Page 1 of 78

Brimbank Activity

Centre Strategy

2018

Attachment 2

Page

2

of

78

Brimbank Activity Centre Strategy 2018

Document to be graphically designed

Brimbank City Council is proud to acknowledge the Traditional Custodians of

the lands throughout the Municipality, and pay our respect to Elders past,

present and future.

Page

3

of

78

Brimbank Activity Centre Strategy 2018

Contents

1 INTRODUCTION

5

1.1 What is an Activity Centre?

5

1.2 Stakeholder responsibilities

5

1.3 Brimbank’s Activity Centres

6

1.4 Methodology

6

2 ACTIVITY CENTRE PRINCIPLES AND GUIDELINES

7

2.1 Activity Centre Strategy Objectives

9

3 POLICY CONTEXT

10

3.1 State Government Policy

10

3.2 Brimbank Planning Scheme

11

4 THE BRIMBANK CONTEXT

12

4.1 Location

12

4.2 Our People

12

4.3 Our Economy

12

4.3.1 Top Industry Sectors in Activity Centres

13

5. STRATEGIC CONTEXT

15

5.1 Housing and Activity Centres

15

5.2 Sunshine National Employment and Innovation Cluster (Sunshine NEIC)

16

5.3 Sunshine Health, Wellbeing and Education Precinct (SHWEP)

17

5.4 20-Minute Neighbourhoods

17

5.5 New activity centres

20

5.6 Business Development

20

5.7 Place Management

20

5.8 Business Support Program

21

5.8.1 Business Association Support Policy

21

5.8.2 Special Rate and Charge Scheme Policy – Marketing Promotion and Business Development in

Town Centres

22

5.9 Brimbank Walking and Cycling Strategy

22

5.10 Brimbank Community Safety Strategy 2015–2019

23

6 BRIMBANK ACTIVITY CENTRES

24

Page

4

of

78

Brimbank Activity Centre Strategy 2018

6.1 Activity Centres Hierarchy

24

6.1.1 Metropolitan Activity Centre – Role and Function

25

6.1.2. Major Activity Centre – Role and Function

25

6.1.3. Neighbourhood Activity Centre – Role and Function

25

6.1.4. Local Activity Centre – Role and Function

25

7 PLACE REPORTS

27

7.1 Assessment Area 1

27

7.1.1 Recommended Actions

31

7.1.1.1 Sydenham Major Activity Centre

31

7.1.1.2 Keilor Downs Neighbourhood Activity Centre

34

7.1.1.3 Delahey Neighbourhood Activity Centre

36

7.1.1.4 Taylors Lakes Neighbourhood Activity Centre

38

7.2 Assessment Area 2

40

7.2.1 Recommended Actions

43

7.2.1.1 Deer Park Village Major Activity Centre

43

7.2.1.2 Brimbank Central Major Activity Centre

45

7.2.1.3 Cairnlea Activity Centre Neighbourhood Activity Centre

47

7.2.1.4 Derrimut Neighbourhood Activity Centre

49

7.3 Assessment Area 3

51

7.3.1 Recommended Actions

56

7.3.1.1 Sunshine Metropolitan Activity Centre

56

7.4 Assessment Area 4

59

7.4.1 Recommended Actions

63

7.4.1.1 St Albans Major Activity Centre

63

7.4.1.2 Keilor Village Neighbourhood Activity Centre

66

8 LOCAL ACTIVITY CENTRES

68

8.1 LAC Work Program

68

9 WORK PLAN

69

APPENDIX 1

71

1.1 Planning Policy Framework

72

1.1.1 Brimbank Municipal Strategic Statement (MSS)/ Brimbank Municipal Planning Framework (MPF)

72

1.1.2 Land Use Zones

73

1.2 Inventory - Brimbank Activity Centres

74

Page

5

of

78

Brimbank Activity Centre Strategy 2018

1

Introduction

The Brimbank Activity Centre Strategy (the Strategy) provides for all activity centres

across the municipality; it acknowledges the major role they play in providing jobs, local

amenities, services, places for recreation and meeting spaces for the community.

The Strategy provides a program of activities for larger centres which generally includes

actions for strategic, economic development, business engagement and capital works.

The Strategy also includes section on local activity centres and a program of urban

design and economic development initiatives.

Since adoption of the previous Brimbank Activity Centre Strategy in 2008, there have

been a range of changes that necessitated its update including:

•

State government planning changes that allow retail in industrial areas, and

promote increased densities in and around activity centres

•

Plan Melbourne, which places less emphasis on the retail role of activity centres

and more on the opportunities for transit oriented development and employment

growth, including encouraging diversity of activities (not just shops) and the

implementation of the 20 minute city concept

•

Ongoing delivery of Council’s strategic work program including structure planning,

place management, targeted economic development initiatives.

•

Ongoing delivery of Council’s rolling program of capital works improvement

including pedestrian and bicycle paths, tree planting and installation of street

furniture

1.1 What is an Activity Centre?

The term 'activity centre' was introduced into urban planning through the Melbourne

2030 Strategy; however activity centres have historically been a part of Melbourne’s

pattern of development. They provide locations for housing, retail, commercial and civic

services and are a focus for community services, employment and social interaction. In

recent times some activity centres have become a focus for higher-density development.

They often have significant public transport infrastructure and have benefited from other

public and private investment. Activity centres are allocated into the following categories

in line with the Plan Melbourne activity centre hierarchy, the size of the activity centre

and its role and function:

•

Metropolitan Activity Centre

•

Major Activity Centres

•

Neighbourhood Activity Centres

•

Local Activity Centres.

1.2 Stakeholder responsibilities

The Victorian Government has a role in providing a policy framework and overarching

strategies including Plan Melbourne and the State Planning Policy Framework. The

government also invests in major projects which can benefit the performance of activity

centres and community life including improvements to public transport including level

Page

6

of

78

Brimbank Activity Centre Strategy 2018

crossing removals, the development of stations and public transport interchanges, the

location of government services in activity centres, and funding capital works including

streetscapes upgrades.

The role of local government and its impact on activity centres is significant, as so many

of the services councils deliver impact activity centres. Councils plan the development of

activity centres in response to the State government policy direction, delivers

infrastructure through including upgrades to the public realm including roads, footpaths,

open and urban spaces, delivers a range of services and facilities often located in activity

centres, cleans and maintains the public realm, regulates the environment either

through planning permits, building permits, health permits, footpath trading, car

parking, and promotes economic growth through investment facilitation and business

development .

There are also a number of state agencies and authorities with interests in activity

centres including Victoria Police, VicRoads, Melbourne Water and State government

departments. Often activity centres will accommodate large users that are importance

stakeholders like education

The private sector including landowners, business operators, shopping centre

management, business associations, not for profits and other services providers are all

critical in contributing to the overall offer and appeal of a centre.

1.3 Brimbank’s Activity Centres

There are 53 activity centres in the municipality with two new centres identified as part

of new development. A table of Brimbank’s activity centres is provided at

Appendix 1

.

The Strategy examines Brimbank’s activity centres, assessing the characteristics of the

four local areas that make up the municipality including population profiles and research

that includes a household survey. Place reports have been prepared for the Metropolitan

Activity Centre, Major Activity Centres and Neighbourhood Activity Centres.

The place reports and approach to the local activity centres provides a framework to

enhance Brimbank’s activity centres.

1.4 Methodology

The preparation of the draft Strategy has been informed by:

•

Primary research of the Brimbank community to distribute a total of 975 surveys to

randomly selected households drawn from across the entire municipality

•

A survey of businesses across all Brimbank activity centres by RMIT students

•

An audit of Brimbank activity centres involving a visit to each centre by a cross

function Council team including City Strategy, City Planning and Urban Design.

•

A review of each of the four designated local areas

•

An assessment of the metropolitan activity centre, major and neighbourhood activity

centres

•

Preparation of a key actions for local activity centres

•

Identification of future policy work.

Page

7

of

78

Brimbank Activity Centre Strategy 2018

2

Activity Centre Principles and

Guidelines

Principles and supporting guidelines have been established to inform Council’s approach

to working with activity centres. Not all guidelines will be relevant to all Activity Centres

however they form general direction for assessing and planning future improvements.

Principle 1 All residents within Brimbank should be able to conveniently access a range of

Activity Centres

•

Residential areas should generally have one local activity centre for every 2.5km²

(square mile).

•

Households should be within 1km walkable catchment of a local or higher order

activity centre.

•

Activity Centres should capitalise on arterial and connector roads and be located on

key roads with access to the Principal Public Transport Network (PPTN).

•

Activity Centres should be highly integrated with railway stations where possible.

•

Residents should have a full range of local community and other facilities including

supermarket, shops, medical and recreational services.

Principle 2 Activity Centres should be attractive, safe and a focus for the surrounding

neighbourhood and community life.

•

Identify and market key features of particular activity centres to emphasise unique

places.

•

Where possible, incorporate natural or cultural landscape features such as open space

corridors, waterways and areas of high aesthetic value.

•

New development should respect existing views and vistas to and from the activity

centres and arrival points.

•

Urban art should be incorporated into the design of the public realm.

•

Street furniture should be located in areas that are highly visible and close to or

adjoining pedestrian connections, and designed to add visual interest to the Activity

Centre.

•

Public toilets should be provided in locations where there is significant pedestrian

traffic, and locations that are safe and accessible.

•

Streets, public spaces and car parks should be well lit to Australian Standards with

pedestrian friendly lighting.

•

Activity centres should provide dining and night time entertainment opportunities

where appropriate.

•

Create a sense of place with high quality, engaging urban design.

•

Create spaces that are flexible and adaptable, that can be used for multiple purposes

including exhibitions and temporary markets.

•

Prepare waste management strategies for problem areas, particularly activity centres

with laneways.

Principle 3 Encourage a business friendly environment that supports local employment and

service opportunities

• •

Create opportunities for Council to engage with owners and occupiers within Activity

Centres.

•

Encourage marketing of individual centres to improve the image of each centre.

•

Encourage local specialisation and place identity.

•

Encourage clustering of similar or synergetic uses that promote stronger trading

patterns.

•

Encourage a range of options and locations for office based businesses including

above ground where appropriate.

•

Encourage location of homebased services and facilities into Activity Centres.

•

Encourage distribution of anchor tenants and attractions to maximise pedestrian

movements within the public realm and create passing trade for smaller tenancies.

Page

8

of

78

Brimbank Activity Centre Strategy 2018

Principle 4 Encourage sustainability through mixed use centres with commercial, retail,

services and housing, and environmentally sustainable design

•

A range of medium and high density housing and other forms of residential uses are

encouraged within and around Activity Centres.

•

Encourage activity centres to integrate with surrounding communities.

•

Economically viable centres should have a range of goods and services depending on

their size catering for weekly and or convenience needs. This can include a

supermarket and supporting competitive local shopping, business, medical, leisure,

recreation and community uses.

•

Retail and office uses should be encouraged at ground level with office, commercial

and residential uses above ground level.

•

Childcare, medical centres and specialised accommodation should be located within or

at the edge of activity centres.

•

Minimise potential land use conflicts between residential and commercial uses by

focusing retail operations towards main streets and directing residential development

to the edge of the centre or upper levels.

•

Encourage the incorporation of water sensitive design in private and public realm

works

•

Require appropriate environmental sustainable design into new built form

Principle 5 Activity Centres should be accessible, integrated, street based centres that are

connected by multiple modes of transport

•

Activity Centres should be accessible for pedestrians, cyclists, public transport modes,

private vehicles, service and delivery vehicles with priority given to pedestrian

movement.

•

Encourage Principal Public Transport Network connections to all Activity Centres.

•

Car parking supply and its location should contribute to the economic viability of an

Activity Centre.

•

Centres should have penetrable street networks with walkways and linkages to transit

stops and designated crossing points.

•

Bicycle parking should be provided within the street network and public spaces in

highly visible locations and close to pedestrian desire lines and key destinations.

•

Large format retailing should not impede on pedestrian movement around activity

centres.

•

Car parking areas should ensure passive surveillance and public safety.

•

A mix of car parking restrictions should provide for long and short term stays, and

encourage turnover as appropriate.

Principle 6 Encourage investment to improve Activity Centres

•

Identify opportunities for key development sites and encourage development through

development facilitation.

•

Identify underutilised land in and around activity centres and encourage appropriate

development that contributes to the economic, environmental and social functioning

of an Activity Centre.

•

Encourage the appropriate restoration and reuse of heritage buildings

•

Sites in prominent locations (such as at key intersections, surrounding public spaces

and terminating key view lines and vistas) should be identified for significant

buildings or landmark structures.

•

‘Pop-up’ enterprises by local artists/ community displays or similar should be

encouraged in underutilised or vacant shop windows.

•

Mechanisms to support collective and sustainable marketing and development should

be encouraged.

•

Encourage and support local business leadership and engagement.

Page

9

of

78

Brimbank Activity Centre Strategy 2018

2.1 Activity Centre Strategy Objectives

This Strategy has been developed to be:

•

Consistent with State government policy

•

Provide a high level policy setting and strategic direction to guide decision making

about Brimbank activity centres

•

Reinforce Council's focus on activity centres

•

Facilitate investment and development of activity centres

•

Reinforce Council’s place making programs for Sunshine Town Centre (Sunshine

Rising) and St Albans Activity Area (Go St Albans)

•

Reinforce Council’s partnership model recognising the role and contribution of key

stakeholders including businesses, property owners and business associations

•

Identify and reinforce appropriate linkages to the state and local planning policy

framework

•

Acknowledge the role of small centres

•

Establish a prioritised work program to improve liveability and develop activity

centres by increasing connectivity, amenity and investment opportunities.

Page

10

of

78

Brimbank Activity Centre Strategy 2018

3

Policy Context

3.1 State Government Policy

Over the past ten years there have been significant changes to the policy and planning

setting which has generally seen the deregulation of planning provisions to encourage

growth and development and promote planning as an economic enabler.

Ten years ago Melbourne 2030 was the Victorian governments planning strategy. This

strategy was revised to Melbourne @ 5 million, then replaced by Plan Melbourne, which

was then refreshed in 2017 and is the Victorian government’s current metropolitan

strategy.

Plan Melbourne provides the strategic direction for Melbourne’s growth and development,

and Council’s strategic work is required to be in line with it.

Within a Brimbank context, Plan Melbourne identifies the Sunshine National Employment

and Innovation Cluster (including the Sunshine Health and Education Precinct), the

Sunshine Metropolitan Activity Centre, the Sydenham Major Activity Centre, the St

Albans Activity Centre, and southern part of the municipality as part of a state significant

Western Industrial Precinct as that will be the focus of future growth within the

municipality.

The Victorian government identified the following actions in the Plan Melbourne

Implementation Plan that it will undertake which will have an impact on Brimbank’s

activity centre:

•

Development of land use and infrastructure plans for the national employment

and innovation clusters (NEIC)

•

Development business investment strategies

•

Activity centres performance review

•

Improved place making for public places

•

Embedding the 20 minute neighbourhood within the planning scheme.

In 2013 the Victorian government reformed the planning zones resulting in them

becoming less prescriptive and restrictive including changes to commercial, industrial,

and residential zones. An important change from the previous Brimbank Activity Centre

Strategy 2008 was the removal of retail floor space provisions. These changes were part

of an approach for planning to become an economic enabler and impacts the way activity

centre planning is undertaken. In previous years, activity centre strategies would often

seek to reinforce or establish hierarchies through the use of floor space caps or control

Industrial

Zone

Reforms

New

Residential

Zones

Plan

Melbourne

Refresh

New

Commercial

Zones

Removal of

Retail Floor

Space

Provisions

Page

11

of

78

Brimbank Activity Centre Strategy 2018

retail through zoning. Under the current system these ‘controlling tools’ have been

removed. Activity centres are now designated by the area which is ‘zoned area’ or

structure plan/urban design framework area, rather than floor space caps. This approach

means that if the use does not require a planning permit then development is

encouraged through the lack of controls.

On the basis of these changes the Strategy is now focussed on the ‘role and function’ of

the various centres to encourage investment, development and improve overall amenity.

3.2 Brimbank Planning Scheme

The Brimbank Planning Scheme includes a range of activity centre provisions with the

Planning Policy Framework (PPF) and Local Planning Policy Framework (LPPF) which

includes the Municipal Strategy Statement. Planning Scheme Amendment VC148

introduces the Municipal Planning Framework (MPF) that will replace the MSS. The

existing policy contained within the MSS will be translated in the new MPF format as part

of future work undertaken by council.

An assessment of Council’s delivery of strategic work against the strategies in the PPF

and LPPF is included at

Appendix 1.1

.

Page

12

of

78

Brimbank Activity Centre Strategy 2018

4

The Brimbank Context

4.1 Location

The City of Brimbank is located in the western and north-western suburbs of Melbourne

between 11 and 23 kilometres west and north-west of the Melbourne GPO.

4.2 Our People

The City of Brimbank has an estimated resident population of 205,741 and is the second

largest municipality in the west and the second most populous in Greater Melbourne. The

indigenous peoples of the Kulin Nation are recognised as the traditional custodians of the

land. Early colonization between the 1830s and 1840s brought thousands of European

settlers to the area and these numbers expanded with further European immigration

following World War II. These factors have led to the development of a strong and proud

migrant community with cultural diversity deeply engrained into Brimbank history.

Key facts include:

•

Population increase by 10.9% from 2018 to 2041.

•

Couples with children make 40.3% % of households

•

Unemployment rate of 11.66% in the 2017 September quarter

•

Median weekly household income of $1,261

4.3 Our Economy

Brimbank continues to experience strong growth and investment. The five year trend

indicates that the economy has been steadily growing in terms of jobs and industry

output over this period.

Key facts:

•

$7.97 Billion Gross Regional Product, some in and some out of activity centres.

•

Gross Regional Product has increased by $608 million, or 8% since 2011

•

77,000+ local jobs

•

Jobs have increased by 8,297, or 8% since 2011

•

12,811 local businesses are operating in Brimbank.

The top three employers, by sector in Brimbank are:

1. Manufacturing

2. Construction

3. Health Care and Social Assistance.

Construction and Health Care and Social Assistance sector jobs can be found in activity

centres, while the manufacturing jobs are more likely to be located in industrial areas.

Notwithstanding this, the Manufacturing jobs may provide a supporting role to activity

centres in terms of service and retail to workers or as suppliers to businesses.

Page

13

of

78

Brimbank Activity Centre Strategy 2018

The top four output industries in Brimbank by sector are:

1. Manufacturing

2. Transport Postal and Warehousing

3. Wholesale Trade

4. Construction.

The top four industry sectors most likely to be operating in activity centres are:

1. Retail

2. Professional Services

3. Health Care and Social Assistance.

The information below provides insight to the employment and monetary contribution

generated by these sectors and information pertaining to workers place of residence,

age and qualifications.

Retail

Key facts:

•

Employs 7,876 people - 10.2% of Brimbank’s total workforce

•

Fourth highest employer of all industry sectors in Brimbank

•

Brimbank’s retail sector contributes $699.4 million to the state (total output)

•

42.2% of workers live locally, 57.8% of workers live outside Brimbank

•

50.4% of workforce are under 34 years

•

54.6% of the workforce have no qualifications

Professional Services

Key facts:

•

Employs 1,999 workers, experiencing 21% growth over the past 5 years

(2010/11 – 2015/16)

•

Contributes $394.3 million to the state (total output)

•

40.7% of workers live locally, 59.3% of workers live outside Brimbank

•

53.7% of workforce in this sector is aged is 25 to 54

•

43.1% of workers have Bachelor or higher degree

Health Care and Social Assistance

Key facts:

•

Employees 8,083 workers, experiencing 17.8% growth over the past 5 years

(2010/11 – 2015/16)

•

Third highest employer of all industry sectors in Brimbank

•

Contributes $754.4 million to the state (total output)

Page

14

of

78

Brimbank Activity Centre Strategy 2018

•

31.7% of workers live locally, 68.3% of workers live outside Brimbank

•

74.6% of workforce aged 25 to 54

•

50.1% have Bachelor or higher degree

Education and Training

Key facts:

•

Employees 6,625 workers, experiencing 11.48% growth over the past 5 years

(2010/11 – 2015/16)

•

Seventh highest employer of all industry sectors in Brimbank

•

Contributes $484.1 million to the state (total output)

•

31.9% of workers live locally, 68.1% of workers live outside Brimbank

•

48.8% of workforce aged over 45

•

63.4% have Bachelor or higher degree.

Page

15

of

78

Brimbank Activity Centre Strategy 2018

5.

Strategic Context

5.1 Housing and Activity Centres

Activity centres are often ideal locations to support increased and diverse housing types

due to the range of services and facilities they offer, and access to public transport. The

Brimbank Housing Strategy (2014) identified the following strategic directions in relation

to activity centres:

•

Increase the amount of housing in and around town centres with good access to

services, facilities and transport by promoting higher density living

•

Identify strategic sites within town centres and proactively seek to change

planning scheme provisions (where appropriate) to rezone disused industrial and

other sites, in consultation with landowners

•

Continue to prepare and promote activity centre structure plans that clearly

identify residential development opportunities for a greater diversity of housing in

locations that are suitably serviced by infrastructure and facilities

•

Promote higher density housing in activity centres as a means to provide cost

effective housing

Key recommendations in relation to activity centres that have been implemented

include:

−

Brimbank planning scheme amendment C158 and C166 to implement

residential zones that focus higher density development in areas which are

well serviced and have good public transport access including many activity

centres

−

The application of the residential growth zone in proximity to the Sunshine

Health, Education and Wellbeing Precinct, Sunshine Metropolitan Activity

Centre, Sydenham Major Activity Centre St Albans and Deer Park

neighbourhood activity centres.

The Brimbank Housing Strategy informed the application of the new residential zones

through Brimbank Planning Scheme Amendments C158 (2014) and C166 (2016).

Page

16

of

78

Brimbank Activity Centre Strategy 2018

4

5.2 Sunshine National Employment and Innovation Cluster (Sunshine

NEIC)

Plan Melbourne identified that the Sunshine NEIC has the potential to build a

critical mass of tertiary education, health-related training, healthcare, retail and

professional services, and to facilitate private investment.

The Sunshine NEIC comprises a 20 hectare area around the Sunshine Hospital extending

along the railway corridor from the Sunshine Metropolitan Activity Centre to the south, to

the St Albans Major Activity Centre at the north. The Joan Kirner Women’s and Children’s

Hospital and the Sunshine Private Hospital are new developments in the Cluster.

The Victorian Planning Authority (VPA) has prepared a draft Framework Plan for the

Sunshine NEIC with the intent that it be recognised in the State section of the Planning

Scheme.

Page

17

of

78

Brimbank Activity Centre Strategy 2018

The Sunshine NEIC will play a key role in providing a concentration of employment,

services and housing in Melbourne’s West.

5.3 Sunshine Health, Wellbeing and Education Precinct (SHWEP)

The SHWEP is the fastest growing health related employment area in Melbourne’s West.

It is a key component of the Sunshine National Employment and Innovation Cluster

(Sunshine NEIC). This is identified in Plan Melbourne as one of six areas with a focus on

knowledge based and high-productivity jobs. Anchored by the Sunshine Hospital, the

SHWEP is generally located between the M80 Western Ring Road, Ginifer Railway Station

St Albans, Stony Creek and St Albans Road, St Albans as shown in Figure 3.

Although it has not been declared as an activity centre in Plan Melbourne, it

encompasses similar characteristic of a large activity centre.

State government planning policy encourages the development of more health and

education services in the SHWEP. It also encourages the development of other

compatible uses such as local shops and cafes, short-term accommodation and offices.

In addition to Sunshine Hospital, a wide range of other health facilities and programs are

already in operation or planned for development in the Precinct including the new $200

million Women’s and Children’s Hospital scheduled to be completed in 2018. Nearby

Victoria University’s, St. Albans Campus, College of Health and Biomedicine contribute to

the Precincts vitality with a myriad of new specialized health and wellness program

planned for the future.

5.4 20-Minute Neighbourhoods

Plan Melbourne encompasses the concept of Plan Melbourne, a 20-minute neighbourhood

focused on living locally, and giving the community the ability to meet most of their

everyday needs within a 20-minute walk, cycle or local public transport trip from their

home.

The 20-minute neighbourhood is encompassed in the Strategy’s guiding principles

relating to amenity, connectivity and investment and contribute to a liveable city.

20 minute neighbourhoods require continued work by Council to:

•

Support pedestrian-friendly neighbourhoods

•

Facilitate create a network of cycling links for local trips

•

Advocate for improve local transport choices

•

Encourage the location of schools and other regional facilities near existing public

transport and provide safe walking and cycling routes and drop off zones.

The concept of the 20 minute city is based on the understanding that an able bodied

person can be expected to reasonably walk 1km in 20 minutes. Practically, it is

considered that people are more likely to walk 10 minutes to reach an activity centre,

and that a 20 minute return trip is more reasonable. A 10 minute walking catchment of

800 metres from activity centres is considered standard practice when planning for

activity centres. Council has mapped this walkable catchment around it existing activity

centres to understand connectivity gaps in the activity centre network which is shown at

Figure 6.

Page

18

of

78

Brimbank Activity Centre Strategy 2018

5

An analysis of the walkability catchment indicates that Brimbank generally has a well

connected network of centres. There are some gaps in parts of Taylors Lakes, Keilor

(west of Green Gully Road), Kings Park, parts of Deer Park along the municipal boundary

and small parts of Albanvale and south Sunshine that could be addressed through

greater connectivity to existing centres or the development of a new activity centre.

Although the network of activity centres is reasonable, this catchment analysis has not

taken into consideration the product and service offer and amenity of the centres.

Activity centres need to be accessible have a business friendly environment that

supports local employment and service opportunities for them to be attractive for the

community. The place reports for each of the centres provide more information about

these aspects of the activity centres.

Page

19

of

78

Brimbank Activity Centre Strategy 2018

Figure 6 Walkable catchment area to activity centres

Page

20

of

78

Brimbank Activity Centre Strategy 2018

5.5 New activity centres

River Valley is a green field housing development that extends for 3.6 km along

the Maribyrnong River Valley. Features of the Estate include its natural river

setting, view lines along ridges, and connectivity to walking and cycling networks.

The River Valley Estate has an approved development plan (River Valley Estate

Development Plan, 2002) which includes a future neighbourhood shopping centre

to be constructed over one of the quarry holes located close to the Duke Street,

Sunshine entry in the south of the estate. At this stage the centre is not shown

on the activity centre map.

5.6 Business Development

Council has developed a program to promote industry and business development which

is underpinned by the Brimbank Economic Development Strategy Implementation Plan

2017 – 2021 (the Plan). The Plan provides incorporates a broad-based program across

five key themes including:

Theme 1: Business Development and Innovation

Theme 2: Investment Attraction and Facilitation

Theme 3: Social and Economic Participation

Theme 4: Place Development

Theme 5: Effective Leadership

The relevant objectives for each theme are built into the work program under Economic

Development Support.

5.7 Place Management

Brimbank City Council has adopted a dynamic and multi-faceted approach to place

management in the Sunshine Metropolitan Activity Centre and St Albans Major Activity

Centre. Place Management adopts a ‘whole of Council’ approach that brings together

various functional areas and professionals to achieve outcomes that form part of the

collective vision established for the centre.

The program is based on the centre management model typically adopted by

freestanding shopping centres where the operations, marketing, communications,

business development and capital improvements are delivered in a professional and

coordinated program. This approach makes the most effective use of resources and

ensures that centres are well presented, appropriately positioned, and marketed and

developed.

The program requires a collaborative and integrated approach within Council to policy

development, resource allocation and service delivery as well as ongoing engagement

and the establishment of enduring partnerships with business and service operators,

property owners, community and government agencies.

Key elements of the place management program include:

•

A centre manager who has the capacity to work across the organisation and

responsible for coordinating delivery of the town centre management program with a

Page

21

of

78

Brimbank Activity Centre Strategy 2018

focus on marketing, communications and governance as well as providing a key

contact for the community.

•

A five year business plan and implementation program which establishes priorities

and an annual work program that identifies departments responsible for delivery. The

business plan establishes a range of actions, initiatives and improvements associated

incorporated within the key areas of Marketing; Business development; Physical

environment; Community development; and Program management and

communications.

•

Governance arrangements for the program are based on the recognition that strong,

collaborative partnerships are essential to deliver the program including Partnership

Groups that are independently chaired, comprising high level representation from the

private and public sector, providing strategic direction, advocacy, professional

opinion and a forum for engagement.

Sunshine Rising has been operating since 2010 and the Sunshine Rising Business and

Implementation Plan 2012 – 17 is due to be updated. The program has facilitated a

range of improvements and helped reposition Sunshine and promote its development

potential.

Go St Albans has been operating since 2017 and a business and implementation plan is

currently being prepared. A range of amenity improvements have already been

achieved.

5.8 Business Support Program

The Brimbank Business Association Support Policy 2015 and encourages business

communities to actively participate in the management and improved performance of

their respective town centres.

The objectives of the policy are to:

•

Support the development and enhancement of Brimbank’s Town Centres

•

Encourage effective and coordinated collaboration between Council, business

operators and property owners regarding the development and management of

Brimbank’s Town Centres

•

Support local leadership through the establishment of appropriately constituted,

representative and viable business associations

•

Ensure a consistent and transparent approach to the provision of any financial

and in-kind support to business associations by Council.

Council’s support to business associations includes the provision of governance advice,

administrative support, preparation of business and marketing plans, identification of

funding sources, event planning support, provision and promotion of business training

programs, and research including customer and business surveying, and general

information and support. The level of assistance and support is subject to business

associations demonstrating good governance through a representative membership,

established roles, objectives and responsibilities of the association, financial

accountability and a willingness to collaborate with Council.

Page

22

of

78

Brimbank Activity Centre Strategy 2018

Incorporated Associations exist in the Sunshine Metropolitan Activity Centre, St Albans

Activity Centre and Keilor Village Activity Centre.

The Special Rate and Charge Scheme Policy – Marketing Promotion and Business

Development in Town Centres, 2015 was prepared in response to interest from the St

Albans and Sunshine Business Associations to pursue a special rate scheme for their

respective centres.

The objectives of the policy are to:

•

Identify the conditions under which Council will support the introduction of a

special rate/charge scheme

•

Identify the roles, responsibilities and procedures for the introduction and

implementation of special rate/charge schemes for marketing, promotion and

business development in town centres

•

Ensure transparent and consistent practices are followed to maximise landowner

and business consultation and participation when considering a request to

establish or renew a special rate/charge scheme

•

Ensure compliance with the requirements of the Local Government Act 1989 in

relation to Council declaring, levying and operating a special rate/charge.

Council has also implemented a Marketing and Business Development Special Rate

Scheme in the Sunshine Metropolitan Activity Centre and St Albans Major Activity

Centre.

The Sunshine Business Association and St Albans Business Association Group have been

appointed to administer the proceeds of the Special Rate in accordance with terms and

conditions outlined in a Funding Agreement, and under the Council’s direction and

control.

The proceeds of the Special Rate have enabled the delivery of a significant program of

business-led marketing and business development activities and initiatives. Both

programs will conclude in 2018.

5.9 Brimbank Walking and Cycling Strategy

Brimbank City Council adopted the Cycling and Walking Strategy in 2008 with the aim of

making cycling and walking more attractive throughout the municipality. The Strategy

laid out a framework for a well-integrated strategic infrastructure network that has

guided Council thus far in transforming the cycling and walking environment in

Brimbank.

The Strategic Cycling Corridors which are corridors developed to improve cycling to and

around major activity centres in Metropolitan Melbourne are identified in the Brimbank

Cycling and Walking Strategy.

It also provides the policy basis for the prioritisation of cycling and walking schemes

intended to focus on creating and completing connections to shops, schools, activity

centres, employment nodes, public transport nodes, parks, recreational trails and

Page

23

of

78

Brimbank Activity Centre Strategy 2018

commuter routes. Shared pedestrian and cycling routes will be provided for activity

centres within the ongoing capital works budget.

5.10 Brimbank Community Safety Strategy 2015–2019

The Community Safety Strategy 2015-2019 demonstrates Brimbank City Council’s

ongoing commitment to community safety. This four year strategy is part of a longer

term vision for Brimbank as a safe, healthy and connected community. The Strategy

links with many other Council plans and initiatives including the Council Plan 2013-2017

and Community Plan 2009-2030 (updated 2013) which both prioritises ‘Creating Safe,

Healthy Communities’ as a strategic direction.

The Strategy identifies four Priority Areas for Action to focus community safety action

and work towards this vision. These are reflective of the safety outcomes that are

important to the Brimbank community and where Council can play a lead role. An

identified priority is community and place which seeks to increase positive perceptions of

safety in public places, especially during the night and within activity centres and

transport precincts, through community connection and pride, place activation and

quality urban environments. The Activity Centre Strategy is identified as a

complimentary strategy with a focus on improving perceptions of safety in activity

centres

Page

24

of

78

Brimbank Activity Centre Strategy 2018

6

Brimbank Activity Centres

6.1 Activity Centres Hierarchy

Brimbank's activity centres range significantly in size, role and complexity from the

sizeable Sunshine Metropolitan Activity Centre comprising 500 plus business and service

operators to small local centres like Furlong Road Village comprising 12 businesses.

The Brimbank activity centre hierarchy is shown at Figure 2 showing the location,

distribution and designation of activity centres across Brimbank.

The distribution of local centres varies across the municipality according to the density of

housing, the age of housing stock and the development era.

Smaller lot sizes and the grid street pattern of older parts of Brimbank such as Sunshine

and St Albans which support a denser network of local centres.

Suburban development during the latter part of last century favoured consolidation of

town centres and commercial activity into large, privately owned shopping centres where

Council has limited influence. Larger lot sizes and irregular street patterns reduced the

viable catchments of small strip shopping centres, and the dispersed nature of larger

centres has increased reliance on the car for access everyday goods and services. This is

evidenced in newer suburbs such as Sydenham and Derrimut.

Activity centres play an economic, social environmental role in supporting the

community. Importantly they represent a mix of activity, and are much more than just

‘retail’ centres.

Combinations of economic, environmental and social elements are required to be

functioning well for an activity centre to be successful including the following:

•

Employment

•

Investment and development

•

Provision of goods, services and facilities

•

Efficient use of existing infrastructure and built form

•

Public transport access

•

Accessible residential areas

•

Community services and facilities

•

History, heritage and character

•

Social interaction

•

Access to public transport

The activity centre hierarchy establishes the expected role and function of a centre and

the goods and services expected to be provided to the community from the centre. The

hierarchy assists in determining the appropriate council investment and the extent of

business support provided to the centre.

Page

25

of

78

Brimbank Activity Centre Strategy 2018

An activity centre hierarchy assists to determine the role and function of each centre.

The four categories include:

•

Metropolitan Activity Centre (1 centre)

•

Major Activity Centre (4 centres)

•

Neighbourhood Centre (4 centres)

•

Local Centre (44 centres)

Plan Melbourne identifies Sunshine as a MAC. Centres of this scale will provide a diverse

range of jobs, activities and housing for regional catchments that are well served by

public transport. These centres will play a major service delivery role, including

government, health, justice and education services, as well as retail and commercial

opportunities.

Plan Melbourne also defines four major activity centres in Brimbank; St. Albans,

Sydenham (Watergardens), Brimbank Central and Deer Park. Centres of this scale

provide access to a wide range of goods and services. They have different attributes and

provide different functions, with some serving larger subregional catchments.

Plan Melbourne considers all other activity centres to be neighbourhood activity centres

however a further distinction is made between neighbourhood and local centre.

Neighbourhood centres provide access to local goods, services and employment

opportunities and serve the needs of the surrounding community.

The Brimbank Activity Centre Strategy 2008 categorised neighbourhood activity centres

across Brimbank, and these have been reviewed and remain appropriate in 2018

These centres are small collections of retail and service business typically based around

a convenience store that provides essential goods and services to the local community or

passing traffic. Due to the small of size these centres, they are unlikely to achieve a

number of the Activity Centre Principles.

Page

26

of

78

Brimbank Activity Centre Strategy 2018

2

7

The Area encompasses the northern section of Brimbank and is made up predominantly

residential land with vacant industrial land located near Calder Park. It is bound by

Taylor’s and Green Gully Roads and the Brimbank Green Wedge Area along the northern

section of the Calder Freeway.

The Sunbury rail line dissects the area and contains two major north-west roads of Kings

Road, Sunshine Avenue, Melton Highway and the Calder Freeway as important east -

west roads. The Sydenham railway station in the centre of the Watergardens Major

Activity Centre creates a major transport hub, with bulky goods retail and residential

areas. Taylors Lakes, Keilor Downs, Delahey and Overton Lea Boulevard activity centres

provide additional local amenity to the residential areas.

In 2018 the total resident population is 50,524 people. Over the next 23 years it is

forecast that the population will increase by approximately 4,596.

Residential areas south of Melton Highway corridor are generally well serviced by

Overton Lea Boulevard, Taylors Lakes, Delahey and Keilor Downs Neighbourhood and

activity centres, particularly in the central and eastern areas. However pedestrian access

is poor; cul-de-sac subdivision patterns coupled with significant barriers to movement

such as the Taylors Lakes Linear Park and Melton Highway inhibit walkable access.

There are very few activity centres in this area, particularly north of Melton Highway and

east pf the rail corridor which results in reliance on the car for access to everyday

shopping and services.

The local activity centres in this area are privately owned therefore Council is limited in

the influence it can have on them.

Keilor Downs, to the south, is the only centre not directly serviced by the principle public

transport network, although a local bus connects to the nearby Keilor Plains station.

Residential areas to the north of Melton Highway are reliant on Sydenham Major Activity

Centre to meet their retail needs; pedestrian connectivity to this centre is poor.

There are no centres servicing the residential areas east of the rail corridor.

There are a number of educational facilities within the Area, including Sydenham Hillside

Primary School, Catholic Regional College Sydenham. Taylors Hill Primary School,

Emmaus Catholic Primary School, Monmia Primary School, Keilor Primary School, Keilor

Views Primary School, Mackellar Primary School, Parkwood Green Primary, Copperfield

College, School, Taylors Lakes Secondary College, Taylors Lakes Primary School, Keilor

Page

30

of

78

Brimbank Activity Centre Strategy 2018

Downs College, St Mary Mackillop Primary School and Overnewton Anglican Community

College.

Households in the Area were substantially more likely than average to visit

Watergardens Sydenham (64.8%), Taylors Lakes Shopping Centre (43.2%), and the

Keilor Downs Shopping Centre (25%) for daily shopping needs

Households were more likely to visit Watergardens Sydenham (64.8%), Taylors Lakes

Shopping Centre (47.7%), and Keilor Downs Shopping Centre (38.6%) for grocery

shopping needs

Taylors Area households were most likely to visit Watergardens Sydenham (64.8%),

Highpoint Shopping Centre (54.5%), Essendon DFO (38.6%), Keilor Downs Shopping

Centre (22.7%), Melbourne CBD (20.5%) and Australian Websites (19.3%) for clothing

and comparison goods shopping

Respondent households from this area were most likely to visit Watergardens Sydenham

(56.8%), Highpoint Shopping Centre (33.0%), Essendon DFO (17.0%), and Melton

Highway Sydenham (11.4%) for larger household goods shopping

Households were most likely to visit Watergardens Sydenham (50.0%), Melbourne CBD

(30.7%), and Highpoint Shopping Centre (18.2%) for dining out and entertainment.

Page

31

of

78

Brimbank Activity Centre Strategy 2018

7.1.1 Recommended Actions

7.1.1.1 Sydenham Major Activity Centre

Page

32

of

78

Brimbank Activity Centre Strategy 2018

Key Issues and Opportunities

•

The Sydenham Structure Plan (Revised 2015) was developed to guide land use, built

form, access and circulation and open space, and supported an amendment to the

Brimbank Planning Scheme to introduce the Comprehensive Development Zone

across the activity centre.

•

Substantive mixed use development potential on surrounding land parcels (80,000

m2 vacant land) which form part of Watergardens and improvement of the interface

with Melton Highway.

•

Future development will provide for a broader mix of activities including commercial,

community, and higher density residential development.

•

Ensuring a balance between an internal and external focus with high quality public

spaces and pedestrian connections that integrate with surrounding activities and

residential development.

•

Arterial roads and rail corridor are major physical barriers for pedestrians and

cyclists.

•

The strategic redevelopment area located north of the homemaker centre is less

appropriate for higher density residential uses than some of the vacant land closer to

Watergardens Station.

•

Watergardens represents a major opportunity to create a higher order Activity Centre

within Brimbank due to its transport hub, existing retail, large areas of vacant land

and population growth. A Structure Plan for Watergardens should be prepared that

incorporates:

o

Pedestrian and cycle connections showing strong connections to Transport

Hub, integration with surrounding neighbourhoods and connections over key

physical barriers

o

opportunities generated by the level crossing removal

o

high density residential yield analysis/targets for key sites in close proximity

to the station and amenity

o

social infrastructure provision based on potential residential yields

o

opportunity to redistribute car parking near the station to create residential

redevelopment opportunities

Page

33

of

78

Brimbank Activity Centre Strategy 2018

Key Works Program

1 Review the Sydenham Activity Centre Structure Plan to reflect recent planning zone reforms and

infrastructure other investment including a review of the area boundary.

2 Explore opportunities with Watergardens Centre Management to encourage business

development and activation

3 Provide high level development facilitation to ensure that future development delivers quality

public spaces, permeable and integrated connections, a mix of uses including community services

and amenities, and activation of shopping centre interfaces

4 Advocate to the State Government to elevate the status of Sydenham Major Activity Centre

Page

34

of

78

Brimbank Activity Centre Strategy 2018

7.1.1.2 Keilor Downs Neighbourhood Activity Centre

Page

35

of

78

Brimbank Activity Centre Strategy 2018

Key Issues and Opportunities

•

The centre is surrounded by areas of vacant and under developed land providing

mixed use development opportunities.

•

Thornhill Drive to the west provides a significant opportunity to integrate the

activity centre with the local community through a ‘main street’ type outcome.

•

A busy centre with a sense of community.

•

Development Plan doesn’t recognise wider growth potential including land to the

west and north and including the St Albans Leisure Centre and community

activities.

•

A number of large blank wall interfaces with the surrounding area.

•

Road network doesn’t connect well with surrounding activities and there is

potential for fragmented development.

•

Potential to improved interface with Taylors Road, create a road network along

the shopping centre, and encourage mixed use development with street frontage

on land adjacent to the shopping centre.

•

Potential for improved pedestrian and cycling connections to surrounding area.

•

St Albans Leisure Centre on Taylors Road is due for renewal.

•

No access to the centre via Principal Public Transport Network.

Key Works Program

1 Prepare an Urban Design Framework Plan that addresses site connections, interfaces, public

spaces, activates frontages, and provides for appropriate mixed use development

2 Liaise with Public Transport Victoria to investigate opportunities for a principle public transport

network connection and / or improved public transport interchange and provision

3 Maximise the community benefit from council investment in the St Albans Leisure Centre re

development by potentially broadening the service offer and examining opportunity for urban

renewal

Page

36

of

78

Brimbank Activity Centre Strategy 2018

7.1.1.3 Delahey Neighbourhood Activity Centre

Page

37

of

78

Brimbank Activity Centre Strategy 2018

Key Issues and Opportunities

•

Modern shopping complex with limited sense of place or community

•

Vacant land (pad sites) within commercial zoned land.

•

Large parcel of land across the road zoned Special Use Zone for the purposes of

essential service utility installations with two smaller owned sites, and the

substantive site which is related to the ABC Tower Site. This area takes up large

portion of the immediate catchment and sits between the activity centre and

Keilor Plains Railway Station. The Principal Public Transport Network runs from

the station along Taylor’s Road. Accommodation and office uses are permitted

within the zone although retail uses are somewhat restricted. Potential for infill

development site with medium density housing and local employment

opportunities.

•

The Housing Strategy identifies the southern portion of the vacant land as a

strategic redevelopment site. A structure plan for this site could outline a mixed

use, higher density residential precinct with strong public transport connections

from both the Principal Public Transport Network bus network and Keilor Plains

Station. A main street focus with connection across Kings Road to Delahey

Activity Centre could improve the sense of community in this area.

Key Works Program

1 Liaise with Public Transport Victoria to investigate opportunities for a principal public transport

network connection and / or improved public transport interchange and provision

2 Encourage the appropriate development of the Broadcast Australia Site and ensure that any

new development associated with the Broadcast Australia site positively integrates with

Delahey Village shopping centre and Kings Road

3 Provide development facilitation support to the land owners of the Broadcast Australia site and

the Delahey Village Activity Centre to encourage appropriate development through their

preparation of planning scheme amendment application to potentially rezone the land and apply

other relevant provisions and overlays.

Page

38

of

78

Brimbank Activity Centre Strategy 2018

7.1.1.4 Taylors Lakes Neighbourhood Activity Centre

Key Issues and Opportunities

•

Disparate commercial activities due to subdivision pattern and individual

ownership.

•

Isolated from residential areas due to major roads and water bodies.

Page

39

of

78

Brimbank Activity Centre Strategy 2018

Key Works Program

1 Liaise with Centre Management and discuss future development and activations, including

improvements to external spaces including provision of public lighting, furniture and other

amenity improvements

2 Encourage improvements to internal pedestrian connections as part of any future development

approval

Page

40

of

78

Brimbank Activity Centre Strategy 2018

7.2 Assessment Area 2

8:

The Area is in the western portion of Brimbank and is primarily characterised by

residential development except for an industrial precinct in the south. It is bounded by

the western municipal boundary, Taylors Road to the north, Sunbury rail line to the

northeast and western freeway to the east and south. The Ballarat rail line runs east

west through the southern portion. St Albans Activity Centre is located on the northeast

boundary of the area together with the Victoria University Campus St Albans. Station

Page

42

of

78

Brimbank Activity Centre Strategy 2018

Road, St Albans runs north-south through the area and provides access to Brimbank

Central Activity Centre and Deer Park Major Activity Centre which are located centrally.

The southern portion of this area includes Derrimut Neighbourhood Activity Centre which

is located on Mt Derrimut Road. The other neighbourhood centres at Cairnlea provide for

the eastern part of the area. Delahey Neighbourhood Activity Centre is located on the

northern boundary of the Area.

In 2018 the total resident population is 52,326 people. Over the next 23 years it is

forecast that the population will increase by approximately 531.

The central, southern and eastern portions of the area are very well serviced by activity

centres. The Kings Park residential area is not well serviced, although Delahey

Neighbourhood Activity Centre sits just north of Taylors Road.

The principle public transport network runs north south along Mt Derrimut Road - Station

Road providing access to a corridor of activity centres.

East-west principle public transport network connections along Tilburn Road and Ballarat

Road connect to Sunshine MAC and Main Road West to connect with St. Albans Activity

Centre.

Cairnlea Neighbourhood Centre is the only centre not connected to the principle public

transport network. An additional connection along Furlong Road would provide for a

convenient connection to the SHWEP and Ginifer railway station St Albans.

External to the Council boundaries is Caroline Springs Activity Centre which is accessible

via the principle public transport network along Ballarat Road and this centre most likely

provides some competition to both Brimbank Central and Deer Park centres.

The industrial site (former TIC site) south of Keilor Plains railway station is identified as a

strategic redevelopment site in the Housing Strategy. It has been rezoned to the General

Residential Zone and the owner is in a process of seeking development approval.

There are a number of educational facilities in the Area, including Albanvale Community

Kindergarten, Kororoit Creek Primary School, St. Peter Chanel Primary School, Kings

Park Primary School, Movelle Primary School, Deer Park North Primary School,

Stevensville Primary School and Victoria University St Albans Campus.

Households in the Area were more likely to visit Brimbank Central (61.1%), Deer Park

(33.3%) and Cairnlea Town Centre (31.1%) for their daily shopping needs

Households in the Area are more likely than average to visit Brimbank Central (72.2%),

Cairnlea Town Centre (33.3%), and Deer Park (26.7%) for grocery shopping and have a

similar pattern for daily shopping needs

Area 2 households visit Highpoint Shopping Centre (72.2%), Watergardens Sydenham

(44.4%), Essendon DFO (38.9%), Brimbank Central (25.6%), and Sunshine Town

Centre (16.7%) for clothing and goods shopping

Households from this area were most likely to visit Highpoint Shopping Centre (53.3%),

Watergardens Sydenham (15.6%), and Essendon DFO (11.1%) for larger household

goods shopping. Respondent households from this area were most likely to visit

Melbourne CBD (41.1%), Highpoint Shopping Centre (30.0%), and Watergardens

Sydenham (28.9%) for dining out and entertainment.

Page

43

of

78

Brimbank Activity Centre Strategy 2018

7.2.1 Recommended Actions

7.2.1.1 Deer Park Village Major Activity Centre

Page

44

of

78

Brimbank Activity Centre Strategy 2018

Key Issues and Opportunities

•

Ballarat Road is a physical barrier isolating the residential community to the

north.

•

Significant potential for development activity around the centre including Orica,

surplus education land, and the Cairnlea mixed use site, and north side of Ballarat

Road.

•

Fragmented commercial activities in and around the private car park with poor

interface.

•

Current centre is impacted by other nearby activity centres including Brimbank

Central and Cairnlea.

•

Surrounding residential areas recently rezoned to Residential Growth Zone

providing opportunity for greater density.

•

Poor connection with Deer Park station, which is isolated, unattractive and has no

activation.

•

Potential for electrification of railway and new station (currently disconnected

from centre).

•

The streetscape has recently improved and a management committee established

to oversee upgrade and use of the historic Deer Park Primary School building,

including installation of the Hume and Hovell monument.

•

A structure plan that addresses the role and function of Deer Park Activity Centre

(north of the station) as well as Derrimut Activity Centre (south of the station)

and the uses in the industrial precinct would be beneficial to ensuring that the

needs of the surrounding community are met through a variety of locations.

Key Works Program

1 Prepare a Structure Plan with regard to the Derrimut Neighbourhood Activity Centre, Deer

Park Railway Station and surrounding industrial and residential uses, including a review of

the boundary of the activity centre

2 Encourage and facilitate the redevelopment of the private car park to the south of the

Ballarat Road businesses

3 Encourage the formation of a business association to drive local leadership

Page

45

of

78

Brimbank Activity Centre Strategy 2018

7.2.1.2 Brimbank Central Major Activity Centre

Page

46

of

78

Brimbank Activity Centre Strategy 2018

Key Issues and Opportunities

•

Potential for improved pedestrian and cycling connections to surrounding area.

•

Existing shopping centre recently refurbished internally.

•

Potential to improve connection with Deer Park Library, or integrate it within the

development.

Key Works Program

1 Encourage the shopping centre owners to implement a program to enhance the external

interface of the shopping centre and strengthen links with the Deer Park library

2 Liaise with the shopping centre owners to improve public lighting and community gathering

places around (external) the shopping centre

3 Examine opportunities to integrate the Deer Park Library with the shopping centre, or

redevelop the Library within the shopping centre.

4 Advocate for amenity improvements of the bus stop to include enhanced pedestrian priority

through car park and real-time travel information

5 Liaise with centre management / property owners in relation to their consideration of future

development and business development opportunities including the potential for expansion

6 Examine opportunities to improve pedestrian and cycling connectivity to the surrounding area

Page

47

of

78

Brimbank Activity Centre Strategy 2018

7.2.1.3 Cairnlea Activity Centre Neighbourhood Activity Centre

Page

48

of

78

Brimbank Activity Centre Strategy 2018

Key Issues and Opportunities

•

Services a higher income area although has limited exposure beyond Cairnlea

which impacts its overall trade.

•

Development opposite the centre will provide higher density development with

opportunity to integrate new commercial activities with shopping centre through

urban design treatments.

•

Potential for further commercial development within Commercial 1 Zone (C1Z).

•

Not located on the Principal Public Transport Network and no strong public

transport hub which could support higher density housing in and around the

centre.

Key Works Program

1 Continue to advocate to Public Transport Victoria to improve public transport connections to the

activity centre

3 Liaise with Centre Management / Property owners to encourage development and business

development including activation

4 Encourage improvements the outdoor forecourt e.g. awnings/increase seating

furniture/increase outdoor trade

Page

49

of

78

Brimbank Activity Centre Strategy 2018

7.2.1.4 Derrimut Neighbourhood Activity Centre

Page

50

of

78

Brimbank Activity Centre Strategy 2018

Key Issues and Opportunities

•

Mount Derrimut Nature Conservation Reserve to the west takes up a significant

amount of the local, walkable catchment and creates a divide within the local

residential community.

•

A range of retailing, food, leisure centre and other local amenities are scattered

through the industrial land to the east. This makes it difficult to have strong

sense of place for the activity centre.

•

Deer Park Railway Station is located only 500m to the north on Mt Derrimut Road

but it is difficult to create a strong connection between the activity centre and the

station.

•

Vacant land adjoining site and will be important to ensure appropriate interface

and connectivity between future development and the centre.

•

A structure plan that addresses the role and function of Deer Park Activity Centre

(north of the station) as well as Derrimut Activity Centre (south of the station)

and the uses in the industrial precinct would be beneficial to ensuring that the

needs of the surrounding community are met through a variety of locations.

Key Works Program

1 Explore way-finding methods to strengthen pedestrian and cycling connections between key

destinations within the area including the Deer Park Railway Station

2 Encourage future development along the Mt Derrimut Road frontage that reflects and

supports the service/business/retail on the eastern side of the road

3 Examine potential for the activity centre to ‘join up’ with activities on eastern side of Mount

Derrimut Road and formalise as a larger activity centre through development of a framework

plan

4 Encourage shopping centre owners to develop a framework plan to show the future

development opportunities for vacant land to the south of the existing shopping centre

Page

51

of

78

Brimbank Activity Centre Strategy 2018

7.3 Assessment Area 3

Figure

Assessment Area 3 Key Features Map

Page

52

of

78

Brimbank Activity Centre Strategy 2018

Listed Activity Centres in this Area

Suburb Centre Name and Offer

Status

Public /

Private

Albion

Perth Avenue

Local Activity Centre Public

Ardeer

Holt Street Shopping Centre

Local Activity Centre Public

Maxweld Street

Local Activity Centre Public

Sunshine

Sunshine Metropolitan Activity Centre

Metropolitan Activity

Centre

Public &

Private

Hampshire Village (within Sunshine MAC)

Local Activity Centre

Public

Monash Street

Local Activity Centre

Public

Sunshine

West

Glengala Village

Local Activity Centre

Public

Ardeer Shopping Centre

Local Activity Centre

Public

Talintyre Road

Local Activity Centre

Private

Page

53

of

78

Brimbank Activity Centre Strategy 2018

Glen Gala Village (Corner David Drive and Fitzgerald

Road)

Local Activity Centre

Public

Ardeer Shopping Centre (287-289 Glengala Road)

Local Activity Centre

Public

Bell Street

Local Activity Centre

Public

Sunshine

North

McIntyre Road

Local Activity Centre

Public

Sunshine North Shopping Centre (5 – 23

Northumberland Road)

Local Activity Centre

Public

Furlong Road

Local Activity Centre

Public

Berkshire Road

Local Activity Centre

Public

Warwick Road

Local Activity Centre

Public

Suffolk Road

Local Activity Centre

Public

Northumberland Road

Local Activity Centre

Public

Page

54

of

78

Brimbank Activity Centre Strategy 2018

The Area encompasses the south-eastern portion of Brimbank. It is bounded by the

Western Ring Road, the municipal boundary and Furlong and Berkshire Roads. Central to

the area is Sunshine MAC, Sunshine railway station and the Victoria University Sunshine

Campus are key attractors in the area.

Sunshine is a major public transport hub with several connections to the principle public

transport network; Sunshine, Albion and Ardeer railway stations are all in this Area and

have connections to the Sunbury and Ballarat train lines, there are also a number of bus

lines that operate through the area.

River Valley Neighbourhood Centre in the northeast of this area has been designated for

some time but development has not commenced. Large industrial areas are located to

the south and north of this area.

In 2018 the total resident population of the Area is 55,583 people. Over the next 23

years it is forecast that the population will increase by approximately 8,762.

Ardeer and Albion residential areas are located between Ballarat Road and Forrest Street

with public transport options and good neighbourhood activity centre amenity.

The residential areas have high connectivity to a large number of activity centres, due to

numerous local convenience centres scattered throughout Sunshine West, Sunshine

North and Ardeer. Subject to the local conveniences offered in the centres, from a spatial

perspective, the Harvester Area meets the connectivity objectives of a 20-minute

neighbourhood. In addition, the Braybrook Activity Centre (Central West) lies east of the

Harvester Area and provides some amenity to the easternmost neighbourhoods of this

region.

With the exception of the industrial areas to the south, Ardeer and the Sunshine West

residential areas, most of the Harvester Area lies within the Emerging National

Employment and Innovation Cluster, thus presenting great potential for future growth

and development. The Victorian Planning Authority is preparing a framework plan for his

area.

The potential Melbourne Airport Railway Link along the Sunbury rail line could provide

this area with unparalleled direct access to Melbourne Airport.

There are a number of educational facilities in the area including, Albion North Primary

School, Furlong Park School for Deaf Children, Sunshine Christian School, St.

Bernadette’s Primary School, Sunshine North Primary School, Victoria University, Albion

Primary School, Ardeer Primary School, Ardeer South Primary School, Marian College, St

Paul’s Primary, Sunshine Primary School, Sunshine Harvester Primary School, Glengala

Primary School, Sunshine Special Development School.

Households were more likely to visit Sunshine Town Centre (54.9%), Glengala Village

Sunshine West (19.7%). Highpoint Shopping Centre (16.9%) and the Avenue Ardeer

(16.9%) for daily shopping needs

Page

55

of

78

Brimbank Activity Centre Strategy 2018

Households were more likely than average to visit Sunshine Town Centre (63.4%),

Footscray (21.1%), The Avenue Ardeer (18.3%), Central West Plaza (18.3%) and

Hampshire Village Sunshine (16.9%) for grocery shopping

Households visit Highpoint Shopping Centre (57.7%), Australian websites (29.6%),

Essendon DFO (26.8%) and Melbourne CBD (22.5%) for clothing and comparison goods

shopping

Households from this area were most likely to visit Highpoint Shopping Centre (42.3%)

and Sunshine Town Centre (18.3%) for larger household goods shopping

Households from this area were most likely to visit Melbourne CBD (33.8%) and

Highpoint Shopping Centre (35.2%) for dining out and entertainment.

Page

56

of

78

Brimbank Activity Centre Strategy 2018

7.3.1 Recommended Actions

7.3.1.1 Sunshine Metropolitan Activity Centre

Page

57

of

78

Brimbank Activity Centre Strategy 2018

Key Issues and Opportunities

•

Significant strategic work has been undertaken including the preparation of the

Sunshine Activity Centre Structure Plan (2014) (Structure Plan), Sunshine

Northern Precinct Development Framework (2014), Southern Sunshine Urban

Design Framework (2014), and the Central Sunshine Urban Design Framework

(2009), and the gazettal of Brimbank Planning Scheme Amendment C105 which

rezoned the centre to Activity Centre Zone (ACZ), applied the Environmental

Audit Overlay and Development Contributions Plan Overlay. The ACZ implements

the land use and development directions in the Structure Plan, and requires the

Development Plans for major sites including the Darling Flour Mill, Albion

Triangle, Sunshine Marketplace and the Sunshine Gateway Site.

•

Relative immaturity of development cycle (viability impacted by relative land

affordability).

•

Sunshine has previously been associated with a negative image in relation to

safety and security, which is also reinforced through the poor appearance of

buildings. This is starting to change.

•

Recent public investment totalling approximately $1 billion including RRL, Victoria

University Future Centre, Visy Youth Hub, Brimbank Community and Civic Centre,

as well a program of streetscape and public realm improvements.

•

The size of the centre and physical barriers including the railway and major roads

fragments the centre.

•

While the centre appears vibrant and well patronised, it underperforms in

enclosed centres in terms of turnover.

•

A lack of evening activation.

•

Increased pressure on car parking requires a coordinated and strategic approach

to the provision of car parking and management.

•

Council committed to implementation the Sunshine Rising program including the

ongoing engagement of a Place Manager to coordinate Council’s work to improve

the centre and facilitate development.

•

Council has implemented a special rate which funds the Sunshine Business

Association’s marketing and business development program and engagement of a

centre manager. A number of these events gain metropolitan attention and

patronage.

Page

58

of

78

Brimbank Activity Centre Strategy 2018

Key Works Program

1 Continue implementation of the Sunshine Rising program with a focus on investment attraction

to secure regional office and residential development, improving business standards and

appearance, and evening activation

2 Provide development facilitation support for major development with a focus on maximising the

development opportunities associated with the Melbourne Airport rail link

3 Commence a car parking study to potentially inform development of car parking overlay

4 Update the Sunshine Rising Business Plan

5 Renew the Sunshine Marketing and Business Development Special Rate

6 Continue delivery of the public realm and streetscape improvements program including delivery

of the Hampshire Road Masterplan, Albion Station Access Improvement Project and Development

Contributions Plan.

7 Work with relevant land owners and stakeholders to facilitate the renewal of the Albion Station

Precinct including completion of the Albion Station Access Improvement Project, facilitating

delivery of the St Albans Road extension and development of the Albion Triangle Precinct and the

John Darling Flour Mill.

Page

59

of

78

Brimbank Activity Centre Strategy 2018

7.4 Assessment Area 4

10

Description

Page

60

of

78

Brimbank Activity Centre Strategy 2018

Listed Activity Centres in this local area

Suburb Centre Name and Offer

Status

Public /

Private

Keilor

Keilor Village

Neighbourhood Activity

Centre

Public

St Albans

St Albans Major Activity Centre

Major Activity Centre

Public

Theodore Street

Local Activity Centre

Public

John Street

Local Activity Centre

Public

Leslie Street

Local Activity Centre

Public

Conrad Street

Local Activity Centre

Public

Kings Road

Local Activity Centre

Public

216 – 218 Main Road East/Lester Ave

Local Activity Centre

Public

202 Main Road East

Local Activity Centre

Public

Page

61

of

78

Brimbank Activity Centre Strategy 2018

Stradbroke Drive

Local Activity Centre

Public

St Albans Road

Local Activity Centre

Public

Willaton Street

Local Activity Centre

Public

110–112 Main Road East

Local Activity Centre

Private

38 Main Road East

Local Activity Centre

Private

Disraeli Street

Local Activity Centre

Public

Kealba

Stenson Road Centre

Local Activity Centre Public

The Area is bounded by the Brimbank City Council boundary, Green Gully Road, the

Sunbury rail corridor and Furlong Road through to Sunshine North. St. Albans Major

Activity Centre is located along the western boundary. The south western area is well

serviced by PPTN, Sunbury Train Line, Main Road East and St. Albans Road, the balance

of the Area is serviced by a limited bus network.

The Sunshine Health Wellbeing and Education Precinct is a unique feature of this Area

and is well serviced by the principle public transport network and the Sunbury train line.

Native grasslands make up the central portion of this Area and create a divide between

the St. Albans area and Keilor Village and industrial areas to the north.

Spatially, the south western portion of this region is well serviced by St. Albans, Keilor

Plains station and a variety of smaller convenience centres scattered throughout,

particularly along Main Road East and Sunshine Avenue.

Conversely, the residential areas to the north along the Calder Freeway and Old Calder

Highway seem less well serviced. Keilor Village provides extra amenity to this area, only

Page

62

of

78

Brimbank Activity Centre Strategy 2018

one other smaller convenience centre (near Keilor Park) is found in this Assessment

Area.

In 2018 the total resident population of the Area is in the order of 47251 people. Over

the next 23 years it is forecast that the population will increase by approximately 5,457.

The Sunshine National Employment and Innovation Cluster boundary encompasses all of

the southern section of the Horseshoe Bend Road Area and includes St. Albans Major

Activity Centre, the Sunshine Health and Wellbeing Precinct as well as Solomon Heights

Estate and Sunshine North.

The south-eastern portion of the Area is well serviced by public transport with three (3)

stops of the Sunbury Train Line and PPTN bus lines linking all of the major activity

centres. The north-eastern section is markedly less well connected, though Keilor Village

is serviced by bus.

Possibly as a consequence of the lack of services in this northern sector, the area around

Assembly Drive seems to be serving as a ‘de-facto’ convenience centre for the area,

though the activity centre at Airport West lies just outside the north-eastern boundary of

municipality and likely provides some amenity here.

The potential Melbourne Airport Rail Link runs through the Solomon Heights area, along

the eastern boundary of the municipality and the Horseshoe Bend Area and on through

the northern industrial regions.

There are a number of educational facilities in the area including St Albans North Primary

School, Catholic Regional College St. Albans, St. Albans East Primary School, St Albans

Heights Primary School, St Paul’s Primary School Kealba, St Albans Meadows Primary

School, Jackson School and Keilor Primary School.

Households were substantially more likely to visit Keilor Downs Shopping Centre

(34.1%), Keilor Village (28.3%) and St Albans (20.3%) for their daily shopping needs

Households were substantially more likely to visit Keilor Downs Shopping Centre

(41.3%), Watergardens Sydenham (25.4%), Taylors Lakes Shopping Centre (22.5%),

Brimbank Central (20.3%), and St. Albans (20.3%) for grocery shopping. The survey

suggests that this appears to exhibit a more diverse shopping pattern when compared to

other regions of the municipality

Households were most likely to visit Highpoint Shopping Centre (51.4%), Watergardens

Sydenham (47.8%), and Essendon DFO (28.3%) for clothing and comparison goods

shopping

Respondent households from this Area were most likely to visit Watergardens Sydenham

(36.2%), Highpoint Shopping Centre (22.5%), and Essendon DFO (18.8%) for larger

household goods shopping

Respondent households from this Area were most likely to visit Watergardens Sydenham

(26.8%), Melbourne CBD (23.9%), Highpoint Shopping Centre (17.4%), and Keilor

Village (17.4%) for dining out and entertainment

Page

63

of

78

Brimbank Activity Centre Strategy 2018

7.4.1 Recommended Actions

7.4.1.1 St Albans Major Activity Centre

Page

64

of

78

Brimbank Activity Centre Strategy 2018

Key Issues and Opportunities

•

The St Albans Activity Area Structure Plan (Updated 2015) (Structure Plan) has

been developed to inform Council’s decisions about development proposals,

strategic planning policies, public realm improvements and development

facilitation. Brimbank Planning Scheme Amendment C150 introduced a Design

and Development Overlay to guide improved development outcomes inline with

the Structure Plan.

•

The St Albans Community Centre provides a significant attraction and opportunity

to build on the creative arts.

•

Public acquisition overlay applies to several properties in Collins Street Masterplan

for the purpose of car parking provision, and provides development potential.

•

Poor integration of Victoria University, located to the south of the centre.

•

The size of the centre and physical barriers including the railway and major roads

fragments the centre.

•

Physical improvements along Alfreida Street do not extend across the remaining

centre.

•

Increased pressure on car parking requires a coordinated and strategic approach

to the provision of car parking and management.

•

St Albans is associated with a negative image in relation to safety and security,

which is also reinforced through the poor appearance of buildings.

•

The small land parcels and tight urban form necessitates land assembly to

support taller mixed use development outcomes.

•

The commencement of a Place Management Program and appointment of a Place

Manager provides opportunity to improve the centre and facilitate development.

•

Council has implemented a special rate which funds the St Albans Business

Association’s marketing and business development program and engagement of a

centre manager, and delivery of the annual St Albans Lunar Festival.

Key Works Program

1 Prepare the Go St Albans Business Plan to outline and coordinate Council’s Place Management

Program

2 Provide development facilitation support for major development

3 Commence a car parking study to potentially inform development of car parking overlay

4 Renew the St Albans Marketing and Business Development Special Rate

5 Develop a public realm and streetscape improvements program.

6 Develop and implement wayfinding strategy

Page

65

of

78

Brimbank Activity Centre Strategy 2018

7 Continue to plan for activation of the public realm including the St Albans ‘Pop Up’ Park

8 Finalise the Master Plan for Collins Street, St Albans

Page

66

of

78

Brimbank Activity Centre Strategy 2018

7.4.1.2 Keilor Village Neighbourhood Activity Centre

Key Issues and Opportunities

•

The Keilor Village Vision Document (Revised 2015) was prepared to guide future

development and supported Brimbank Planning Scheme Amendment C162 to

introduce a Design and Development Overlay to encourage development that

respects the area’s urban character and heritage.

Page

67

of

78

Brimbank Activity Centre Strategy 2018

•

A strong sense of place and community within a rural village setting including the

historic Keilor Hotel and other historic buildings

•

Services a higher income area although has limited exposure beyond Keilor.

•

Surrounding development limited by the Melbourne Airport Environs Overlay.

•

The renovated former Keilor municipal officers including community meeting

spaces, relocated Keilor library and tenant partners space provides a sense of

community and new patrons for Keilor Village

•

Streetscape works have been flagged for Keilor Village.

•

Potential to better integrate Brimbank Park and Horseshoe Bend Farm (Parks

Victoria) with Keilor Village and promote tourism potential.

•

Affected by the Melbourne Airport flight path which restricts residential

development to 1 dwelling per 300 sqm.

Keilor Village Neighbourhood Activity Centre Actions

1 Continue to support the business association to encourage local leadership

2 Work with the Keilor Village Traders Association to explore sustainable funding opportunities to

support ongoing marketing and business development

3 Identify appropriate future commercial opportunities to protect the economic viability of the

centre

4 Continue to promote the tourism potential of Keilor Village

Page

68

of

78

Brimbank Activity Centre Strategy 2018

8 Local Activity Centres

There are 42 Local Activity Centres (LACs) dispersed across the municipality. These can

support local community activity, and provide local access to goods and services.

LAC’s support the concept of the 20-minute neighbourhoods encouraging active

transport like walking and cycling due to their localised nature and provide a focus for

community activity.

LACs tend to cater for the everyday shopping and convenience needs and may include a

small line supermarket, grocer, and other small businesses and services.

LACs generally perform well across the municipality, supporting a diverse range of

businesses, are well patronised and have few vacancies. Some are attractive with

inviting streetscapes and public spaces. A few do not perform as well, evidenced by

vacant or closed premises, poorly maintained buildings and streetscapes, with low levels

of activity.

8.1 LAC Work Program

Council is developing a Capital Works Program for LAC’s which will identify the approach

and type of work to improve the amenity and appeal of each centre. Planning and

delivery will involve working with and consulting local business operators about the

aesthetic appearance of the streetscape design, and opportunities improvements.

As the program is delivered, other opportunities can be explored to improve the

operation of a LAC including encouraging and promoting:

•

Local leadership and support for formation of a business association

•

Shop front improvements including visual merchandising to attract increased

customers and encourage spending

•

Opportunities for activation of empty businesses including ‘pop up’ shops and

‘creative spaces’

•

Activation of the public realm through community and business events and activities

e.g. 'Show and Shine' Festival in John Street, St Albans that involves closure of the

street for a vintage and custom bike show.

•

Participation in Council’s wider business development program

Page

69

of

78

Brimbank Activity Centre Strategy 2018

9 Work Plan

A following work plan will be programmed over the short (1-2 years), medium (2-4

years), and long term (4+ years). Where resourcing is required beyond Council officer

time, a budget item will be identified and will be subject to Council budget process.

Strategic Planning

Timeframe Resourcing

1. Program the delivery of strategic work identified in

the Place Reports above over a five year period (This

relates to the actions identified in Section 6 above)

Short

Long term

delivery

Officer time

2. Review activity centre provision in the Local Planning

Policy Framework of the Brimbank Planning Scheme

and update as required.

Short

Budget required

3. Undertake strategic work to establish Council’s

approach to delivery of the 20 minute city (Medium)

Medium

Budget required

4. Undertake strategic work to identify the appropriate

use of the Commercial 1 Zone and Residential Growth

Zone to plan for future growth of Activity Centres in

Brimbank

Medium

Budget required

Business Development Support

1. Facilitate and promote opportunities for business

engagement, knowledge sharing and networking

through Council’s Business Development Program

Ongoing

Budget required

2. Build Council’s relationship with the business

community and ensure an ongoing understanding of

the needs of business

Ongoing

Officer time

3. Encourage and support the appropriate clustering of

businesses and complementary services in suitable

locations to maximise investment and employment

potential, with a focus on Brimbank’s town centres,

industrial precincts and strategic sites

Medium

Budget required

4. Pursue opportunities for place making through the

programming and delivery of streetscape

improvements. This could include pop up activities,

entertainment, mural, shop front improvements

Ongoing

Budget required

5. Encourage and support formation of representative

and financially sustainable business groups and

networks that facilitate local leadership and business

and community led initiatives.

Ongoing

Officer time

Page

70

of

78

Brimbank Activity Centre Strategy 2018

6. Promote business attraction opportunities in Brimbank

Activity Centres as part of Council’s investment and

business attraction program

Ongoing Officer time

7. Promote opportunities for business engagement in

visitor attraction initiatives as outlined in the draft

Experience Brimbank Strategy 2018 to grow the local

visitor economy

Ongoing Officer time

Public Realm and Access Improvements

1. Prepare capital works program for Local Activity

Centres.

Short

Long term

delivery

Officer time

Preparation and

delivery of capital

works program is

subject to budget.

2. Program business development support in line with

Local Activity Centres capital works program.

Short

Officer time

3. Develop a program to prepare and implement

Streetscape Master Plans for larger activity centres

and program as part of the 10 year capital works

program.

Short

Long term

delivery

Officer time

Preparation and

delivery of

Streetscape

Master Plans are

subject to budget.

8. Encourage, advocate for and facilitate access and

connectivity improvements, including public transport

to key employment nodes.

Ongoing Officer time

4. Develop a municipal approach to car parking

provision.

Short

In budget

5. Continue Council’s proactive maintenance and

cleaning program in key activity centres and consider

opportunity to expand

Ongoing In budget

Service delivery is

subject to budget

6. Continue to support business led community events

through Council’s community grants program

Ongoing Budget required

7. Continue to celebrate Christmas through the

installation of banners and decorations in key

locations

Ongoing Budget required

Activity Centre Monitoring

1. Prepare an annual report about implementation of the

Activity Centre Strategy

Ongoing Officer time

Page

71

of

78

Brimbank Activity Centre Strategy 2018

Appendix 1

Page

72

of

78

Brimbank Activity Centre Strategy 2018

1.1 Planning Policy Framework

The state planning policy framework that relates to activity centres in the Brimbank

Planning Scheme at clause 11.03-1R is as follws:

Support the development and growth of

Metropolitan Activity Centres by ensuring they:

Council Response

Are able to accommodate significant growth for

a broad range of land uses.

The structure plan and associated zoning of

the Sunshine Metropolitan Activity Centre

provide the framework to encourage a range

of land uses.

Are supported with appropriate infrastructure The Sunshine Metropolitan Activity Centre is

supported by the principle public transport

network and physical infrastructure that can

support development.

Are hubs for public transport services

The Sunshine Metropolitan Activity Centre

contains the Sunshine and Albion Railway

Stations, the former with an extensive bus

interchange and the former with bus

connections.

Offer good connectivity for a regional

catchment.

The Sunshine Train Station provides

connection to Ballarat, Bendigo and Geelong.

Provide high levels of amenity.

The Sunshine Metropolitan Activity Centre

provides high levels of amenity, particularly

along Hampshire Road that connects the

Sunshine Train Station to the northern

section of the Activity Centre. The developer

contribution levy assist council in funding

important upgrades in the Centre to

continually improve the amenity.

The MSS at clause 21.08 addresses policy on activity centres, retail design, large format

retailing and commercial development. The objectives and strategies include:

Objective

To support a network of activity centres that provide the community with easy access to

a range of goods, services, community facilities and public open spaces.

Strategies

•

Discourage use and development that undermines the sustainability or vitality of

existing centres

•

Ensure new use and development reinforces the identified role of the centre and

is consistent with the land use strategies in the Brimbank Activity Centres

Strategy 2008

Page

73

of

78

Brimbank Activity Centre Strategy 2018

•

Encourage new retail, commercial and community uses including fitness centres,

entertainment uses and places of assembly to locate in designated centres

•

Encourage higher density housing to locate within Brimbank’s activity centres that

are serviced by the principal public transport network.

The new Commercial 1 and 2 Zones were introduced by the Victorian government into all

Victorian planning schemes through Amendment VC104 on 22 August 2013. This

amendment resulted in the replacement of five business zones and:

•

Allows a broader range of uses to be considered within commercial areas

•

Removes a permit requirement for a number of commercial uses

•

Removes retail floor space restrictions that previously placed limitations around the

retail capacity of some centres to enable expansion opportunities

•

Allows a wider range of accommodation uses in the Commercial 1 Zone.

The Industrial Zone reforms removed floor space restrictions for offices and allowed

small scale supermarkets, and associated shops and convenience shops to be

established in the Industrial 3 Zone. This enabled the potential for approximately

2,126ha1 of Industrially Zoned land to be utilised for possible additional retail

Council applied the Activity Centre Zone to the Sunshine Town Centre on 10 November

2016 through Brimbank Planning Scheme Amendment C105 to implement the Sunshine

Town Centre Structure Plan (2014) and facilitate development.

The purpose of the Comprehensive Development Zone (CDZ) is to provide for a range of

uses and the development of land in accordance with a comprehensive development

plan. Schedule 1 and Schedule 2 to the CDZ apply to the Sydenham Major Activity

Centre and implement the vision and requirements of the Sydenham Regional Activity

Centre Structure Plan April 1999 (Revised March 2009) and Watergardens Town Centre

Framework Plan (March 2009).

Page

74

of

78

Brimbank Activity Centre Strategy 2018

1.2 Inventory - Brimbank Activity Centres

The summary table below outlines the location, status and ownership of activity centres

in the municipality. Private centres are generally in one landlord’s ownership, are

accessed from a large car parking area or are a large big box, and or standalone plaza.

Public centres are generally traditional strip shopping centres, in which council may own

the footpath and adjacent land used for car parking and therefore have greater control

over the public realm.

Suburb

Name

Status

Public / Private

Albion

Perth Avenue

Local Activity Centre

Public

Ardeer

Holt Street Shopping Centre

Local Activity Centre

Public

Maxweld Street

Local Activity Centre

Public

Cairnlea

Cairnlea Shopping Centre

Neighbourhood Activity Centre Private

Deer Park

Brimbank Central Shopping Centre Major Activity Centre

Private

Deer Park Village Shopping Centre

Major Activity Centre

Public

Dumfries Street Shopping Centre

Local Activity Centre

Public

Robinsons Road Shopping Centre

Local Activity Centre

Public

Porter Court Shopping Centre

Local Activity Centre

Public

Delahey

Delahey Village Shopping Centre

Local Activity Centre

Public

Taylors Road Shopping Centre

Local Activity Centre

Private

Derrimut

Derrimut Village Shopping Centre

Neighbourhood Activity Centre Private

Hillside

Melton Highway Shopping Centre

Local Activity Centre

Private

Kealba

Stenson Road Shopping Centre

Mangion Plaza

Local Activity Centre

Public

Keilor

Keilor Village Shopping Centre

Neighbourhood Activity Centre Public

Keilor

Downs

Keilor Downs Shopping Centre

Neighbourhood Activity Centre

Private/ Public

129 Copernicus Way

Local Activity Centre

Private

Keilor Park

Keilor Park Village (Fosters Road)

Local Activity Centre

Public

St Albans

St Albans Major Activity Centre

Major Activity Centre

Public

Theodore Street

Local Activity Centre

Public

John Street

Local Activity Centre

Public

Leslie Street

Local Activity Centre

Public

Page

75

of

78

Brimbank Activity Centre Strategy 2018

Conrad Street

Local Activity Centre

Public

Kings Road

Local Activity Centre

Public

216 – 218 Main Road East/Lester Ave Local Activity Centre

Public

202 Main Road East

Local Activity Centre

Public

Stradbroke Drive

Local Activity Centre

Public

St Albans Road

Local Activity Centre

Public

Willaton Street

Local Activity Centre

Public

110–112 Main Road East

Local Activity Centre

Private

38 Main Road East

Local Activity Centre

Private

Disraeli Street

Local Activity Centre

Public

Sunshine

Sunshine Metropolitan Activity Centre Metropolitan Activity Centre

Public & Private

Hampshire Village (within Sunshine

MAC)

Local Activity Centre

Public

Monash Street

Local Activity Centre

Public

Sunshine

West

Glengala Village

Local Activity Centre

Public

Ardeer Shopping Centre

Local Activity Centre

Public

Macintyre Road

Local Activity Centre

Private

Glen Gala Village (Corner David Drive

and Fitzgerald Road)

Local Activity Centre

Public

Ardeer Shopping Centre (287-289

Glengala road)

Local Activity Centre

Public

Bell Street

Local Activity Centre

Public

Sunshine

North

McIntyre Road

Local Activity Centre

Public

Sunshine North Shopping Centre (5 –

23 Northumberland Road)

Local Activity Centre

Public

Furlong Road

Local Activity Centre

Public

Berkshire Road

Local Activity Centre

Public

Warwick Road

Local Activity Centre

Public

Suffolk Road

Local Activity Centre

Public

Page

76

of

78

Brimbank Activity Centre Strategy 2018

Northumberland Road

Local Activity Centre

Public

Sydenham

Sydenham (Watergardens)

Major Activity Centre

Private and public

Brimbank Library

Overton Lea Boulevard Activity Centre Local Activity Centre

Private

Aqua Gardens (Hume Drive)

Local Activity Centre

Private

The Community Hub Shopping Centre Local Activity Centre

Private

Taylors

Lakes

Taylors Lakes Shopping Centre

Local Activity Centre

Private

Page

77

of

78

Brimbank Activity Centre Strategy 2018

Contact us

Telephone:

9249 4000

Email:

info@brimbank.vic.gov.au

Post:

PO Box 70

SUNSHINE VIC 3020

Website:

www.brimbank.vic.gov.au

Hearing or speech impaired?

TTY dial 133 677 or Speak & Listen 1300 555 727 or

ww.iprelay.com.au, then enter 03 9249 4000

Find us on social