Albion Neighbourhood Plan

The Plan

22 OCTOBER 2013

2 ALBION NEIGHBOURHOOD PLAN - THE PLAN

CONTENTS

1 INTRODUCTION

3

1.1 About this study

3

1.2 Structure of this report

3

1.3 The Project Team

3

1.4 The Community Reference Group

3

1.5 Community Consultation

3

1.6 Our Study Area

4

1.7 Key Opportunities and Issues

4

2 OUR VISION

5

2.1 Vision Statement

5

2.2 Components of our Vision

5

3 OUR NEIGHBOURHOOD PLAN

6

3.1 Overview

6

3.2 Our Shops, Services and Community Facilities

6

3.3 Our Open Space and Streetscapes

9

3.4 Our Neighbourhood Character and Built Form

12

3.5 Getting Around our Neighbourhood

14

4 FUTURE DIRECTIONS

20

ALBION NEIGHBOURHOOD PLAN - THE PLAN 3

1. INTRODUCTION

The Albion Neighbourhood Plan has been developed in response to

the Brimbank Housing Strategy, ‘Home and Housed’ and the Regional

Rail Link works. Consultation undertaken as part of the Brimbank

Housing Strategy, ‘Home and Housed’ identified community concern

regarding changes in built form and impacts on neighbourhood

character in Albion. Concerns have also been raised regarding

accessibility and traffic management associated with the closure of

King Edward Avenue and ‘rat running’ along internal streets.

This study aims to ensure that Albion develops in a cohesive way.

The Neighbourhood Plan sets out a long term vision to guide

the development of Albion in a cohesive way to ensure its special

character is retained and enhanced, it improves as a functional and

accessible place and it caters to the needs of all residents and visitors.

The vision is supported by strategies and ideas that will assist in

determining future public realm improvements and capital works and

will ensure that the existing and future community are well served

by community, social and recreational facilities. Guidelines

are also provided to ensure future housing is compatible with the

preferred character of Albion.

This report consists of two parts -

■

The Plan; and

■

The Background and Issues Paper.

The Plan provides ideas and suggestions for improvements within

Albion in response to issues and opportunities identified in the

Background and Issues Paper.

The Background and Issues Papers provides an analysis of the

study area, including its strategic context. It also identifies issues

and opportunities to be addressed in order for Albion to develop

appropriately.

Both parts of this report have been prepared in consultation with a

Community Reference Group and the wider community.

This neighbourhood study project is being undertaken by Brimbank

City Council in conjunction with a number of specialist consultants.

The project team includes:

■

Brimbank City Council;

■

Tract Consultants - Lead Consultant / Urban Design/

Landscape / Planning;

■

GTA - Movement and Access / Traffic Management; and

■

The Community Reference Group.

The Community Reference Group (CRG) brings together the

experiences and ideas of a range of community stakeholders to

provide a balanced and representative understanding of the future

needs of Albion. The purpose of the CRG is to:

■

Add value to the preparation of a neighbourhood plan for

Albion; and

■

Participate in and contribute to the project outcomes.

The Albion Neighbourhood Plan Community Reference Group

provided their priorities and ideas for Albion to ensure that the draft

background report and ideas paper (now the neighbourhood plan)

was informed by local residents.

Opportunities for the wider Albion community to have their say were

provided through a range of methods including:

■

A Community BBQ at Selwyn Park;

■

An information session;

■

Discussions with Council officers at the community

BBQ or information session or by calling the Strategic Planning

Department;

■

An online survey on Council’s website;

■

A written or email submission; and

Information on council’s website, Facebook and Twitter pages.

Comments received during the community consultation period were

considered during the finalisation of the neighbourhood plan and

background report.

A summary version of comments received during community

consultation is included in the background report.

Images 1- 3 - Impression only

4 ALBION NEIGHBOURHOOD PLAN - THE PLAN

Figure 1 - Study Area

Opportunities for improvement to the station precinct

Opportunities to enhance connections to Kororoit Creek

The study area broadly includes the suburb of Albion. Ballarat

Road ( Western Highway) forms the northern boundary and Forrest

Road forms the southern boundary. These key roads provide

access to the internal road network within Albion. East - west

connections in Albion were previously provided along King Edward

Avenue from Anderson Road, however this link has been closed to

allow for the Anderson Road North Grade Separation (part of the

Regional Rail Link Project).

The area including and adjacent to the Albion Station forms part of

the Sunshine Town Centre and is subject to the recommendations

made in the Sunshine Town Centre Structure Plan (2012).

Housing is the predominant land use throughout the study area and

is supported by local retail uses, passive and active open spaces and

community uses. The train station precinct provides major public

transport access for residents and visitors.

Analysis undertaken as part of the Background and Issues Paper

identified the following issues and opportunities to be addressed:

Shops, Services and Community Facilities

Community facilities within the study area are generally clustered

around the intersection of Derrimut Street and Adelaide Street

and within Selwyn Park. There is the opportunity to improve and

strengthen connections between these community facilities

including to the station and to provide greater safety for pedestrians.

An Eco Living Centre and Community Gardens to be provided within

Selwyn Park will reinforce this park as the focus for community uses.

Open Space and Streetscapes

The open space network within the study area is anchored by Selwyn

Park, a key recreational node that provides the location for a

number of sporting and community uses. Planned upgrades will

significantly improve this open space and reinforce its role as an

active node for the community.

Kororoit Creek is another important part of the open space network

within the study area. There is the opportunity to improve physical

and visual connections between the study area and the

creek to acknowledge the importance of this natural asset within the

community.

Other opportunities identified included improving open space and

streetscapes within the study area, enhancing landscaping along

key roads to provide an attractive environment for pedestrians,

enhancing pocket parks and other open spaces to improve their

amenity and functionality, improving the visual and physical

permeability of Barclay Reserve and utilising the transmission

easement / corridor as part of the open space network.

Neighbourhood Character and Built Form

The Brimbank Housing Strategy identified change areas to encourage

growth and / or protect the character of existing residential areas

within Brimbank. The study area is incorporated in the incremental

change and limited change areas.

Limited change / heritage precincts include high quality built form

with a strong character. Incremental changes areas have a mixed

built form character. There is the opportunity to define and

enhance the character of these areas and to enhance the study area’s

sense of identity in accordance with the Brimbank Housing Strategy.

Feedback from the CRG indicated that many are willing to accept

greater intensification and housing diversity within incremental

change areas (in certain locations), however it was noted that there

needs to be greater consideration as to the style and quality of

development.

Getting Around Albion

Movement and access within the study area generated the most

discussion during CRG consultation sessions.

An undefined streetscape hierarchy and limited wayfinding measures

within the study area provide a street network that is unclear and

illegible. Key links are not clearly defined and there are no visual

cues to assist in moving around the neighbourhood. There is the

opportunity to reinforce key links within the study area to improve

legibility and enhance wayfinding.

Another key concern was traffic speeds and traffic cutting through

the study area. While it was acknowledged that the Anderson Road

Grade Separation might alleviate some concerns of traffic using along

King Edward Avenue, Adelaide Street and other key local streets was

still a concern. The potential for local traffic management measures to

reduce traffic speeds and deter traffic cutting through was proposed

in response to these concerns.

The train station precinct is a key destination for people but

movement for all modes of transport is unclear and confusing.

There are opportunities to provide safe and legible movement paths

around the station for vehicles, pedestrians, bikes and buses.

Other opportunities identified to improve movement and access

within the study areas include the opportunity to strengthen

wayfinding and connections to Kororoit Creek, provide bike lanes

along key links including Perth Avenue, King Edward

Avenue and Adelaide Street, investigate a signalised intersections

at the intersection of Ballarat Road and Perth Avenue, minimise the

impact of commuter parking on residential areas surrounding the

station, upgrade facilities provided for bus commuters and provide a

pedestrian link between Talmage Street and Albion station.

ALBION NEIGHBOURHOOD PLAN - THE PLAN 5

Opportunities to enhance connections to Kororoit Creek

2. OUR VISION

The vision provides a statement of the preferred future for Albion

over the next 20 years. It has been developed through a consultation

process with the Community Reference Group and Brimbank City

Council.

Future ideas and possible actions that follow throughout the

document aim to achieve this vision.

Albion in 2032

Places for the community to come

together (Selwyn Reserve)

Beautiful streets for people

(Impression only)

Diverse housing and affordable living

(Impression only)

An active and accessible station

precinct (Impression only)

Strengthen Albion’s neighbourhood

character (Impression only)

HOME AND HOUSED

The Brimbank

Housing Strategy

August 2012

Network of green open spaces

(Impression only)

A safe and legible street network for all

user (Impression only)

Prosperous and unique local businesses

(Impression only)

Maintain and enhance Albion’s valued

built form.

6 ALBION NEIGHBOURHOOD PLAN - THE PLAN

Key Directions

■

■

The neighbourhood plan provides key directions, strategies and

ideas / potential actions which aim to achieve the vision and

respond to the analysis, key issues and opportunities identified in

the Albion Neighbourhood Plan - Background and Issues Paper.

Four themes are considered across Albion so that it can be planned

in a logical and sustainable way. These themes include:

■

Our Shops, Services and Community Facilities;

■

Our Open Space and Streetscapes;

■

Our Neighbourhood Character and Built Form; and

■

Getting Around Our Neighbourhood.

This could be achieved by:

■

Strengthening the Eco-Living Centre as a major destination

for the community.

■

Maintaining Perth Avenue Shops through public realm

improvements to provide a safe and comfortable setting for

pedestrians and shoppers.

■

Encouraging kerb-side dining, particularly at Perth Avenue

Shops.

■

Providing flexible community meeting spaces and offices

that can be used for start-up groups, non- government

organisations and other community groups which create

community cohesion.

■

Encouraging active uses around the train station precinct

and within existing shop fronts through the potential renewal

of the John Darling Mills site.

■

Encouraging the take-up of vacant shop fronts throughout

the neighbourhood with businesses that create activity on

the street.

■

Encouraging convenience retail uses within the Perth

Street shops to provide for local shopping needs.

■

Emphasising key connections between community facilities

within Albion through cohesive public realm treatments.

■

Ensuring future community uses are located to reinforce

existing community hubs.

3. OUR NEIGHBOURHOOD PLAN

Ideas / Potential Actions:

Hold events that engage the community and create

awareness of the Eco Living Centre (Selwyn Park).

Develop housing / offices above retail / community

facilities to activate station precinct at all times of the day

(Impression only)

f

Consider streetscape upgrades to Perth Avenue, Derrimut

Street and Adelaide Street to provide a high quality public

realm link between community facilities. Refer to Our

Open Space and Streetscapes Section 3.3 for details.

f

Continue to support the ‘Streets Ahead’ program that

encourages the Brimbank community to explore their

local neighbourhood and provides a forum to socialise

and build relationships within the community.

f

Investigate the opportunity for multi-use facilities for

community groups to alleviate the costs of maintenance

and upkeep of buildings and to ensure the most efficient

use of land within Albion.

f

Continue to work with the Eco Living Centre and

Albion Community Centre to establish links with other

community groups within Brimbank. This may include

opportunities to engage with local primary schools.

f

Investigate opportunities to promote activities and

events at the Eco Living Centre to develop community

participation, awareness and appreciation of this facility.

f

Work with land owners to facilitate high quality

development outcomes within the station precinct with a

focus on retail / convenience / community uses at ground

level and housing / offices above.

ALBION NEIGHBOURHOOD PLAN - THE PLAN 7

Enhance Eco Living Centre

and Community Gardens to

encourage public interest and

participation.

0 50 100 150 200 250m

Public realm improvements

to improve linkages between

community facilities.

Public realm upgrades to Perth

Avenue Shops.



Activate shops around station

precinct.

Figure 2 - Our Shops, Services and Community Facilities Summary Plan

Upgrade and improve Selwyn

Park and associated community

/ sporting facilities in accordance

with the Master Plan.







8 ALBION NEIGHBOURHOOD PLAN - THE PLAN

Upgrade public realm around Perth Avenue Shops to

provide a safe and comfortable place for people.

Figure 14. Landscape Masterplan

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facilitate safe, direct access t

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complete the sealed walking/jogging circuit around the park

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support the park a

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update park furniture and increase the number o

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upgrade entry treatments and provide safe pedestrian crossing

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Selwyn Park Master Plan

Source - Selwyn Park, Ardeer, Master plan Report, Brimbank City

Council, March 2012

f

Continue to implement key recommendations identified in the Selwyn Park Master Plan that aim to

enhance community and sporting facilities and reinforce Selwyn Park as a focus for community activity.

f

Consider streetscape upgrades to Perth Avenue Shops including:

▬

High quality and robust paving, a co-ordinated suite of street furniture and adequate lighting.

▬

Additional street tree planting and low level landscaping.

▬

Allowing kerb side dining.

▬

Traffic calming measures in order to improve pedestrian safety around the shops.

▬

Crossing opportunities within the streetscape as a way to calm traffic and improve access to the shops.

▬

Facilitating a continuous awning above the ground floor of shops in this precinct.

▬

Provide facilities for cyclists including bike racks.

ALBION NEIGHBOURHOOD PLAN - THE PLAN 9

f

Consider streetscape improvements for Perth Avenue,

Derrimut Street, King Edward Avenue, Adelaide Street and

Sydney Street including:

▬

High quality and robust paving, a co- ordinated suite

of street furniture (at roughly 400m intervals) and

adequate lighting.

▬

Additional street tree planting and low level

landscaping.

▬

Kerb out stands to allow for additional street tree

and low level planting opportunities.

▬

Traffic calming measures in order to improve

pedestrian safety.

▬

Additional crossing opportunities within the

streetscape as a way to calm traffic.

▬

Public art work at key locations. Investigate the

potential to include interactive and temporary art

also.

▬

Water sensitive urban design ( WSUD) to control and

treat storm water runoff.

f

Consider upgrades along Kororoit Creek including:

▬

A physical connection / path close to the edge of

Kororoit Creek and may include a lookout / platform

that enables closer engagement with this features.

▬

Sensitivity to the natural setting of the creek.

▬

Celebrating the history of the site, including

archaeological references and its past use as a

swimming hole.

▬

Way finding techniques including signage, public art

and landscape treatments to enhance connections

between Albion, Selwyn Park and Kororoit Creek.

▬

Investigating opportunities to implement WSUD

techniques to improve the quality and health of

Kororoit Creek.

▬

Creating a seating node adjacent Selwyn Park and

along Kororoit Creek, that enables people to engage

with the creek.

▬

Working with adjacent landowners to improve

Kororoit Creek interface.

▬

Supporting ‘Friends of Kororoit Creek’ and their

efforts to enhance this waterway.

f

Consider open space upgrades to pocket parks within the

War Service Homes Estate including:

▬

A high quality and attractive space for children and

may include formal and informal play opportunities,

areas of lawn and soft landscape treatments.

▬

Prompt removal of rubbish or graffiti in pocket parks,

to ensure spaces are well presented and inviting.

Ideas / Potential Actions:

Provide opportunities for people to engage with the creek.

(Impression only)

Upgrade pocket parks in War Service Homes Estate

and encourage landowners to improve interface.

(Impression only)

Improve Kororoit Creek access.

Opportunities for WSUD within the streetscape. (Impression

only)

Provide public art to enhance the character and identity of

the streetscape. (Impression only)

This could be achieved by:

■

Emphasising key pedestrian streets within Albion through

cohesive public realm treatments.

■

Providing attractive, accessible and comfortable streets for

pedestrians to encourage walking and a healthy lifestyle.

■

Enhancing connections to Kororoit Creek in a manner that

respect the natural qualities of this setting.

■

Enhancing Selwyn Park as a significant community and open

space area within Albion.

■

Providing safe and attractive connections between Albion

and Sunshine Energy Park to ensure Albion residents benefit

from their proximity to this key recreational node.

■

Encouraging built form within the War Service Homes Estate

to engage with the adjacent pocket parks.

■

Improving the visual amenity and functionality of corner parks

and the roundabouts within Albion through the provision

of high quality public realm treatments that respond to the

character and local context of Albion.

■

Providing public realm treatments at the truncation of King

Edward Avenue to enhance the amenity of the pedestrian

connection across Anderson Road.

■

Improving the permeability and accessibility of Barclay

Reserve.

Key Directions:

■

■

■

■