (streets and public
outdoor spaces) enjoys good access to daylight and
sunlight, by way of the generally low-scale built form
and open streetscape profiles, which allow generous
sunlight access to the streets.
Sunlight and daylight access in urban environments
can be influenced by various factors, including the
width, angle and orientation of the street, the height of
buildings, the presence of canopies or verandahs and
the presence of street trees.
In Melbourne’s temperate climate, it is beneficial to
provide for a balance of sunlight and shade in the
public realm, providing direct sunlight in cooler weather,
shade in warm weather, as well as shelter in inclement
conditions.
The St Albans Activity Area Precinct Structure Plan
provides for extensive sunlight and daylight to public
spaces through modest preferred building heights of
predominantly 2-4 storeys, with limited opportunities
for taller built form up to 7 storeys, and retention of the
generally wide streets. Key public spaces retain good
sunlight access through appropriate orientation and
modest built form along their edges.
Key Strategies
Retain and enhance heritage features, appropriate to
their character and future use
Increase density and activity along the main streets
of the activity area, such as Alfrieda Street, Main
Road East, Main Road West and Victoria Crescent to
accommodate expanded retail facilities, office space
and residential accommodation
Promote higher densities as ‘anchor developments’
to mark the gateways into the activity area, such as
the St Albans Market site on St Albans Road and the
entries to the activity area on Main Road East and
West
Encourage infill development on surface car park
sites to reconnect and enhance the character of the
activity area
Retain human scale frontages to key streets and
spaces
Encourage higher density development of the Kruger
site to accommodate an increased local population
to service the activity area and growth of Victoria
University and the Sunshine Hospital
St Albans Activity Centre
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Part F: Strategic Response
F4. Activities and Land Use
Ground Floor Uses
Land use at ground floor level throughout the activity
area will continue to accommodate retail, office and
community uses, with active frontages to encourage
lively streetscapes. Office development will be further
encouraged within the Alfreida/Victoria Crescent
Precinct and to the very east and west areas of Main
Road.
Upper Level Uses
Land use at upper levels throughout the activity area will
predominantly accommodate increased densities with
office development, community uses and residential
development.
Residential
Residential development will be encouraged in the core
of the activity area on Collins Street with medium density
townhouse development and to the south of the activity
area on the Kruger Site, which will accommodate
higher density apartment development. There is further
opportunity for ‘shop top’ housing to be situated along
Main Road (east and west) and on Alfrieda Street.
Enterprise, Retail and Business
Retail development will continue to be integrated along
the established shopping streets of Alfrieda Street and
Main Road East, with an encouraged extension into
Main Road West and potentially at the station (when
grade separation occurs).
Office development will be predominantly focused
within the Alfreida/Victoria Crescent Precinct to create a
commercial hub within the activity area and direct traffic
associated with this use away from the main shopping
strips of Alfrieda Street and Main Road. Further office
development is proposed as part of anchor sites at the
entrances to the activity area on Main Road East and
Main Road West.
Civic, Cultural and Community Facilities
Community infrastructure should be retained in
its current locations, with new sites available for
development on Main Road East and McKechnie Street.
Community infrastructure will see the potential
expansion of the Errington Reserve Community Centre
including relocation and/or redevelopment, subject to a
detailed Master Plan for this precinct.
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Brimbank City Council
Part F: Strategic Response
F5. Public Environment
There are currently three key public spaces within the
activity area: St Albans Square, Errington Reserve and
McKechnie Reserve, all of which are underutilised. The
Public System Plan proposes additional public open
spaces to enhance the activity area and reconnect with
existing spaces such as:
Public realm at the southern end of Alfrieda Street
– creating a new landscaped square for informal
gatherings and will create a central focal point for the
activity area
Arrival space from the station (pending the outcome
of grade separation) – there is the opportunity
to provide a new arrival space from the station
connecting McKechnie Street and Alfrieda Street
Green Corridor – a linear green open space for
pedestrians to move between the station and activity
area down to the new residential development on the
former Kruger Site and Victoria University
New park / entrance to Errington Reserve –
investigate the potential for a new green space to
reconnect Errington Reserve with Main Road and
provide a landscaped forecourt to the Tin Shed.
New and re-development should incorporate a range
of measures to increase the safety and security of
the activity area, including, active frontages and good
lighting in car parks areas, open spaces and along main
streets.
Landscaping and streetscape improvements are
encouraged in line with new or redevelopment and
should reflect the character, role and function of the
activity area, whilst boosting the attractiveness of its
services, facilities and activities. Some priority public
realm improvements include:
Streetscape upgrades to East Esplanade, Victoria
Crescent and Main Road East, as already undertaken
on Alfrieda Street and Main Road East.
Upgrade Huart Reserve on East Esplanade to a
Neighbourhood Park as stated in the Brimbank Open
Space and Playground Policy.
Install additional street furniture along Alfrieda Street,
for example, on the median reserve outside the St.
Albans Library to activate the currently underutilised
public space.
Investigate opportunities for underground power
lines, especially on Main Road and Alfrieda Street.
Key Strategies
Encourage re-invigoration of Main Road West by
encouraging active uses at ground level and the
relocation of existing offices and community services
to upper levels of the Alfreida/Victoria Crescent
commercial precinct.
Encourage premises to extend their operating hours
to increase night life in the activity area.
Encourage medium and higher density housing to be
located within the activity area, including shop top
housing and student accommodation.
Enable corner cafes and convenience stores to
be provided on McKechnie Street as part of the
redevelopment of land within the Kruger Precinct.
Identify areas in the streets adjoining the activity area
for medium and higher density housing.
St Albans Activity Centre
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Part F: Strategic Response
Pedestrians
Integration of new development within the activity area
will provide the opportunity to reconnect pedestrians
between new built form and public spaces through
new formal and legible pedestrian movement routes,
including:
Victoria Crescent to Alfrieda Street through new
development;
Alfrieda Street to Collins Street;
Main Road East to Errington Reserve, via new public
green space;
Main Road East to Errington Community Centre,
creating a formal pedestrian path via road
reconfiguration;
St Albans Road to Errington Community Centre,
creating a formal pedestrian path via road
reconfiguration;
Alfrieda Street to the Station, via a scatter crossing
for direct access;
Main Road / St Albans Road junction to McKechnie
Street – via new development or a pedestrian
footbridge when the railway is grade separated; and
Green Corridor down McKechnie Street to Victoria
University.
Cycling
A new north-south cyclist route has been identified by
Council between Sunshine and Watergardens via St
Albans. The existing green space on East Esplanade
has been identified as a potential location for bicycle
parking facilities, in close proximity to Alfrieda Street.
There is also an east-west cyclist route to run through
St Albans along Main Road. This route should provide
‘storage boxes’ for cyclist safety at the main junction
of Main Road East and St Albans Road and Main
Road West and McKechnie Street. There is longer
term potential for an additional east-west cyclist route
away from the congestion of the Main Road / St Albans
Road junction. When the railway is grade separated,
the possibility for a connection over the railway line for
cyclists / pedestrians between Albert Street and Victoria
Crescent should be investigated.
F6. Movement
Precinct Plans
G
The activity centre has been divided into
five (5) precincts as listed below, and will
outline the objectives and key strategies
for the future development of each:
SP01: Residential Precincts
SP02: Main Road/Station Precinct
SP03: McKechnie/Kruger Precinct
SP04: Errington Precinct
SP05: Alfreida / Victoria Crescent
Precinct
St Albans Activity Centre
| Structure Plan
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Part G: Precinct Plans
SP01b
SP01a
SP01c
SP02
SP03
SP04
SP05
East Espalande
West Espalande
Main Road (east)
Main Road (west)
Crescent
Alfrieda Street
Albert
McKechnie Street
Percy Street
Victoria
St Albans Road
Crescent
Figure 07: Precinct map
NTS
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Brimbank City Council
Part G: Precinct Plans
Objectives
Increase infill redevelopment across the precinct.
Increase medium density residential development in
the activity area, in close proximity to the retail core
and train station.
Improve bicycle infrastructure and support public
transport and bicycle access to and around the
Precinct.
Strategies / Actions
Encourage and facilitate incremental infill, medium
density redevelopment in this area.
Encourage redevelopment proposals to reinforce the
unique and interesting street layout/configuration in
this area, through minimal setbacks and defined built
form and streetscapes.
Consult with current landowners and businesses in
the area, to assess interest in redevelopment and/or
site consolidation.
Preferred Built Form
Preferred heights up to 4 storeys in Precinct 01a, 01c
and areas of 3-4 storeys in Precinct 01b.
Preferred 2 storey street frontage height to new built
form with a variable front setback from the street in
accordance with ResCode to provide for low scale,
open streets.
Preference to ensure built form allows adequate
sunlight to the street.
Ensure central open space adjoining the rail corridor
will receive extensive north light.
Buildings on the north side of streets should be
designed so as not to cast shadows that reach
the south side, although this should be tested and
demonstrated for east-west oriented streets.
Specific to SP01a – Strategies / Actions
Explore opportunities presented by the future
proposed grade separation of the railway line through
St Albans, such as amenity improvements, visual
linkages and landscaping opportunities.
Specific to SP01b – Objectives
Better utilise sites which are currently occupied by at
grade car parking, for mixed-use development within
the activity area.
Enhance the presentation and frontage conditions
along Collins Street, through new, modestly-scaled
development.
Increase connections and integration of Collins Street
within the Activity Area.
Specific to SP01b – Strategies / Actions
Investigate and implement opportunities for Council
to acquire further sites along Collins Street (west
side), to establish larger potential development sites.
Facilitate redevelopment of Council-owned land
for mixed-use (residential-based) development,
potentially as a catalyst to further private-sector
development.
Establish future requirements for public car parking in
this area, to determine the quantum that may need to
be incorporated within new development.
Investigate opportunities for new development to
accommodate structured public car parking.
Precinct 01: Residential
St Albans Activity Centre
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Part G: Precinct Plans
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New shared bicycle and
pedestrian paths are
planned from Sunshine
to Watergardens via St
Albans.
Upgrade existing
Neighbourhood Park.
Potential future bicycle
connection along Main
Road
Infill residential
development of
vacant / existing
sites to increase
activity centre
density and activity.
ALBERT
CRESCENT
ADELAIDE STREET
ELIZABETH STREET
GERTRUDE STREET
Figure 08: Precinct 01a, Residential Precinct
MITCHELL STREET
WEST ESPLANADE
EAST ESPLANADE
Connections
proposed new pedestrian
Land Use
Setbacks
residential
open green space
HO101 height appropriate to
heritage built form
NTS
2 storey preferred max street
frontage height with variable
street setback
potential future bicycle
proposed off-road bicycle
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Brimbank City Council
Part G: Precinct Plans
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Potential for future bicycle
connection along Main Road
McIVOR ROAD
COLLINS STREET
ERICA AVENUE
Figure 09: Precinct 01b, Residential Precinct
VIEW STREET
MAIN ROAD EAST
ALFRIEDA STREET
ERRINGTON RESERVE
2 storey preferred
maximum street
frontage height with
variable street setback
Connections
Land Use
Setbacks
residential
open green space
NTS
mixed use
2 storey preferred max street
frontage height with variable
street setback
potential future bicycle
St Albans Activity Centre
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Part G: Precinct Plans
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ANDREA STREET
GLENDENNING STREET
SCOTT AVENUE
PENNELL AVENUE
MARSDEN CRESENT
HOWARDSON CIRCUIT
McKECHNIE STREET
Potential for new direct east-west
pedestrian connection through the
transmission easement.
Infill residential development
of vacant / existing sites
to increase activity centre
density and activity.
Figure 10: Precinct 01c, Residential Precinct
McKECHNIE RESERVE
MAIN ROAD WEST
Connections
Land Use
Setbacks
residential
open green space
NTS
proposed new pedestrian
2 storey preferred max street
frontage height with variable
street setback
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Part G: Precinct Plans
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Precinct 02: Main Road / Station
Objectives
Address the highly problematic conditions of the
railway level crossing and intersection between Main
Road East and West, to reduce traffic congestion
and increase pedestrian safety, accessibility and
amenity.
Increase east-west accessibility for pedestrians in the
activity area (particularly across the railway corridor).
Increase pedestrian amenity on Main Road East and
West.
Increase foot traffic and economic viability for retail on
Main Road.
Establish an ‘anchor’ development and ‘gateway’
gesture on large sites at the west end of the Activity
Area, to help draw pedestrians along Main Road
West.
Establish stronger connections with Victoria
University, and better cater for the University
population on Main Road West.
Retain and enhance exiting areas of ‘fine-grain’
subdivision pattern and narrow frontages.
Enhance pedestrian access from Main Road to
Errington Reserve, Alfrieda Street, Collins Street and
other key facilities.
Improve physical and visual links to Errington Reserve
and Community Centre.
Improve the streetscape and urban environment
along Main Road near Safeway and Errington
Reserve.
Improve conditions around the Station where
possible in the short term prior to the planned grade
separation of the railway corridor at Main Road.
Improve the arrival and departure experience at St
Albans.
Improve integration of the Station with the Activity
Area’s public realm.
Improve the visual presence and appearance of St
Albans Station.
Gradual infill development
to be setback in accordance
with predominate built form.
Key actvity centre
streetscape for public
realm upgrades.
Encourage parking
within medium denisty
new development.
Reinforce
pedestrian
connection
potential to incorporate /
relocate bus services to
provide a central
consolidated interchange
service on McKechnie Street.
NTS
Connections
proposed off-road bicycle
potential future bicycle
proposed new pedestrian
Land Use
Setbacks
residential
commercial / office
core retail
mixed use
open green space
reinforce existing pedestrian
2 storey preferred max street
frontage height with variable
street setback
3 storey preferred max street
wall height with 0m street
public art installation
setback
St Albans Activity Centre
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Part G: Precinct Plans
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Strategies / Actions
Encourage and facilitate appropriate redevelopment
of both large sites and smaller fine-grain areas, in a
manner which is responsive to local context.
Investigate and implement opportunities to
encourage increased occupation of shops and retail
spaces along Main Road West, such as Council
subsidies or assistance with relocation. Encourage
small businesses to relocate into this area.
Investigate and implement a pedestrian ‘scatter’
crossing at the intersection of Main Road and East
Esplanade / St Albans Road, to facilitate increased
pedestrian accessibility and reduced delays for
pedestrians. This proposal will need to be explored
against potential impacts on vehicular traffic.
Investigate and design new bicycle lanes and
intersection ‘storage boxes’ on Main Road.
Identify opportunities to provide a continuous
streetscape along Main Road.
Seek strategic opportunities to enhance the station
environment and accessibility, which arise from
the grade separation project, but which may be
additional to the ‘minimum’ scope.
Preferred Built Form
Where indicated preferred 2 storey street frontage
height to new built form with a variable front setback
from the street in accordance with ResCode to
provide for low scale, open streets.
Where indicated preferred 3 storey street wall
height with 0m (zero meter) setback from the street
(except for those properties to the north and south
of main road west where the predominate built
form is setback to provide on street parking. In this
location new development should be setback to the
predominate built form line).
Developments along the north side of Main Road
should demonstrate that they will not overshadow
the southern footpath of Main Road at the winter
solstice / equinox.
Station area development should be configured to
maximise sunlight access to existing and new public
spaces, including St Albans Square, the proposed
Station ‘arrival space’ and Main Road’s southern
footpath.
Gradual infill development
of vacant / existing sites
to increase activity centre
density and activity.
Potential for new pedestrian
connections from Main Road
over the railway corridor and
to St. Albans Road.
New arrival space from the
station and start of the ‘green
corridor’ over the railway lines,
connecting the activity centre to
the VU campus
Reinforce pedestrian
connection along Main Road
at the intersection with St.
Albans Road and over the
railway corridor
New public
realm space
Figure 11: Precinct 02, Main Road / Station
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Brimbank City Council
Part G: Precinct Plans
Precinct 03: McKechnie / Kruger
Objectives
To enhance the urban environment on McKechnie
Street.
To enhance the links between the activity area and
Victoria University.
To make better use of large strategic redevelopment
sites in close proximity to the activity area and
Victoria University.
To accommodate significant new residential
development as well as supporting retail and
community uses.
To increase the local population living within walking
distance of the activity area and train station.
To maintain and enhance the Reserve as a public
active recreation facility.
Strategies / Actions
Continue dialogue with Kruger site representative
regarding potential relocation, likely timing and
redevelopment opportunities.
Extend dialogue with landowners to the north (Hotel,
Bingo Hall) regarding potential redevelopment.
Encourage the potential major expansion of Victoria
University (St Albans) and Sunshine Hospital, to
increase local residential demand.
Implement public realm improvements along
McKechnie Street, including the proposed ‘green
corridor’ as a catalyst to encourage private sector
redevelopment and improve the entrance and
presentation of the street.
Ensure soil contamination investigations are
undertaken for land currently zoned Industrial 1 (IN1Z)
which is proposed to be rezoned for residential use.
Remediation works may be required.
Preferred Built Form
The preferred 4-storey building height along the
northern edge of McKechnie Reserve will ensure
there is very limited overshadowing of the reserve
area. The north-south orientation of McKechnie
Street and the associated landscape corridor will
support good solar access from the north.
Where indicated preferred 2 storey street frontage
height to new built form with a variable front setback
from the street in accordance with ResCode to
provide for low scale, open streets.
Where indicated preferred 3 storey street wall height
with 0m (zero meter) setback from the street.
The layout of large redevelopment sites should
ensure good sunlight access to internal streets and
communal spaces.
St Albans Activity Centre
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Part G: Precinct Plans
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The extension of the station arrival space
and new connection over the railway
corridor becomes an open landscaped
‘green corridor’ (approximately 20
meters in width) connecting to the VU
and new development along McKechnie
Street to the activity centre.
New development on these large
sites can accomodate substanital
medium and higher density
development, allowing a diverse
range of residential development
and office space, which will support
further activity within the centre.
Key actvity centre
streetscape for public
realm upgrades
Potential for future
bicycle connections to
Alfrieda Street and over
the railway corridor.
New pedestrian
connections.
GRATZ STREET
GRATZ STREET
Figure 12: Precinct 03, McKechnie / Kruger Precinct
McKechnie
Reserve
Connections
Land Use
Setbacks
residential
open green space
NTS
potential future bicycle
proposed new pedestrian
2 storey preferred max street
frontage height with variable
street setback
3 storey preferred max street
wall height with 0m street
setback
McKECHNIE STREET
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Brimbank City Council
Part G: Precinct Plans
Objectives
Increase the accessibility and visual presence of the
Reserve and Community Centre, particularly from
Main Road East.
Improve the urban environment, especially linkages
for pedestrians within this Precinct.
Facilitate increased activity in the Precinct, through
redevelopment of underutilised sites.
Improve built form frontages to Errington Reserve.
Improve linkages to St Albans Market through
defined streets and enhanced streetscape
environments.
Ensure extensive sunlight access to the Errington
Reserve area is maintained without any detrimental
impacts to streetscapes.
Strategies / Actions
Prepare a Master Plan for the Errington Precinct
which incorporates:
-
landscape treatment along Main Road East, to
improve visual links
-
potential reconfiguration of the Safeway site,
including built form and car parking.
-
potential reconfiguration or extension of the
Errington Community Centre.
-
potential redevelopment of the St Albans Market
site, to retain its market function along with other
uses.
-
enhanced local street network south of Main
Road.
-
other residential development opportunities
providing active frontages to Errington Reserve.
Consult with Safeway landowners and operators
and encourage redevelopment/ reconfiguration of
Safeway and the Community Centre to incorporate
increased density and additional services / facilities.
Encourage redevelopment of the St Albans Market
site to incorporate additional land uses (residential,
commercial) and improve street interfaces, while
retaining the market function.
Investigate the potential for local street
reconfiguration and new/modified intersection to
Main Road.
Investigate opportunities for potential redevelopment
of ageing building stock, especially on larger sites,
including ownership/strata title considerations.
Investigate opportunities for new cycling lanes on St
Albans Road and Percy Street, linking to Main Road
East and Errington Reserve.
As the proposed railway grade separation is
implemented, investigate the opportunity and
potential benefit of a pedestrian crossing over the
railway corridor near the south end of Percy Street.
As potential redevelopment occurs within the
Errington Precinct and St Albans Market, implement
public realm/streetscape improvements in this area to
enhance pedestrian access into the Market, Reserve
and other activity area destinations.
Preferred Built Form
Where indicated preferred 2 storey street frontage
height to new built form with a variable front setback
from the street in accordance with ResCode to
provide for low scale, open streets.
Where indicated preferred 3 storey street wall height
with 0m (zero meter) setback from the street.
Princess Street should be enhanced as a pedestrian
connection between St Albans Train Station and
Errington Reserve.
Sunlight access to Princess Street’s southern
footpath should be retained throughout the year.
Precinct 04: Errington
St Albans Activity Centre
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Part G: Precinct Plans
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Infill residential
development of
existing sites to
increase activity centre
density and activity.
Prominent built form
should mark the entrance
/ transition into the activity
centre from the south of
St Albans Road - encourage
office space and/or residential
apartments at upper levels.
New shared bicycle and pedestrian
paths are planned from Sunshine to
Watergardens via St Albans.
ROSS STREET
LYALL STREET
MERTON STREET
PERCY STREET
ST ALBANS ROAD
BEAVER STREET
Figure 13: Precinct 04, Errington Precinct
New pedestrian
connections from
Main Road into
Errington Reserve
and to the Market.
Redevelop the market
site to maximise built
form denisty and
provide a new frontage
to St Albans Road
- new development
should accomodate
public parking.
Increase visual links between
Errngton Reserve and Main Road,
through new / modifed landscapes
redevelop / reconfigure
Errington Reserve
infrastructure (in line with the
Errington Reserve Master
Plan), to accommodate new
infill development and road
reconfigurations around the
Community Centre.
MAIN ROAD EAST
FOXTON STREET
PERRY STREET
VISTA STREET
PRINCESS STREET
HO103 height appropriate to
heritage built form
Connections
proposed off-road bicycle
Setbacks
2 storey preferred max street
frontage height with variable
street setback
Land Use
residential
open green space
NTS
commercial / office
core retail
3 storey preferred max street
wall height with 0m street
HO102 height appropriate to
setback
heritage built form
proposed new pedestrian
reinforce existing pedestrian
proposed on-road bicycle
community / civic
New public
realm space
36
Brimbank City Council
Part G: Precinct Plans
Objectives
Increase mixed-use, infill redevelopment across the
precinct.
Increase medium density residential development in
the activity area, in close proximity to the retail core
and train station.
Seek to improve cross-rail linkages and amenity
through grade separation of the rail line at St Albans.
Alleviate town centre parking congestion by
encouraging public parking provision in new
development.
Enhance the role of this precinct as a centre
for medical/healthcare facilities or other small
commercial and/or community-based activities.
Increase bicycle infrastructure and support public
transport and bicycle access to and around the
Precinct.
Create new public realm connections to enhance
linkages between Alfrieda Street and other parts of
the activity area.
Enhance east-west pedestrian connections across
Alfrieda Street and to the Station.
Reduce the impact of traffic and car parking on the
street environment, through consolidated public
parking in nearby locations, and expansion of
pedestrian space in the street.
Establish a gateway gesture and ‘anchor’
development at the north end of the commercial/
retail strip of Alfrieda Street, to encourage pedestrian
movement along the street’s length.
Enhance the streetscape environment through
landscaping / planting, wayfinding signage and
lighting.
Increase built form and land use density, such as
shop top housing or offices, to encourage more
activity in the town centre.
Strategies / Actions
Encourage and facilitate more intensive medium
density redevelopment in the area, while discouraging
development which underutilises land.
Encourage new development on key sites to maintain
or provide new pedestrian connections, especially to
Alfrieda Street.
Explore opportunities presented by the future
proposed grade separation of the railway line
for amenity improvements, visual linkages and
landscaping opportunities.
Investigate the commercial performance of recent
development in this sub-precinct, in particular the 3-4
storey commercial/residential development fronting
East Esplanade and Arthur Street, as a basis for
understanding development feasibility in the area.
Investigate the extension of public realm
improvements from Alfrieda Street to the Victoria
Crescent precinct, to enhance links.
Encourage upgrades to shopfronts and building
frontages, as a potential strategy to encourage full
site redevelopment.
Communicate/ demonstrate and encourage models
for shoptop housing in fine-grain retail-based areas.
Encourage/ facilitate the redevelopment and where
appropriate consolidation of key sites, such as the
IGA/car park site and/or the St Albans Library, as a
catalyst for further private-sector-led redevelopment.
Continue ongoing public realm and infrastructure
improvements, to enhance the quality of the Alfrieda
Street environment for non-retail uses, such as
commercial and residential.
Encourage small commercial businesses to seek
premises in Alfrieda Street, potentially above shops.
Preferred Built Form
Where indicated preferred 2 storey street frontage
height to new built form with a variable front setback
from the street in accordance with ResCode to
provide for low scale, open streets.
Where indicated preferred 3 storey street wall height
with 0m (zero meter) setback from the street.
Ensure streets oriented north-south such as Alfrieda
Street will continue to receive plentiful sunlight, and
provide for shade opportunities in the morning and
afternoon.
New development should avoid overshadowing the
central open space adjoining the rail corridor.
New development should maximise sunlight access
to footpaths, especially along Alfrieda Street and
Victoria Crescent.
Precinct 05: Alfreida St. / Victoria Crescent
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New shared bicycle and
pedestrian paths are
planned from Sunshine
to Watergardens via St
Albans.
Upgrade existing
Neighbourhood Park for
use by community and
new development
Reinforce existing pedestrian connection
from Ruth Street to Alexina Street
Infill development of vacant /
existing sites to increase activity
centre density and activity.
Key actvity centre
streetscape for public
realm upgrades.
ARTHUR STREET
ELAINE STREET
ST. ALBANS ROAD
ALFRIEDA STREET
VICTORIA CRESENT
Figure 14: Precinct 05, Alfreida/Victoria Crescent Precinct
New development of
surface car park sites to
increase activity centre
density and activity,
structured public car
parking should be provided
to replace and increase
current surface car parks
Gradual infill
development of vacant
/ existing sites to
increase activity centre
density and activity.
Mixed-use block should mark the
entrance / transition into the activity
centre from the north of Alfrieda
Street - encourage office space
and/or residential apartments at
upper levels.
Reconfigure / maintain two
way vehicle access from Main
Road onto Alfrieda Street.
ALFRIEDA STREET
MAIN ROAD EAST
McIVOR ROAD
Investigate
opportunity for new
pedestrian access
through to Collins
Street
Connections
proposed off-road bicycle
proposed new pedestrian
Setbacks
2 storey preferred max street
frontage height with variable
street setback
Land Use
residential
open green space
HO99 height appropriate to
heritage built form
NTS
reinforce existing pedestrian
commercial / office
core retail
mixed use
3 storey preferred max street
wall height with 0m street
setback
proposed on-road bicycle
potential future bicycle
public art installation
Implementation
+ Monitoring
H
The Implementation Strategy provides an indicative
sequence of actions and outcomes based on the
contents of the Precinct Structure Plan. There are
many variables that affect development in urban areas,
and many outcomes will rely on other initiatives and
actions, as well as changing circumstances over time
(economic, social and environmental). The proposed
grade separation of the railway corridor at St Albans
will achieve significant infrastructural change in the
Activity Area, and will occur in the short-term timeframe
with construction commencing in 2015. Other key,
overarching factors affecting implementation of the
Precinct Structure Plan include:
Commercial development feasibility: the economic
feasibility of certain types/scales of development
is key to achieving private-sector investment and
redevelopment of key sites. It is expected that larger
scale development, such as higher-density residential
and commercial office space, will increase in viability
over time in St Albans.
Local growth: Victoria University and Sunshine
Hospital are St Albans-based institutions identified
for potential expansion, which could dramatically
increase the local demand for dwellings, as well as
commercial, retail and community space.
External strategic influences: factors such as
population increase, housing demand, affordability
issues, transport infrastructure developments,
demographic change and the political context can
significantly alter the context for urban growth.
Brimbank City Council will provide regular reports on
the implementation of the Precinct Structure Plan. This
process will enable Council to measure progress, to
ensure an appropriate application of resources and to
ensure the delivery of key priorities. Council will use
this reporting progress to adjust the implementation
program to ensure that the Precinct Structure Plan is
achieving the Vision.
The Precinct Structure Plan review should occur
every four years to ensure that it remains relevant and
consistent with Council’s strategic policies, MSS and
the Council and Community Plans, and to identify any
changes required to respond to new trends, policies or
changing circumstances.
H1. Implementation Strategy
H2. Monitoring and Review
St Albans Activity Centre
| Structure Plan
39
Part H: Implementation + Monitoring
Table 01: Implementation Summary
Development
Access & Movement
Public Realm
implement planning controls to deliver
on the objectives of the Precinct
Structure Plan
review the St Albans Precinct Structure
Plan every four years
facilitate the planning permit approval
of the Kruger site and adjoining land
implement a performance monitoring
system to monitor social, economic
and environment changes in the
Activity Area and track that they are in
accordance with the St Albans Precinct
Structure Plan
pursue implementation of the Collins
Street Master Plan
actively facilitate redevelopment of the
major sites including in and around the
St Albans station to deliver commercial
and mixed use outcomes consistent
with the Precinct Structure Plan
pursue implementation of the St Albans
Branding and Marketing Strategy
build partnerships with the Sunshine
Hospital and Victoria University to
facilitate development in the St Albans
Activity Centre that complements and
responds to growth in housing,
commercial, educational and
community services
work with the Metropolitan Planning
Authority in the development of the
Sunshine National Employment Cluster
Framework to ensure the objectives of
the St Albans Precinct Structure Plan
are incorporated and that future work
is recognised and programmed
actively engage with VicTrack and
VicRoads in the design and
construction of rail under road grade
separation to maximise the social,
environmental and economic benefits
to the community in line with the
Precinct Structure Plan
pursue intersection improvements at
Main Road, St Albans Road and East
Esplanade
pursue delivery of planned bicycle
infrastructure improvements including
continuous bicycle land on Main Road
pursue the relocation and consolidation
of the bus interchange to St Albans
Road, or McKechnie Street
undertake strategic work to determine
Council’s approach to the provision
and management of car parking in
Brimbank
pursue laneway widening between
Collins and Alfrieda Streets
pursue implementation of the Errington
Reserve Master Plan
pursue public realm improvements in
conjunction with and integrated private
development
pursue public realm initiative around
the St Albans station in parallel with the
grade separation as part of an
integrated project including north-south
pedestrian connections that align with
Alfrieda Street
continue to program and pursue
implementation of public realm
improvements across the Activity Area
including initiatives that enhance the
pedestrian experience
pursue public realm improvements to
complement works at the St Albans
station and improve connections to the
surrounding area including St Albans
Square
pursue delivery of a ‘green corridor’
along the eastern edge of McKechnie
Street fronting new development on
Kruger and adjoining sites
The delivery of the Precinct Structure Plan has an outlook to 2030. Given the extensive nature of strategies and
actions included under the precinct areas 1-5, the table above represents a summary of key actions to be pursued
over the short term and will be updated each four years when the Precinct Structure Plan is reviewed. The delivery
of any strategy or action in the Precinct Structure Plan is subject to Council’s annual budget process and ten year
capital works program.
