i

Keilor Downs

Urban Design Framework

December 2018

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© Brimbank City Council

This Publication is copyright. No part may be reproduced by any process except in

accordance with the provisions of the Copyright Act 1968.

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1 INTRODUCTION

1

1.1 Keilor Downs Study Area

2

1.2 Regional Context

4

1.3 History of Keilor Downs

6

1.4 Strategic Context

8

1.5 Background Review

11

2

EXISTING CONDITIONS

14

2.1 Access & Connections

14

2.2 Land Use & Activities

16

2.3 Landscape & Public Realm

18

2.4 Built Form

20

3

OPPORTUNITIES & CONSTRAINTS

21

3.1 Access & Connections

21

3.2 Land Use & Activity

21

3.3 Landscape & Public Realm

22

3.4 Built Form

23

4

VISION

24

5

KEILOR DOWNS FRAMEWORK PLAN

25

5.1 Objectives

25

5.2 Access & Connections

26

5.3 Land Use & Activities

30

5.4 Landscape & Public Realm

33

5.5 Built Form

38

6

NEXT STEPS

40

iv

1

The Keilor Downs Activity Centre (KDAC)

contains many elements that contribute to a

successful activity centre, including a shopping

centre, leisure centre and community facilities,

park and recreational spaces.

To date, the ad-hoc development of these

elements around tracts of undeveloped land

has resulted in nodes of activity that operate

in isolation from each other, with limited

pedestrian and cycle connections and poor

interfaces with the public realm.

The Brimbank Activity Centre Strategy (2018)

identifies a program of future work including

the preparation of an Urban Design Framework

to address site connections, interfaces, public

spaces, activates frontages, and provide for

appropriate mixed use development. The UDF

will provide a framework for an activity centre

that connects the existing and future nodes

of activity into an integrated, mixed use, street

based centre.

The Keilor Downs Urban Design Framework

will establish an integrated design vision for

the desired future development of the KDAC,

enhancing the place-making opportunities and

future character.

2

1.1 Keilor Downs Study Area

The KDAC is bound by Taylors Road to the south,

Copernicus Way to the north, and residential dwellings to

the east and west. The study area is illustrated in Figure

1 . A large portion of the KDAC is occupied by Keilor Shopping

Centre, owned by Vicinity Centres (refer Photo 1). The

shopping centre land includes a privately owned access

road that winds from Copernicus Way in the north, and an

area of vacant land adjacent to the northern car park.

Brimbank City Council is the second largest landholder

with assets including the St Albans Leisure Centre,

Packard Street Suburban Park, Keilor Downs Community

Centre, a skate park and a Children’s Centre at the end

of Thornhill Drive. Council owns a significant area of

undeveloped land to the north of the leisure centre.

The north western area of undeveloped land (21C

Copernicus Way) is owned by Baptcare, who acquired the

property when the shopping centre land was subdivided

(refer Photo 2).

The north eastern parcel of vacant land is in private

ownership with a permit issued for medium density

residential development of 100 townhouses (refer Photo

3). A child care centre has recently been constructed on a

parcel of land adjacent to the Police Station on Copernicus

Way.

PHOTO 1. Keilor Shopping Centre

PHOTO 3. Townhouse sales, 7B Copernicus Way.

PHOTO 2. Undeveloped land owned by Baptcare

3

Figure 1. Study Area

0

100

200

Study area

Land ownership

boundaries

Easements

LAND OWNERSHIP/USE

Keilor Shopping Centre

(Vicinity)

Brimbank City Council

BaptCare

7B Copernicus Way

Child Care

0

100

200

Study area

Land ownership

boundaries

Easements

LAND OWNERSHIP/USE

Keilor Shopping Centre

(Vicinity)

Brimbank City Council

BaptCare

7B Copernicus Way

Child Care

1.2 Regional Context

The KDAC is located 18km to the north east of

Melbourne’s CBD (refer Figure 2). The study area is

nominated as a Neighbourhood Activity Centre in Plan

Melbourne, the State’s Metropolitan Planning Strategy.

Keilor Downs services a large catchment in the mid to

northern part of the municipality. The closest centres

of significance are Sydenham (Watergardens Shopping

Centre) which is situated 4km to the northwest of Keilor

Downs, and St Albans Town Centre located 3km to the

south.

The focus of Sydenham is Watergardens Shopping Centre

(Photo 4), a private shopping centre, which contains

department stores, supermarkets, retail outlets and

cinema facilities, while St Albans (Photo 5) is a street

based centre with a wide selection of multicultural outlets

and community services.

PHOTO 4. Watergardens Shopping Centre - image courtesy

of QIC (www.qicgre.com)

PHOTO 5. Alfrieda Street, St Albans during 2018 Lunar

Festival cerebrations.

5

5,000

metres

0

Figure 2. Regional Context

6

1.3 History of Keilor Downs

The Wurundjeri people were the custodians of the land

in the Port Phillip Bay region for over 40,000 years

before European settlement. Brimbank lies within the

area occupied by the Kurung-Jang-Balluk and Marin

Balluk clans of the Wurundjeri people (also known as the

Woiwurung language group), who form part of the larger

Kulin Nation.

Early European migrants arrived in the Keilor region in the

1830s. The gold rush of the 1850s saw a large number

of migrants passing through to the gold fields, and

subsequently settling in the Keilor region. Keilor Downs

(and much of Brimbank) remained largely undeveloped

until after World War II when vast numbers of migrants

arrived from Britain and Europe and settled in Sunshine

and St Albans.

Suburban development reached Keilor Downs in the

1970s and 1980s. The curvilinear street layouts and large,

blocks with single dwellings resulted in a community

largely dependent on the car to access every day goods

and services. The 1989 aerial (Photo 6) shows first stage

of the Keilor Downs Shopping Centre under construction

along with the wave of suburban housing development.

By the late 90s majority of residential land in Keilor Downs

was built out.

PHOTO 6. Keilor Downs Aerial, 1989

Figure 3. Re-zoning Plan, 1994

Development of KDAC

In 1994, following construction of the first stage of

the shopping centre, a development agreement was

formalised between the City of Keilor and Centro

Asset Management to develop the second stage. The

amendment re-zoned land to the north of the shopping

centre from Reserved Living Zone to Restricted Business

Zone. Council also sold a portion of land originally reserved

for Public Open Space to Centro (Figure 3).

The Concept Plan for Stage 2 (Figure 4) showed the

Shopping Centre encircling the Community Centre Plaza.

This was reinforced by obligation 9.3.3 in the development

agreement that required 'an upgrading and extension of

the existing Town Square so that Council facilities may be

reasonably integrated with the shopping centre'.

1989 aerial imagery shows how the community

centre and plaza were originally connected through a

paved public plaza (Photo 7). Instead of upgrading and

expanding this as per the agreement, expansion of the

shopping centre and introduction of a loading bay in

the early 2000s divided the pedestrian connection and

reduced the amenity of the plaza (Photo 8). The impacts

of this are discussed further in Section 2.4 (Built Form) to

follow.

Lot 1

Originally reserved

as Public Open

Space.

Sold to Centro and

re-zoned in 1994.

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Figure 4. Keilor Downs Plaza Concept Plan, 1994

PHOTO 7. 1989 aerial imagery shows how the community

centre and plaza were originally connected

through a paved public plaza.

PHOTO 8. Expansion of the shopping centre and

introduction of a loading bay in the early 2000s

divided the plaza.

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1.4 Strategic Context

1.4.1 State Planning Policy

Plan Melbourne 2017-2050

Plan Melbourne 2017-2050 sets out the Victorian

Government’s strategy to manage the long term growth

of metropolitan Melbourne and its population.

Plan Melbourne has identified Keilor Downs as a

Neighbourhood Activity Centre.

The plan states that Activity Centres need to provide

a broad range of goods and services, diversifying their

offerings, focusing on mixed-use development including

retail, commercial and residential, and ensuring they are

well connected. This will support local economies and the

development of 20-minute neighbourhoods.

Supporting this, Direction 5.1 in Plan Melbourne sets out a

vision for ‘20-minute neighbourhoods’, where all residents

have the ability to access most of their everyday needs

within a 20-minute walk, cycle or local public transport

trip (refer Figure 5).

To support 20 minute neighbourhoods, Brimbank City

Council will need to:

▪

Continue to support pedestrian-friendly

neighbourhoods;

▪

Continue to create a network of cycling links for local

trips;

▪

Continue advocacy to improve local transport choices;

and

▪

Continue to encourage the location of schools and

other regional facilities near existing public transport

and provide safe walking and cycling routes and drop

off zones.

State Planning Policy Framework (SPPF)

The 20-minute city is reinforced through Clause 11.06-

5 (Neighbourhoods) in the SPPF, which contains the

strategies:

▪

Create neighbourhoods that support safe

communities and healthy lifestyles.

▪

Create neighbourhoods that enable and promote

walking and cycling as a part of daily life.

The creation of mixed-use neighbourhood centres at

varying densities through the application of appropriate

zones is a key action, and local governments and

communities are encouraged to plan for their local centres

to support this policy direction.

1.4.2 Local Planning Policy

The Brimbank Planning Scheme outlines directions for

land use across the municipality and for Keilor Downs.

Clause 21.08-1 (Activity Centres)

contains the

following Land Use Strategies specific to Keilor Downs to

encourage:

▪

A broad and diverse range of sub regional retail

activities.

▪

Higher density residential development appropriately

located in and around the centre.

▪

A broad range of non-retail commercial activities,

providing services and employment opportunities for

the local community, including commercial offices,

service business and service industry.

▪

Local medical, entertainment and leisure facilities.

▪

Local community services and facilities integrated

into the centre, commensurate with the scale of the

centre.

Other relevant policies in the Brimbank Planning Scheme

include:

▪

Clause 11 Settlement

▪

Clause 17 Economic Development

▪

Clause 21.01 Brimbank Municipal Profile

▪

Clause 21.06 Built Environment

▪

Clause 21.07 Housing

▪

Clause 21.10 Transport and Infrastructure

▪

Clause 21.11 Community and Leisure Facilities

- Plan Melbourne 2017-2050

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20 Minute Neighbourhoods:

Figure 5. 20 Minute Neighbourhood diagram from

2017-2050

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Study area

Land ownership boundaries

Zones

Commercial 1 Zone

Public Park & Recreation Zone

General Residential Zone 3

Residential Growth Zone 3

Neighbourhood Residential

Zone 3

Road Zone 1

Overlays

Development Plan Overlay 2

Special Building Overlay

NOTE: Development Contributions Plan Overlay 2

(DCPO2) applies to all land in the Study Area.

0

100

200

KEILOR DOWNS ACTIVITY CENTRE

Urban Design Framework

June 2016

Rev. 1

Zones

LEGEND

Study area

Land ownership

boundaries

GRZ3

C1Z

PPRZ

GRZ3

RGZ3

NRZ3

RDZ1

ZONES

Commercial 1 Zone

Public Park & Recreation Zone

General Residential Zone 3

Residential Growth Zone 3

Neighbourhood

Residential Zone 3

Road Zone 1

NRZ3

NRZ3

NRZ3

GRZ3

PPRZ

GRZ3

RGZ3

RGZ3

RDZ1

RDZ1

C1Z

0

100

200

0

100

200

LEGEND

Study area

Land ownership boundaries

Overlays

Development Plan Overlay 2

Special Building Overlay

DPO2

SBO

DPO2

SBO

Figure 6. Zones

Figure 7. Overlays

1.4.3 Planning Zones & Overlays

Zones and Overlays applicable to the Activity Centre

are illustrated in Figures 6 and 7. These are discussed

throughout the body of the text in the Existing Conditions

analysis to follow (Section 2).

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1.5 Background Review

The following list of documents provides strategic

background information and context to the KDAC UDF. A

summary of key documents follows.

▪

Brimbank Activity Centre Strategy (2018) (refer Figure

9).

▪

Brimbank Activity Centres Strategy (2008, Review

2018) [refer Figure 8]

▪

Brimbank Economic Development Strategy (2016-20)

▪

Creating Better Parks: Brimbank Open Space and

Playground Policy and Plan (2016)

▪

Brimbank Cycling & Walking Strategy (2016)

▪

Brimbank Sports Facility Development Plan (2018)

▪

Brimbank Environmentally Sustainable Design

Framework (2017)

▪

St Albans Leisure Centre Feasibility Study (2014)

▪

Brimbank Public Toilet Strategy (2018)

▪

Brimbank Native Vegetation Review (2007)

▪

Brimbank Housing Strategy: Home and Housed (2014)

▪

Brimbank Urban Forest Strategy (2016)

▪

Valuation Report: Taylors Road Keilor Downs

(September 2015)

▪

Keilor Downs Plaza Development Plan (Urbis, 2014)

Figure 8. Brimbank Activity Centre

Strategy (2008)

Figure 9. Activity Centre Strategy (2018)

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Brimbank Activity Centre Strategy (2018)

The Brimbank Activity Centre Strategy (2018) identifies

Keilor Downs as a Neighbourhood Activity Centre with the

following 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.

The Key Works Program recommended the following

actions:

▪

Prepare an Urban Design Framework Plan that

addresses site connections, interfaces, public spaces,

activates frontages, and provides for appropriate

mixed use development

▪

Liaise with Public Transport Victoria to investigate

opportunities for a principle public transport network

connection and / or improved public transport

interchange and provision

▪

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

Brimbank Housing Strategy (2014)

Brimbank’s Home & Housed Housing Strategy ensures

that housing growth is managed into the future. It

emphasises the importance of location, good design,

housing diversity, and neighbourhood infrastructure. It

addresses how the municipality can cater to a growing

population with changing housing needs while ensuring

more affordable, accessible and adaptable housing is

available in future.

Keilor Downs is located within the strategy’s Sydenham

planning district. Moderate population growth is predicted

for the district, which is to be supported by more variety

and choice in housing types.

Brimbank Economic Development Strategy (2016-

20)

This strategy outlines actions that Council is to take to

support economic change and growth. A Key Priority

is to deliver a program of public realm, streetscape and

connectivity improvements.

The following objectives/actions are applicable to Local

and Neighbourhood Activity Centres:

▪

Foster a sense of place and belonging through

place activation in key town centres that celebrate

Brimbank’s culture, diversity and history

▪

Enhance the public realm and streetscape of key

town centres, business and industrial precincts

and gateways through physical improvements and

proactive maintenance.

▪

Continue to advocate for and support initiatives that

improve safety and security, particularly in Brimbank’s

town centres.

Brimbank Walking & Cycling Strategy (2016)

The Brimbank Cycling & Walking Strategy (2016) proposes

local connector routes to be provided on a north-south

access through the KDAC, connecting to Thornhill Drive

and Copernicus Way. These are routes that can connect

people from where they live to their local shops, park,

school, and are generally proposed within the local

road network of residential areas. A "Main Road Route"

or "Arterial Road Route" is proposed for Taylors Road.

The routes are within VicRoads corridors (responsible

authority) and generally have sufficient road verge to

adequately provide safe off-road shared paths to an

acceptable standard. Upgrades to these will require co

ordination with VicRoads during road upgrades and new

works planning phases.

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Brimbank Urban Forest Strategy (2016)

Brimbank's Urban Forest Strategy aims to increase canopy

cover in Brimbank from approximately 6% in 2016 to 30%

by 2046. The Urban Forest Strategy also aims to assist

in health and well-being, active living and connecting

communities via green corridors.

Creating Better Parks

The original version of Creating Better Parks, 2008,

featured a comprehensive analysis of the provision all

parks and playgrounds based on a 500m catchment. This

distance was used as a measurement of what distance

most residents will tolerate in walking to a park within

their neighbourhood.

Surrounding the Keilor Downs site there is one Suburban

Park at Packard Street Reserve, two Neighbourhood

Parks being Dongola Road and Keilor Downs Recreation

Reserves and Local Reserve at Copernicus/Morris Reserve

and Packard Street Reserve (northern section). These

provide adequate access to a park for all residents in the

immediate area.

What was lacking at the time of the assessment was

a playground at Dongola Road Reserve while the

playground facilities at the other reserves were in poor

condition. As part of the ongoing implementation of

Creating Better Parks, all parks have been upgraded and a

new playground installed at Dongola Road Reserve. This

playground was one of the first playgrounds installed

given the gap that was highlighted in 2008.

From this assessment and the upgrades that occurred

through Creating Better Parks, this part of Keilor Downs

is well serviced by park and playground facilities. Creating

Better Parks was updated in 2016 and included in this

upgrade was a section that considers the provision of

skate facilities across the municipality.

The recommendation in the updated document is for the

skate facility at Packard Street Reserve to be replaced

and this is scheduled in the coming years. Given the size

and amount of existing open space any demand for an

increase in the capacity and functionality of the park

network may be accommodated within existing space.

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2.1 Access & Connections

Road Network

KDAC has frontage onto Taylors Road to the south, which

is a State Arterial Road that provides a primary east-west

link across the municipality. Three lanes of traffic in each

direction and a 70km speed limit give the centre a high

level of exposure, however high traffic volumes impact on

the amenity of the streets and public spaces. Taylors Road

is a significant barrier to movement for the residential

areas to the south.

Copernicus Way to the north is a local connector road

linking residential areas to the west with the main arterial

of Sunshine Avenue.

Vehicles primarily access the Activity Centre through

three southern entry points along Taylors Road and

from Copernicus Way. Traffic surveys conducted in 2015

recorded approximately 5,500 vehicles per day using the

access road from Copernicus Way.

The southern access road between the shopping and

leisure centres is owned and managed by Council to the

roundabout. This transitions to private property at the

entrance to the Shopping Centre car park.

Ownership of the access road in the north has been

retained by the Keilor Shopping Centre (Vicinity Centres).

An access easement is applied to either side of the road

which provides right-of-way access to land parcels on

either side. This road, which has previous been unnamed,

has recently been titled ‘Fisken Way’ to provide address

to the townhouse development on the north-east land

parcel, referred to as 7B Copernicus Way.

Pedestrian and Bicycle Connections

The site is lacking in a cohesive pedestrian network and

there is no dedicated on or off road bicycle facilities within

the existing road network. There are semi-formal and

informal pedestrian paths and desire lines that traverse

undeveloped land and allow pedestrians to access the

shopping and leisure centres on foot from surrounding

residential areas. These vary in quality and predominantly

dissipate into surface car parks with little or no pedestrian

priority. None are compliant with current standards.

The Development Plan specifies that shared pathways

need to be provided between Thornhill Drive and the

shopping centre car park, and between the private

access road and Sunshine Avenue (see DPO shared path

connections illustrated on Figure 11).

Taylors Road presents a significant barrier to pedestrian

and cycle movements from St Albans to the south. Two

signalised intersections assist with movements towards

the shopping centre, although these do not align with

connector streets to the south.

Public Transport

Keilor Downs is not considered well serviced by public

transport. Bus Routes 421 and 418 run from Taylors Road

with a bus stop located near the community centre.

Route 421 provides connection to St Albans Station to

the south (approximately 15 minutes journey) and to

Watergardens Shopping centre in the north (35 minutes).

Route 418 also provides connection to St Albans Station

(25 minutes), and travels to Caroline Springs Shopping

Centre (20 minutes). These services generally finish at

around 9:00pm which limits travel opportunities in the

later evenings.

The closest train station is Keilor Downs, located

approximately 1500m to the west of the centre, a walk

of approximately 20 minutes. Both bus services provide

connection to Keilor Plains train station, a journey of 5

minutes. Refer to Figure 10 for a summary map of public

transport options in vicinity of the centre.

Loading

Loading bays on external walls of the shopping centre

present a poor interface with the public realm, provide

poor pedestrian connections to external areas and

conflict with vehicle access to the shopping centre car

parks.

Figure 10. Excerpt from Brimbank Public Transport Map

(ptv.vic.gov.au)

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Figure 11. Access & Connections Analysis

P

P

P

P

P

P

P

LEGEND

Study area

Car park

Existing car access

Easements

Shopping centre primary

entrances

Shopping centre secondary

entrance

Shopping centre loading bays

Night time road closures

Primary access locations

Signalised intersections

Pedestrian Access

Sealed pedestrian paths

Informal pedestrian paths

Shopping Centre internal access

DPO shared path connections

(approximate locations)

Car park pedestrian priority

Bicycle Access

Existing bicycle path

Future bicycle conneciton

Public Transport

Bus route

Bus stop

Night Bus route

P

0

100

200

P

P

P

P

P

P

P

LEGEND

Study area

Car park

Existing car access

Easements

Shopping centre primary

entrances

Shopping centre secondary

entrance

Shopping centre loading bays

Night time road closures

Primary access locations

Signalised intersections

Pedestrian Access

Sealed pedestrian paths

Informal pedestrian paths

Shopping Centre internal access

DPO shared path connections

(approximate locations)

Car park pedestrian priority

Bicycle Access

Existing bicycle path

Future bicycle conneciton

Public Transport

Bus route

Bus stop

Night Bus route

P

0

100

200

P

P

P

P

P

P

P

LEGEND

Study area

Car park

Existing car access

Easements

Shopping centre primary

entrances

Shopping centre secondary

entrance

Shopping centre loading bays

Night time road closures

Primary access locations

Signalised intersections

Pedestrian Access

Sealed pedestrian paths

Informal pedestrian paths

Shopping Centre internal access

DPO shared path connections

(approximate locations)

Car park pedestrian priority

Bicycle Access

Existing bicycle path

Future bicycle conneciton

Public Transport

Bus route

Bus stop

Night Bus route

P

0

100

200

P

P

P

P

P

P

P

LEGEND

Study area

Car park

Existing car access

Easements

Shopping centre primary

entrances

Shopping centre secondary

entrance

Shopping centre loading bays

Night time road closures

Primary access locations

Signalised intersections

Pedestrian Access

Sealed pedestrian paths

Informal pedestrian paths

Shopping Centre internal access

DPO shared path connections

(approximate locations)

Car park pedestrian priority

Bicycle Access

Existing bicycle path

Future bicycle conneciton

Public Transport

Bus route

Bus stop

Night Bus route

P

0

100

200

16

2.2 Land Use & Activities

Retail & Commercial

Keilor Shopping Centre serves the general area of Keilor

Downs, St Albans and parts of Keilor. It is a single-level

shopping centre anchored by Kmart, Coles and ALDI,

and includes approximately 60 specialty stores and take

away convenience food stores. Boundaries of the centre’s

catchment are influenced mainly by the competitive

influence of Watergardens to the north west and to a

lesser extent, St Albans to the south. The Taylors Creek

and Maribrynong River valleys limit the extent of the

centre’s catchment to the east.

Baptcare now hold the north-west parcel of undeveloped

commercial land. A child care centre has recently opened

on the opposite side of the road, and a permit for 100

townhouses has been issued for 7B Copernicus Way.

Residential

Residential areas surrounding KDAC have a garden

suburban character mostly featuring detached dwellings

from the 70s, 80s and 90s. The street layout features cul

de sac arrangements with some pedestrian permeability.

Within the centre, a 100+ townhouse development

featuring reverse living accommodation and

contemporary built form has been approved for the 7B

Copernicus Way site in the north east of the centre.

Residential growth zoning to the west and south will

see higher densities continue to develop over time

with townhouses, multiple units on single blocks and

apartments on consolidated land parcels.

Undeveloped Council-owned land in the Activity Centre is

zoned General Residential, while established residential

areas on the periphery of the centre are zoned for

Residential Growth.

Car Parking

The study area contains large areas of surface car parking.

There are over 1400 surrounding the Keilor Downs

shopping centre, 47 spaces at St Albans Leisure Centre

and 61 at the Community Centre.

Community Facilities

The St Albans Leisure Centre (SALC) currently serves

an important recreational role for the surrounding

community. It features a 25m indoor pool, a 50m outdoor

pool, toddler and learning to swim pools, a health club and

gymnasium. A Youth Services facility operates from the

building with separate access provided on Taylors Road.

The building has been assessed as being in poor condition

and operationally it costs Council around $1 million in

subsidy each year due to its poor layout/ lack of modern

facilities. The St Albans Leisure Centre Feasibility Study

(2014) recommends that it be redeveloped on its existing

site, and Brimbank City Council has undertaken a needs

assessment and feasibility study to redevelop the

centre and the design of the new facility as a Health

and Wellbeing hub is being undertaken in 2018/19, with

construction planned to start in 2019/20. It is anticipated

that replacement will cost in the order of $50 million

dollars, depending on what services are incorporated into

the development.

To the north of the Leisure Centre, the Keilor Downs

Community Centre (KDCC) features a large room with a

stage that has a maximum capacity of 120 people, a large

shared kitchen and two small meeting rooms.

The Thornhill Drive Children’s Centre runs three and four

year old kindergarten.

Parks & Recreation

Packard Street Suburban Park and Keilor Downs Skate

Park provide opportunities for active recreation. Further

information is provided in Section 2.3 to follow.

There are no sporting facilities or clubs within the KDAC,

however nearby Green Gully Reserve is a large sporting

and recreational complex that services the area. The

(2018) does

not consider there to be additional demand for outdoor

sports facilities in the area.

Education

There are no education facilities within the Activity

Centre. There is a cluster of schools including Keilor Views

Primary School, St. Mary MacKillop Primary School and

Keilor Downs College approximately 1.5km to the north ,

Monmia Primary School 1.6km to the west and St Albans

North Primary School is 600m to the south.

Health Services & Aged Care

To the north of the roundabout on Copernicus Way

there is a small shopping strip that contains a cluster of

health services including a medical centre, chemist and

podiatrist. There is an aged care facility closer to the

intersection of Sunshine Avenue.

17

P

P

P

P

P

P

P

LEGEND

Study Area

Land ownership boundaries

Existing Land Use

Retail & commercial

Undeveloped land

General Residential Zone

Residential Growth Zone

Neighbourhood Residential Zone

Car parking

Community facilities

Parks & Recreation

Future Land Use

Medium density housing

P

0

100

200

P

P

P

P

P

P

P

LEGEND

Study Area

Land ownership boundaries

Existing Land Use

Retail & commercial

Undeveloped land

General Residential Zone

Residential Growth Zone

Neighbourhood Residential Zone

Car parking

Community facilities

Parks & Recreation

Future Land Use

Medium density housing

P

0

100

200

P

P

P

P

P

P

P

LEGEND

Study Area

Land ownership boundaries

Existing Land Use

Retail & commercial

Undeveloped land

General Residential Zone

Residential Growth Zone

Neighbourhood Residential Zone

Car parking

Community facilities

Parks & Recreation

Future Land Use

Medium density housing

P

0

100

200

Figure 12. Land Use & Activity Analysis

18

2.3 Landscape & Public Realm

Landscape Character, Vegetation & Ecology

The KDAC is located on the Victorian Volcanic Plain which

is largely characterised by open grasslands capping a

rocky, basalt plain. Prevailing winds, low rainfall and low

nutrient, clay-heavy soils can be harsh conditions for

establishing and maintaining vegetation.

Remnant patches of Plains Grassland (EVC 132) have been

found on the site which is listed as endangered under the

Environment Protection and Biodiversity Conservation Act

1999 (EPBC). These patches operate in isolation from a

broader ecological network and the quality of grasslands

is considered to be low with a native species saturation of

25-30% and a high occurrence of weed infestation. The

grasslands are not actively managed with maintenance

limited to mowing rather than burning as is required.

Previous ecological studies have found the Striped

Legless Lizard to be occupying the site. The EPBC lists the

lizard as vulnerable, and any development proposals on

the site should involve salvage and relocation plans for

existing populations.

Updated ecological surveys are required, and

compensation and offsets will likely apply for the removal

of any native vegetation and habitat found on the site.

Embedded in the earth there are numerous basalt

boulders or ‘floaters,” a remnant of past volcanic activity

in the area. These have been informally incorporated into

public spaces around the site and form a key part of the

open space character.

An avenue of

(Lemon Scented Gum)

line Fisken Way. A number of these are to be removed and

replaced in line with current development permits.

Native trees and understorey planting around the SALC

provides character and amenity and softens built form at

the entry from Taylors Road.

The area surrounding Packard Street Playground has been

planted out with a variety of native tree species to provide

wind breaks and shade cover. Similar bands of native

vegetation have been planted around the perimeter of

the Leisure Centre.

Trees from tube stock have been planted recently in open

space areas around the park and Skate Park.

Topography

The study area is relatively flat and large areas have been

graded to accommodate the Leisure Centre, shopping

centre and car park areas. The topography remains largely

unmodified on areas of vacant land. This is noticeable on

the 7B Copernicus Way site which has a 5m fall towards

the north east across the site. There is a high point

approximately in the centre of the undeveloped land with

very gentle slopes towards the periphery.

Public Open Space

Packard Street Park is classified as a Suburban Park.

Council’s Creating Better Parks Policy and Plan (2016)

suggests that the park should retain this role. The park

features a good quality playground fenced from Taylors

Road with perimeter tree planting and a basketball half

court. The park was upgraded in 2009 and was of the first

in Brimbank designed to accommodate all abilities.

The vacant land north of SALC considered as a local

reserve provides access from Thornhill Drive to the

shopping centre.

Adjacent to the playground, the Keilor Downs Skate Park

is an older design from the mid-1990s featuring steel

ramps with concrete mounding. The skate park has been

earmarked for an upgrade, as scheduled in Council’s

Policy and Plan.

Public Realm

The development of the Activity Centre has revolved

largely around car access and shopping centre loading

bays and expanses of surface car parks have had a

detrimental impact on the quality of the public realm.

There are very few pedestrian facilities. The connections

between the shopping centre, the leisure centre and the

community centre are all poorly considered.

The plaza space in front of the community centre is

unused. The amenity of this space is further degraded by

the interface it has with a loading bay and blank walls of

the supermarket.

Buildings within the KDAC operate in isolation from

each other with minimal pedestrian and cycle links and

disconnected interfaces. All buildings are between one

and two storeys, with the exception of the shopping

centre, that has an approximate height of 10 metres.

19

P

P

P

P

P

P

P

LEGEND

Study area

Car park

Existing car access

Easements

Public open space

Undeveloped Council owned

land

Undeveloped privately owned

land

(subject to development applications)

Undeveloped shopping centre

land

Play & recreation

Existing trees

P

0

100

200

P

P

P

P

P

P

P

LEGEND

Study area

Car park

Existing car access

Easements

Public open space

Undeveloped Council owned

land

Undeveloped privately owned

land

(subject to development applications)

Undeveloped shopping centre

land

Play & recreation

Existing trees

P

0

100

200

Figure 13. Landscape & Public Realm Analysis

20

2.4 Built Form

Shopping Centre

The Keilor Shopping Centre is currently the most

dominant building in the KDAC. Internally, this is a bustling

and vibrant centre that is performing well from a retail and

local service perspective. Externally, it features blank walls

broken by loading bays and refuse areas that provide

minimal interaction with the surrounding public realm

(refer Photo 9).

St Albans Leisure Centre (SALC)

SALC is a single storey building horizontally aligned along

Taylors Road. It features an indoor pool and change wing,

a gym and extensive external pool areas including an 50m

outdoor pool and open grassed areas.

As mentioned earlier in Section 1 (Land Use & Activity)

the building is in poor condition and does not have good

interfaces with the surrounding public realm. Council has

initiated plans to replace the Leisure Centre .

Keilor Downs Community Centre (KDCC)

The KDCC is a modest, single storey, stand alone brick

building that was constructed in the 1980’s and remains

in good condition (refer Photo 10). Originally the plaza

on the eastern side of the building connected to the

shopping centre. An extension to the shopping centre

completed in 2004 increased floor space in the northern

part of the centre, however it allowed for the introduction

of a loading bay fronting onto the plaza outside the

community centre, which then contributed to the demise

of the space.

The interface of the KDCC is additionally compromised by

a main entrance fronting onto the western car park, and

blank wall presenting to the street.

PHOTO 9. Existing external walls and loading bay of Keilor

Shopping Centre, opposite Community Centre

plaza.

PHOTO 10. Keilor Downs Community Centre (KDCC)

Residential Interfaces

Residential properties adjacent to the KDAC currently

present back fences to undeveloped land. Residential

activity is further separated by the back yards of houses,

however this is beginning to change as larger properties

in the growth zone to the to the west are developed to

accommodate multiple double storey townhouses.

21

PHOTO 11. Opportunity to provide a greater mix of land

uses (A’ Beckett Urban Square, image courtesy

of John Gollings)

PHOTO 12. Outdoor dining may be introduced to encourage

night time activity.

PHOTO 13. Opportunity for improved bicycle and pedestrian

connections.

3.1 Access & Connections

▪

The main access roads lose legibility as they become

integrated into the Shopping Centre car park.

▪

Connectivity between Copernicus Way and Taylors

Road may be improved by designing a ‘Main Street”

through the Activity Centre.

▪

Unlock the potential of undeveloped land by planning

for a logical road network.

▪

Plan for improved bicycle and pedestrian outcomes in

line with new development (refer Photo 13).

▪

Improve bus stop facilities.

3.2 Land Use & Activity

▪

Large areas of undeveloped land present

opportunities to provide a higher density of

development and a greater mix of land use including

office, residential and commercial (refer Photo 11).

▪

The large footprint of the existing SALC provides

flexibility to provide a greater variety of health and

recreation services, while consolidating built form and

future-proofing land for future expansion.

▪

The Taylors Road frontage will provide SALC with a

high level of exposure.

▪

The new SALC development has the potential to

attract over 800,00 visits to the centre annually.

▪

Development potential of the car parks surrounding

the shopping centre may be constrained by car parking

requirements of anchor retail tenancies.

▪

There are opportunities to increase after hours

activity through new development external to the

shopping centre (refer Photo 12).

22

PHOTO 14. Grasslands demonstration site (Above: Wootten

Road Reserve, Tarneit. Image by Drew Echberg

courtesy of Landsape Australia)

PHOTO 15. Commercial interfaces will provide opportunities

to improve the KDCC plaza.

PHOTO 16. Urban art and play as part of quality pedestrian

connections.

3.3 Landscape & Public Realm

▪

Isolated and fragmented areas of grassland are

unlikely to support viable, connected flora and fauna

populations.

▪

Detailed flora and fauna studies will be required to

cover undeveloped land to benchmark the quality of

the remnant grasslands, and to understand the flora

and fauna species populating the site.

▪

Opportunity to introduce concepts reflecting

Biodiversity Sensitive Urban Design (BSUD) to support

habitat of endemic flora and fauna species.

▪

Compensation and offsets will apply to removal of

any native vegetation and habitat. The cost of these

is dependent on the type of offset to be required.

Options can vary from replacing grasslands in a local

area (likely to have a high cost), or contributing to

vegetation restoration further afield.

▪

A grasslands ‘demonstration site’ that may be

developed on public land to include a nature play/

parkland area and involve rehabilitation of poor

quality grasslands (refer Photo 14).

▪

The amenity of the plaza forecourt to the existing

Community Centre has been degraded by the location

of the shopping centre loading bay. New development

will provide opportunities to improve this (refer Photo

15).

▪

Rear fences adjacent to vacant land and open space

provide minimal opportunities for activation and

surveillance.

▪

The cost and effort involved in removing bluestone

‘floaters’ or digging through basalt bedrock can

constrain construction of basements or underground

car parking.

▪

Implement Council’s Urban Forest Strategy by ensuring

new streetscapes, built form and open spaces provide

adequately for the planting of trees to achieve a 30%

canopy cover.

▪

Locate public toilets in future community facilities to

service the adjacent recreation spaces.

▪

Replacement of Keilor Downs Skate Park and upgrades

of public open spaces will allow these areas to be

programmed to integrate a greater diversity of users.

▪

Incorporate urban art and play features into the public

realm (refer Photo 16).

▪

Incorporate WSUD into streets, buildings and public

spaces

▪

Locate street furniture and pause points in the areas

that are visible, close to pedestrian desire lines and

gathering spaces.

23

PHOTO 17. SALC development, opportunity for landmark

built form (above: Splash Aqua Park, Craigieburn -

concept image courtesy of Hume City Council).

PHOTO 18. Ground floor active uses with balconies at upper

levels.

PHOTO 19. New built form provides opportunities

for landmark architecture (Photo: Victoria

University, Sunshine).

3.4 Built Form

▪

External walls of the shopping centre contain

a number of loading bays which has created a

contiguous ‘back of house’ interface that presents

poorly to the adjacent public realm.

▪

There is a lack of high quality built form in the Activity

Centre, with many buildings appearing run-down and

presenting blank walls and service areas to public view.

▪

The front car park of Keilor Shopping Centre on Taylors

Road has been designated for future pad sites in the

Development Plan. Development of pad sites limit

opportunities to create a strong ‘sense of place’ for

Keilor Downs as they often comprise generic built

form and branding.

▪

Replacement of SALC will provide an opportunity for

best-practice design principles to be applied, and will

create a new landmark destination for KDAC.

▪

A lack of definitive architectural style creates the

opportunity for new, high quality architecture to lift

the character of the centre and give it a distinctive

identity through landmark built form (refer Photo 17

& 19).

▪

Locating the SALC development on Taylors Road will

provide good exposure for the centre.

▪

SALC development will provide opportunities to

improve the interface and connections with the KDCC.

▪

Service areas and car parking associated with new

development may be co-located with less desirable

uses such as waste collection with loading bays,

where possible.

▪

Future car parking may be designed to integrate into

development with external sleeving of office, retail

or residential uses, or quality external screening.

Minimise land take for surface car parking.

▪

Perceptions of safety may be enhanced and

opportunities for passive surveillance over open

spaces may be increased by providing active uses at

the ground floor with windows, terraces and balconies

incorporated into upper levels (refer Photo 18).

▪

New development can be designed to provide good

street frontages that provide habitable ground floor

rooms, direct connections to the street and minimise

the dominance of garages and car parking on the

street.

▪

New development can provide a transition in housing

densities to buffer sensitive residential interfaces.

24

PHOTO 20. Integrated, mixed use, street based centre.

Ultimo, Sydney

(2018-2030).

As a major project for Council, the SALC will need to

be constructed to meet 5 star Green Star Certification

for design and construction, as outlined in Brimbank’s

(2017).

33

5.4 Landscape & Public Realm

5.4.1 Parks and Recreation

Packard Street Suburban Park was upgraded in 2009 and

will be due for a future upgrade in the next 5-10 years

as part of Council’s rolling

Capital

Works program.

New park and skate facilities should be designed to

accommodate a range of users to increase the diversity of

people using the space. Suburban Parks upgrades should

include shelters, picnic facilities, barbecues, and water

fountains.

Tree planting has occurred in the north west corner of

Packard Street Park in recent years as part of a Federal

Government grant to plant 1 million trees. This area should

be maintained as a ‘bushland grove’.

As plantings mature, nature play opportunities and

informal access should be considered through the trees.

Council and the community have identified replacement

of Keilor Downs Skate Park as a high priority. The location

of the skate park will be resolved in conjunction with the

SALC development, and the following guidelines applied:

▪

Skate park to have a minimum length of 50m to allow

riders to gather momentum through the park (refer

Photo 27).

▪

Strong physical and visual connections to be provided

between SALC, the skate park and the playground.

▪

The addition of adult exercise equipment and quality

grassed areas to align with the health and recreational

focus of SALC, and provide opportunities for classes to

be held in adjacent open space, where feasible (refer

Photo 28).

▪

Perimeter access paths and legible connections to be

provided between car parking, toilets, buildings, play

areas, drinking fountains and seating.

▪

Provide ample opportunities for active and passive

surveillance over park areas. These should be located

within shaded and/or sheltered areas (refer Photo 29).

PHOTO 27. Geelong Skate Park by Convic Landscape

Architects.

PHOTO 28. Adult exercise equipment.

PHOTO 29. Picnic shelter at Jamieson Reserve, St Albans

5.4.2 Centre Design & Placemaking

Public realm improvements should be undertaken

in consultation with the local resident and business

community. Community values may be expressed in

public space design to enhance the identity and aesthetic

qualities of the public realm. Future works should:

▪

Enhance the unique identity of the centre by

introducing a consistent palette of materials and

site-specific design responses such as creative

planting schemes, pavement treatments, custom

street furniture etc. These should be used to unify

connections between different nodes of activity, and

provide an enhanced sense of place.

▪

Incorporate public art into streetscapes and public

realm upgrades (refer Photo 30).

▪

Investigate the history, character and culture of a

centre to draw place-based inspiration into the urban

fabric.

▪

Encourage activation of the public realm.

▪

Upgraded streetscapes, improvements to the

functional layout and ongoing maintenance can be

implemented through Council’s Capital Works Program.

5.4.3 Streetscapes

The future development of the KDAC’s streets

should occur in a coordinated way that ensures that

developments deliver improvements to their surrounding

public realm. This should include:

▪

The retention and enhancement of existing trees;

▪

Provision of new tree planting and landscape areas

that define and enhance the public realm (refer Photo

31);

▪

Provision of wide pavements in front of any new

commercial or retail development to cater for high

pedestrian flows, outdoor dining and other street

activity;

▪

Road design that prioritises pedestrian and cyclist

movements (refer Photo 32);

▪

Allowance for a nominal amount of on-street parking

to enhance surveillance and encourage activity on the

street;

▪

Allow for generous kerb outstands at intersections;

and

▪

Use of a consistent material palette to connect activity

nodes and enhance wayfinding.

PHOTO 30. Incorporate art into the public realm (Sunshine

Train Station)

PHOTO 31. Tanderrum Way, Broadmeadows by Outline

Landscape Architects. Streetscape upgrade includes

WSUD and a distinctive material palette.

PHOTO 32. Road design that prioritises pedestrian and cyclist

movements (Concept image of Karangahape Road

enhancements, courtesy of Auckland Council)

34

35

5.4.4 Lighting Principles

Perceptions of safety are diminished at night when traffic

and pedestrian levels are low, more businesses are closed

and general light levels are reduced. While two or more

shops may be open into the evening, closed businesses

between them may leave dark and uninviting spaces.

Lighting should be considered in accordance with Council’s

Draft Town Centre Lighting Guidelines (2018) (refer Photo

33). Consider creative lighting solutions inclusive of:

▪

External illumination of building entries and façades;

▪

Consistent lighting under awnings;

▪

Decorative lighting of open space areas and outdoor

seating areas;

▪

Illumination of landscaping;

▪

LED lights embedded in pavement and street

furniture; and

▪

Stand-alone pillar lighting.

5.4.5 Blue/Green Infrastructure

The use of Water Sensitive Urban Design (WSUD) is part

of the broader approach to minimising the environmental

impacts of urbanisation by diverting stormwater runoff

from roadsides, buildings and other hard surfaces. WSUD

reduces stormwater loads and filters pollutants from

waterways, passively irrigates landscape areas and can

improve the aesthetic of roadsides and open spaces

(refer Photos 34 & 35). WSUD techniques may be used to

harvest water to reduce reliance on potable water supply

for secondary uses such as watering of plants or flushing

of toilets.

To improve the environmental and aesthetic performance

of KDAC, components of WSUD are to be incorporated into

all new development. This is to include all streetscapes,

new roads, car park areas, public and private open space

and landscaped areas.

Any additional proposed at-grade car parking must

incorporate extensive and meaningful WSUD devices

and shade trees to improve micro climate conditions and

increase the biodiversity of the site.

There is an opportunity to intercept stormwater and

treat as a sustainable source of water for SALC. Water

may be harvested from the roof areas of buildings

such as the Keilor Shopping Centre and any other new

development before it becomes contaminated at ground

level, stored and treated for use in the Leisure Centre.

New development within the site should be designed to

connect to this system..

Within the landscape, WSUD interventions may include

the creation of a wetland on part of the undeveloped

land. The wetland may double as a natural pool, provide

an aesthetic setting for future development and provide

habitat for flora and fauna.

PHOTO 33. Dawson Street public lighting - Sunshine

PHOTO 34. Keilor Village Raingarden, Keilor

PHOTO 35. Dawson Street Raingarden, Sunshine

36

5.4.6 Main Street Concept Plan

The loading bay on the western wall of Keilor Shopping

Centre is a poor interface for the Community Centre and

development opportunity sites (refer Photo 9 on page

20). With a shift in the road alignment, commercial or mixed

use sleeving may be located adjacent to the loading bay

on the western side of the shopping centre. The existing

road may be redesigned as a shared zone that also

provides back of house service access for the shops and

shopping centre loading activities (refer Photo 36). This

will reserve the ‘Main Road’ as a pedestrian-based street

environment with connections to the Community Centre,

Plaza. Refer Figure 18.

Actions for Keilor Shopping Centre

The concept plan proposes significant changes to the

shopping centre:

▪

Removal of surface car parking to deliver a ‘Main

Street’ connection;

▪

Potential consolidation of parking into a multi-deck

structure;

▪

Internal adaptation of shopping centre to allow for

consolidation of loading operations and providing

opportunities to improve external interfaces; and

▪

Continuation of commercial development along Main

Road.

Consultation and negotiation with Shopping Centre

management will be necessary and discussions may

consider transfer of land ownership and adjustment to

access arrangements.

5.4.7 Community Centre Plaza

A street-based environment opposite the Keilor Downs

Community Centre will provide activity and movement

along this edge, and provide an opportunity to revitalise

the existing urban plaza (refer Photo 37).

Upgrades to the plaza should be staged with any changes

to the built form, road alignments and streetscapes.

5.4.8 Wayfinding

▪

Develop a suite of wayfinding signage to improve

the legibility of the centre and promote connections

between key anchors (refer Photo 38).

PHOTO 36. Hargreaves Mall in Bendigo is designed as a

shared zone primarily for pedestrians that also

accommodates vehicles.

PHOTO 37. Northern Plaza, Monash University, Clayton

PHOTO 38. Wayfinding signage

37

Figure 18. Main Street Concept Plan

Sleeve the ‘Main Street’

with commercial

and/or mixed use

development, serviced

by a rear laneway that

provides loading bay

access for the

shopping centre.

Maximise secondary

shopping entrance as a

pedestrian entry point.

Designate the

laneway/loading bay

entry as a shared user

space to provide

seamless pedestrian

connections.

Reduce the size of the

roundabout and realign the

road to create a ‘Main

Street.’

Retain existing vegetation

and mature trees where

possible.

Provide ‘Copenhagen’ style

bicycle lanes on both sides

of the road.

Integrate trees and

landscaped nodes into the

public realm.

Provide a minimal number

of short-stay car parks

outside new commercial

areas.

Provide raised pedestrian

crossings and thresholds to

enhance pedestrian

priority and calm trac.

Create a public plaza

outside the KDCC that

connects across the ‘Main

Street’ and to the SALC to

the south.

38

5.5 Built Form

5.5.1 Staged Development

It is expected that development across the Activity Centre

will occur in a number of stages. Any new development

is to consider the adjacent interface, and to provide for

equitable development of remaining land.

This is to include sufficient upper-level setbacks to allow

for the development of adjacent upper levels, and to

provide light access to future built form.

Development must provide quality treatments to

interfaces that will remain undeveloped for the short to

medium term, and ensure that the quality of the public

realm is sufficient to support interim uses.

This should include:

▪

Locating services and access to car parking along

edges not to be built against in the future;

▪

Setting floor levels of podiums to allow for the

expansion of efficient car parking across the site to

allow for the sharing of circulation (lifts, stairs and car

park ramps);

▪

Setting back upper levels a suitable distance to allow

for the efficient development of adjacent upper levels.

5.5.2 Built Form Guidelines

Setbacks

▪

Buildings along the ‘Main Street’ and other

commercial/mixed use areas are to have zero front and

side setbacks to provide a continuous street wall.

▪

Residential front setbacks are to allow for

landscaping, canopy tree planting and pedestrian

entries.

Building Heights

Building heights should reflect the appropriate

intensification of the activity centre, and a further

commercial land use analysis should be undertaken to

inform a review of the zones and overlays.

▪

A maximum 3 storey streetwall should apply to

pedestrian streets to maintain a human scale of

development.

▪

Overall building heights of 4-6 storeys should be made

available to Development Opportunity Sites.

▪

Where no other planning controls apply, land along

sensitive residential interfaces should be limited to

two storeys at the rear boundary.

Building Design

▪

Buildings should emphasise street corners and provide

address to both streets.

▪

Buildings should be designed to prevent excessive

overshadowing of primary and secondary pedestrian

streets and areas of public open space.

▪

Buildings adjacent to SALC are to be designed to

prevent overshadowing of access to northern light in

the outdoor spaces.

▪

A fine grain of development should be encouraged

along commercial and mixed use streets. Where

applicable, larger lots should provide architectural

detail to visually break continuous frontages.

Vehicle Access

Crossovers and car park entries are discouraged along

Primary and Secondary streets. Coordinated development

of land should allow for rear lane vehicle access to avoid

conflicts with pedestrians and cyclists and reduce the

dominance of car parking structures on the street.

Street Activation

Provide active frontages or ground floor uses at street

level and ensure the design of new buildings provides

balconies and terraces at upper levels to provide visual

connection to the street and increase opportunities for

passive surveillance.

39

Landscaped Setbacks

Where blank walls cannot be avoided landscape setbacks

should be provided. These should have a minimum

dimension of 2m to allow for screening vegetation and

canopy tree planting (Refer Photo 39).

Pedestrian Amenity

Provide continuous weather protection along commercial

streetscapes areas by incorporating verandahs or awnings

into the facade design, and through additional pedestrian

shelters as appropriate (Refer Photo 40).

5.5.3 Sensitive Interfaces

New development is to be designed to minimise impact

on adjacent sensitive uses including community facilities

and existing residential areas. Design measures to reduce

impact on sensitive interfaces include:

▪

Provide a transitional scale of building heights;

▪

Considered location of plant and service areas; and

▪

Provide site-specific design responses to address

areas of sensitivity.

5.5.4 Services

Services including electrical substations and fire service

equipment should be located on laneways or secondary

street frontages wherever possible. These are to be

suitably designed to minimise their impact on the public

realm.

Podium or upper levels car park areas are to feature

innovative and high quality screening, including greenery,

feature lighting and selected materials. Upper level car

park locations are not to be obvious as such when viewed

from the public realm.

Locate roof services such as air conditioners and lift over

runs so they are not visible from the street or adjoining

buildings. These elements should be incorporated into the

design of the building.

5.5.5 Environmental Performance

New buildings are to be designed in accordance with

best-practice Environmental Sustainable Design (ESD)

principles. These are to include:

▪

Solar harvesting;

▪

Water harvesting and filtration (WSUD);

▪

Access to natural ventilation and light;

▪

Energy efficient lighting including dimming as

required;

▪

Use of recycled materials in construction;

▪

Green roofs and walls; and

▪

Heat mitigation, considering material colour and

properties.

PHOTO 39. Provide landscaped setbacks and articulation to

blank walls.

PHOTO 40. Provide pedestrian amenity (Above, Dawson

Street, Sunshine)

40

This UDF has been prepared as a vision setting

document comprising of design principles and

concepts to guide future development of land

within the Keilor Downs Activity Centre.

Implementation of the UDF will be subject to

further detailed design, planning and feasibility

assessment of the concepts contained within the

document.

It is anticipated, subject to Council adoption of

the Keilor Downs UDF, that the following projects

and actions will be considered as part of the

implementation of the vision of the UDF (subject

to Council’s annual budget process):

▪

Develop an implementation plan to guide the

Vision of the Keilor Downs UDF;

▪

Undertake a land use study to explore a mix

of uses that includes retail; commercial and

residential to understand the feasibility of

outcomes proposed by the UDF;

▪

Align redevelopment of SALC with objectives of

the UDF;

▪

Undertake flora and fauna surveys on land that

potentially contains remnant grasslands;

▪

Consult further with key stakeholders;

▪

Undertake a Traffic Impact Assessment to

determine appropriate road configurations and

treatments;

▪

Prepare a functional layout drawing that

resolves the design of internal streets, road

realignments and pedestrian and cycle

connections;

▪

Improve public spaces, social infrastructure

and pedestrian and cycle connections through

future Capital Works Program;

▪

Consider initiatives to promote fitness and

recreation activities on land external to SALC;

and

▪

Investigate the feasibility of introducing water

harvesting within the landscape and built form

to provide a sustainable water supply for the

SALC.

41

Artist’s vision - Approved medium density

townhouse development at 7B Copernicus Way

that depicts residential development fronting onto

open space. Image courtesy of Rothe Lowman

Architects.

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