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12.4

Submission To Albion Quarter Structure Plan Discussion Paper

12.4

Submission to Albion Quarter Structure Plan Discussion

Paper

Directorate

City Futures

Director

Kelvin Walsh

Manager

Leanne Deans

Attachment(s)

1. Albion Quarter Structure Plan Discussion Paper [

12.4.1

-

53 pages]

2. BCC Submission to Albion Quarter Structure Plan

Discussion Paper - July 2024 [

12.4.2

- 21 pages]

Purpose

To seek Council endorsement of the draft Submission to the Albion Quarter Discussion

Paper.

Officer Recommendation

That Council:

a. Notes the Albion Quarter Discussion Paper, prepared by the Department

of Transport and Planning, shown at Attachment 1.

b. Endorses the Submission to the Albion Quarter Discussion Paper, shown

at Attachment 2, and its lodgement with the Department of Transport

and Planning by 28 July 2024.

c. Notes that the Victorian Government announced infrastructure

investment changes in the May State Budget that impacts the Sunshine

Precinct, and that Council will continue to advocate for infrastructure

investment in line with the

d. Provides the Submission to the Albion Quarter Discussion Paper, shown

at Attachment 2, to the Hon. Natalie Sulyman MP, Member for St Albans,

and Sarah Connolly MP, Member for Laverton.

Background

On 20 May 2024, the Department of Transport and Planning (DTP) released the Albion

Quarter Discussion Paper (Discussion Paper), shown at

Attachment 1,

for public

comment to inform the further development of the Albion Quarter Structure Plan

(Structure Plan) within the Sunshine Precinct.

The Albion Quarter, shown at Figure 3 and 4 of the Discussion Paper, comprises an area

focused on Albion Station and its surrounds, extending to existing industrial and mixed

commercial areas north of Ballarat Road (either side of the railway line) and land east of

the station.

The Discussion Paper is a high-level planning focused document that will inform the

preparation of a Structure Plan. The Discussion Paper is intended to facilitate feedback

from the community and key stakeholders on issues and opportunities to inform the next

phase of the Structure Plan. The Discussion Paper provides background information on

the project, contextual analysis and proposes a Draft Vision, Principles and Emerging

Ideas, which are being tested as part of the engagement process.

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The purpose of developing the Structure Plan is to guide the transition of Albion Quarter

from the current industrial land use mix to a more commercial and mixed-use area which

supports the next generation of jobs, innovation and services, and provides space for

new residential housing close to public transport and active transport connections.

The need for an Albion Quarter Structure Plan

There is significant opportunity to reimagine the Albion Quarter and was recognised in

Council’s

(Sunshine Vision)

adopted in August 2021. The Sunshine Vision and several other Council led policy

documents and advocacy campaigns were some of the catalysts for the Victorian

Government to recognise the opportunity that exists in the Albion Quarter area.

Investment by the Commonwealth and Victorian Government in Melbourne Airport Rail

and the Sunshine Super Hub will bring unprecedented benefits into the Sunshine

Precinct.

The Victorian Government’s

also sought

to capitalise on these opportunities by identifying Albion as one of three distinct hubs

within the Precinct to accommodate transformational change, alongside Sunshine Station

and the Sunshine CBD.

While other parts of the Sunshine Precinct have begun to change through urban renewal,

the land around the Albion Station has not and this has driven the need for greater

planning certainty and direction to drive the development of this important area.

The Structure Planning process

DTP commenced work on the Structure Plan in 2021 and has been working in

collaboration with departments across the Victorian Government, Brimbank City Council,

and key stakeholders.

Where opportunity exists Council officers have worked closely with DTP officers, seeking

to ensure that both Council’s and the community’s priorities are considered as part of the

Discussion Paper and other key projects being undertaken for the broader Sunshine

Precinct.

A range of background analysis and technical investigations are being progressed to

inform structure planning for the Albion Quarter. This work will improve DTPs

understanding about utilities, transport, amenity impacts of existing land uses, land

contamination, population and employment forecasts to inform the Structure Plan.

The release of the Discussion Paper forms the conclusion of Phase 1 (the background

and vision phase) of three key phases in the development of the Structure Plan. Phase 2

focuses on the drafting of the Structure Plan with Phase 3 focused on consultation and

planning scheme changes.

Following feedback from the community and stakeholders as part of Phase 1, DTP will

commence development of a draft Structure Plan, incorporating and or reflecting

relevant feedback and technical studies and investigations. It is understood that there

will be stakeholder engagement as part of this phase, with opportunity for the public to

provide feedback on the draft Structure Plan in Phase 3 of the process.

In Phase 2 DTP will also commence developing an implementation plan which may

include further development contributions through an Infrastructure Contributions Plan,

in addition to the two Development Contribution Overlays that impact the area, to help

funded delivery of key elements in the Structure Plan over time.

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Matters for Consideration

Options

A draft Submission prepared in response to the Albion Quarter Discussion Paper is shown

at

Attachment 2

.

The following options are available to Council:

A. Endorse the draft Submission to the Albion Quarter Structure Plan, shown at

Attachment 2.

B. Endorse the draft Submission to the Albion Quarter Structure Plan, shown at

Attachment 2

, with changes

C. Determine not to endorse the draft Submission to the Albion Quarter Structure

Plan Discussion Paper, shown at

Attachment 2

, with no further action.

Overview of draft Submission

The draft Submission focuses on matters of greatest impact and importance to Council

and community to inform the next phase of the development of the Structure Plan. Many

of these matters have been raised with DTP in ongoing discussions, including in meetings

about the development technical studies and background analysis work to inform the

development of the Structure Plan.

This draft Submission addresses, but is not limited to:

•

The importance of the Victorian Government committing to funding and the

timely delivery of key infrastructure projects including the Melbourne Airport Rail

and the Western Rail Plan.

•

Provides in-principle support for the draft vision statement, principles and

emerging ideas which are consistent with the Sunshine Vision, while

encouraging a focus on cultural and indigenous identity as part of developing the

Structure Plan.

•

Give greater regard to how Albion Quarter plays a contributing role in the

development of the broader Sunshine Precinct and beyond.

•

Prioritise job creation by providing a clear competitive advantage and sufficient

floorspace to provide jobs growth and jobs for the future. Target case figures in

the Opportunity Statement indicate significant growth in jobs and population in

the Sunshine Precinct by 2051, however there is limited information at present

on what are the quantum of jobs and/or population numbers are being planned

for in the Albion Quarter.

•

Prioritise the creation of a high amenity, walkable and connected urban

environment that presents as a seamless and interconnected environment with

the Sunshine Metropolitan Activity Centre and the broader Sunshine Precinct, as

well as its neighbouring residential and other areas.

•

Provide clarity on the role of streets and potential future infrastructure

investment which could unlock more frequent and better accessible bus

networks servicing both Albion and Sunshine Stations for local and regional

travel.

•

Plan for significant growth and development opportunity that maximises planned

investments in infrastructure, while also providing strategic justification for

proposed densities. This includes reference to how investment opportunities

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such as the Western Rail Plan, Melbourne Airport Rail and those for Sunshine

and Albion stations play a role in physical transformation opportunities.

•

Identifies the shared vision and objectives that Council and DTP have for the

area and the alignment with Council policies, strategies, and plans, and

proposed Brimbank Planning Scheme Amendment C225brim that align and

provide guidance to the future structure plan. Examples include Council’s

Victorian Government Infrastructure Investment Changes

In 2019, Council adopted the

(Response

Strategy) in response to significant transport infrastructure and investment flagged by

the Victorian Government.

The Response Strategy provides a framework and work plan, including advocacy, to

ensure delivery of these projects results is a win/win for Council and community. Part of

the work to date has included community consultation as part of Building Brimbank

which informed the development of the

.

The Victorian Government budget announced in May 2024 that the Geelong and Ballarat

Fast Rail, and Wyndham Vale and Melton Rail Lines Electrification projects have all been

cancelled, with delivery of the Melbourne Airport Rail (MAR) project set back by at least

four years from the previously identified completion date in 2029.

While both the Victorian and Commonwealth governments have committed to funding

the delivery of MAR, its delay along with the cancellation of the above projects will have

flow on effects impacting the scope of development outlined in the Sunshine Station

Masterplan. The delay also creates significant uncertainty regarding the scope, scale and

form of development proposed for the Albion Station rebuild, and surrounds, including

impacts on planning for the immediate Albion Station Precinct and Albion Quarter.

In addition to Council, there is strong support from a wide range of stakeholders and

neighbouring councils for the progressing the delivery of MAR and the other rail

infrastructure projects. Council will continue advocacy in line with the

to encourage the delivery of MAR as a priority given its

stimulus effect on the local and regional economy and community benefits.

It has been reported that the Commonwealth Government appointed mediator, Neil

Scales OBE, will be submitting his report to Government in the coming weeks.

Next Steps

Subject to Council’s decision, the draft Submission would be lodged with DTP by 28 July

2024.

Council officers will continue to advocate for appropriate consideration, reflection and

application of Council policies, strategies and plans to inform the development of the

structure plan and associated planning scheme amendment.

Community Engagement

DTP are seeking submissions on the Discussion Paper between 20 May 2024 and 28 July

2024. The Discussion Paper is available on the Victorian Government’s Engage Victoria

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website and interested individuals or groups can complete an online questionnaire or

feedback form.

In person ‘pop-up sessions’ have been, or are scheduled for:

•

Victoria University - Sunshine Campus between 11:00am and 1:00pm on

12 June 2024

•

Albion Station between 7:00am and 9:00am on 23 July 2024.

Resource And Risk Implications

Resource requirements can be met within the Annual Budget 2023/2024.

Community:

potential impact on community, including public trust and customer

service impact:

• Yes – A future structure planning process will directly impact existing landowners and

occupiers within and around the Albion Quarter. The draft Submission seeks appropriate

development outcomes and ongoing investment in key public transport infrastructure

that will deliver social and economic benefits for the community.

Environmental:

impacts on environmental sustainability, including water/waste

management, climate change, and contaminated land:

• Yes – The redevelopment of the Albion Quarter neighbourhoods represents a significant

opportunity to improve the environmental health and performance of the area through

site cleanup/management, landscaping and appropriate long term land use change and

development.

Financial:

significant financial impacts:

• None at this stage – The redevelopment of the Albion Quarter will increase the demand

for Council services, facilities and asset maintenance as land use changes and population

grows within the precinct.

Regulatory:

legal, legislative or regulatory implications including the rights/obligations

of stakeholders:

• Yes – The implementation of a future Structure Plan will require an amendment to the

Brimbank Planning Scheme and will be required to align with the Planning and

Environment Act 1987.

Safety

: health, safety or duty of care impacts

• Yes – The development of the Albion Quarter is anticipated to improve safety and

amenity in and around the area.

Legislation/Council Plan/Policy Context

This report supports the Council Plan 2021-2025 strategic direction and objective of:

1. People and Community - A welcoming, safe and supported community - An

inclusive place for all

• Wellbeing and Belonging - Responsive services that support mental and physical

wellbeing

2. Places and Spaces - Liveable and connected neighbourhoods that support

healthy and sustainable futures - A green place for all

• Liveable and Connected - Inviting and liveable spaces and facilities, connected so

people can get around

• Sustainable and Green - Protect natural environments for current and future

generations

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3. Opportunity and Prosperity - A future focused, transforming city where all

have opportunities to learn and earn - A prosperous place for all

• Growing and Transforming - Optimise community opportunities through infrastructure

innovation and investment

4. Leadership and Governance - A high performing organisation that enacts the

vision and decisions of Council through the delivery of quality and innovative

services - A fairer place for all

• Engaged and Responsive - Community insights are valued to enhance connection and

engagement with Council.

This report is informed by the:

•

•

Brimbank Planning Scheme

•

Plan Melbourne 2017-2050

•

Sunshine Priority Precinct Vision 2050

•

Advocacy Plan 2023

•

Brimbank Response Strategy to the Western Rail Plan 2019

•

Sunshine Town Centre Structure Plan 2014

•

Sunshine Town Centre Development Contributions Plan

•

Municipal Development Contributions Plan

•

Brimbank Activity Centre Strategy 2018

•

Industrial Land Strategy 2018

•

Brimbank Heritage Strategy 2018

•

Transport Priorities Paper 2022

•

Car parking management plan for Sunshine Activity Centre 2019

•

Cycling and Walking Strategy 2016

•

Urban Forest Strategy 2016

•

Creating Better Parks - Brimbank Open Space and Playground Policy and Plan

2016

•

Creating Streets for People Policy 2022

•

Sustainable Water Management Strategy 2013 -2023

Council officers contributing to the preparation and approval of this report, have no

conflicts of interests to declare.

Sunshine Precinct

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Attachment 12.4.1

We proudly acknowledge Victoria’s First

Nations people as the Traditional Owners

of the lands and waters on which we live

and work and pay our respects to their

Elders past and present.

As we integrate our transport, land

use and planning systems with the

aim of creating thriving places

and connected communities, we

acknowledge the use of traditional

songlines routes as an integral

part of First Nations culture in

connecting with the land.

We acknowledge that Sunshine

and Albion are on Aboriginal

land – land of the Wurundjeri

people. We also recognise

and acknowledge the

contribution and interest

of Aboriginal people

and organisations in

the development of a

prosperous region.

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Attachment 12.4.1

Discussion Paper

Page 3

Contents

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Attachment 12.4.1

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Attachment 12.4.1

Introduction

The Department of Transport and Planning (DTP) is

working on a Structure Plan for Albion Quarter, part of

the Sunshine Precinct.

The name Albion Quarter reflects the focus of change

in the proposed Structure Plan area centred around

Albion Station and acknowledges this does not reflect

existing suburb names.

This Discussion Paper sets out the background of this

project, a draft Vision and Principles for the future

of Albion Quarter, and a series of Emerging Ideas

designed to guide development of the Structure Plan.

The Structure Plan will acknowledge the industrial

heritage of the John Darling Flour Mill and the historical

significance of Sunshine Harvester to the Sunshine

Precinct.

Discussion Paper

Page 5

Project History

Sunshine Precinct is one of a number of priority

precincts. The Department of Transport and Planning

(DTP) is leading a whole-of-government effort to

implement the vision for Sunshine Precinct as set out in

its 2021 Precinct Opportunity Statement.

DTP is leading preparation of the Albion Quarter

Structure Plan in collaboration with departments

across the Victorian Government, Brimbank City

Council, and key stakeholders.

Some parts of Albion Quarter were earmarked for

change in the Sunshine Town Centre Structure Plan

2014. Prevalent industrial land uses were considered an

underutilisation of land with good access to transport

and other infrastructure and amenities. The 2014

Structure Plan informed changes to the Brimbank

Planning Scheme including the Activity Centre Zone

being applied to ‘Sunshine Town Centre’ including

these segments of Albion Quarter.

Why Albion Quarter?

In November 2021 the State Government released

a Precinct Opportunity Statement for the Sunshine

Precinct. It suggests that much of the forecast growth

and change over the next 30 years in Sunshine will

be centred around 3 distinct hubs - Sunshine CBD,

Sunshine Station and Albion Quarter (Figure 1).

The Precinct Opportunity Statement sets out the vision

for Sunshine Precinct:

The Precinct Opportunity Statement outlines the

following goals:

• Transforming Sunshine into the Centre of

Melbourne’s west.

• Increasing the connectedness of Sunshine’s

neighbourhoods and hubs.

• Making Sunshine a great place to live.

• Improving outcomes for Sunshine’s diverse

communities.

It also suggests that Sunshine Precinct can

accommodate 34,000-45,000 jobs, 21,000-26,000

homes and 55,000-70,000 residents. As part of the

Precinct, Albion Quarter can support the provision of

this.

The Structure Plan Project

Plan Melbourne designates Sunshine as a National

Employment and Innovation Cluster (NEIC),

Metropolitan Activity Centre and Priority Precinct.

Sunshine is also a focal point for investment in the

rail network, with Metro Tunnel and Suburban Rail

Loop (SRL) Airport converging at Sunshine Station

transport superhub.

With Sunshine’s population expected to more than

double over the next 30 years, the State Government

is looking to provide certainty to community and

investors about how the area will accommodate this

growth. As such, Sunshine is a government priority for

encouraging jobs and housing growth and leveraging

off significant existing infrastructure investment.

Transforming Albion Quarter in Sunshine Precinct

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Attachment 12.4.1

Discussion Paper

Page 6

Figure 1

Albion Quarter is one of three distinct hubs that will accommodate much of the forecast growth and change in Sunshine Precinct.

Source: Sunshine Precinct Opportunity Statement

The Opportunity

There is a significant opportunity to reimagine

Albion Quarter. While other parts of Sunshine have

experienced significant change in terms of urban

renewal over the last several years, the land around

Albion Station has remained largely unchanged.

Large tracts of underutilised or vacant industrial

and commercial land epitomise the Albion Quarter.

A century of intensive industry and manufacturing

activities have created an environment that is

car-dependent, contaminated, lacking in open space

and tree canopy, and relatively hostile to pedestrians.

These conditions make it a strong candidate for

positive change and major urban renewal.

Sunshine is poised to become a key transport

superhub. By 2025, it will be just 16 minutes from the

Melbourne CBD via the new Metro Tunnel, and further

enhanced through the planned connection to the

airport.

The Sunshine Station Masterplan outlines the plans

for upgrading the areas around Sunshine Station.

Concurrently, the State Government has committed

to a future upgrade of Albion Station. There are

also opportunities to upgrade the public realm

around Albion Station, and create better transport

connections and neighbourhood interfaces.

Albion Quarter

Sunshine CBD

Sunshine Station

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Attachment 12.4.1

Discussion Paper

Page 7

What is a Structure Plan?

The result of this strategic planning process will be

a Structure Plan. A Structure Plan sets out a shared

vision and outlines the future character, uses, and

features of the place, while also guiding development.

The Structure Plan will identify and locate where

and how change can occur, including transport and

access, built form, and public realm. It will provide

guidance around the nature and scale of land uses

going forward, and include commentary on how Albion

Quarter may develop and evolve into the future.

The Structure Plan will set out a clear framework to

guide the growth of Albion Quarter in line with local

population increases, infrastructure investment and

proposed development and renewal in Sunshine and

surrounds. Currently, there are a number of barriers

to that change, including the requirements for

Development Plans where multiple owners are involved.

A significant amount of analysis has been undertaken

to understand the opportunities and constraints for

future growth and improvement of Albion, and its

relationship to the Sunshine Activity Centre.

The objectives of the Structure Plan are to:

• Develop a cohesive framework that integrates

the significant employment and complementary

residential densities within Albion Quarter, with an

upgraded Albion Station and community anchors.

• Plan for the retention of employment generating

uses adjacent to Albion Quarter and the orderly

transition of uses where change is envisaged.

• Plan for the delivery of precinct-shaping

infrastructure, including local and major transport

infrastructure, the future upgrade of Albion Station,

resolution of the future of St Albans Road, and

revitalisation of Stony Creek in Albion Quarter.

• Provide guidelines for a pedestrian-priority urban

fabric across Albion Quarter that supports an

effective active and public transport network and

equitable access to green amenities.

• Identify necessary local infrastructure and

potential funding strategies to deliver that

infrastructure.

• Promote opportunities for green and sustainable

infrastructure that supports and future-proofs

Albion Quarter as a liveable employment precinct.

• Provide for a diverse range of housing options

suitable for both the existing community and a new

incoming community, including consideration of

affordable housing.

The Structure Plan will address key issues related to:

• Albion Station transport and rail upgrades

• Transformative projects in the area

•

Significant neighbourhoods and land-holdings

• Current and future role and function of Ballarat

Road

• Employment, housing and related services

• Open space, public realm and landscape

• Community infrastructure and services

•

Housing

• Environmental sustainability initiatives

• Victoria University Campus, and the associated

Albion Quarter East

• Revitalisation of Stony Creek in Albion Quarter

• Implications of the existing gas pipeline on the

redevelopment of land.

Building on Previous

Community Engagement

This discussion paper builds on the Sunshine Precinct

Opportunity Statement.

Additional consultation with the Sunshine Precinct

Community Reference Group, established by the State

Government, has revealed community desire for:

• Improved safety and security

• Albion Quarter as an innovation hub

• Improved connectivity to Sunshine CBD

• Leveraging educational uses

• Existing community to be central to revitalisation

efforts

• Greening of Albion Quarter, including Stony Creek

• Tourism.

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Attachment 12.4.1

Discussion Paper

Page 8

Project methodology

Phase 1:

Background & Vision

Phase 2:

Draft Structure Plan

Phase 3:

Structure Plan Consultation &

Planning Scheme Changes

This phase will seek to understand the issues,

opportunities, and context of Albion Quarter

through technical studies, key stakeholder

consultation and community engagement.

Preparation of technical investigations

includes utilities, transport, amenity impacts

of existing land uses, land contamination,

population and employment forecasts. These

will continue into Phase 2.

Incorporating the outputs of all technical studies,

stakeholder and community engagement.

Identifying how the Draft Structure Plan and

Infrastructure Contributions will be realised

over time, including actions to be directly

delivered by Government.

Public Consultation

We are here.

Community consultation for the Structure

Plan and associated Planning Scheme

Amendment.

Approved Albion Quarter Structure Plan

and Infrastructure Contributions Plan.

Gazetted Planning Scheme Amendment.

Identify the Vision and Principles for Albion

Quarter and Emerging Ideas to be addressed

in the draft Structure Plan.

This phase will include the preparation of a

Draft Structure Plan, continue with technical

assessments, including feasibility, as required to

realise the Vision and Key Ideas.

The broad methodology for the Structure Plan is

outlined in the diagram below:

Stakeholder Engagement

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Attachment 12.4.1

Policy Context

The Albion Quarter Structure Plan will be informed by a broad range of state and local government plans and strategies.

Sets the legislative framework for Victoria’s planning system. Section 4 sets out the objectives of

planning in Victoria, which councils must implement.

Plan Melbourne 2017-2050 – Metropolitan

Planning Strategy

Establishes a vision for Melbourne by integrating land use, infrastructure and transport planning

to meet future environmental, population, housing and employment needs. Plan Melbourne

identifies Sunshine as a National Employment and Innovation Cluster (NEIC), Metropolitan Activity

Centre and Priority Precinct, confirming Sunshine’s integral role in providing housing, jobs and

services.

Melbourne Industrial and Commercial Land

Use Plan 2020

A framework to more effectively plan for future employment and industry needs, and better

inform future strategic directions. The strategic framework supports high-density knowledge

intensive employment generating land uses within the Sunshine Precinct including Albion Quarter.

Sunshine Precinct Opportunity Statement

(2021)

The Statement identifies Albion Quarter as one of three distinct hubs to accommodate

transformational change in the Sunshine Precinct, alongside Sunshine Station and the Sunshine

CBD. It articulates the Vision for Sunshine Precinct and government’s role in leading this.

Victoria’s Housing Statement (2023)

A bold plan to deliver housing over the next decade with the whole-of-government delivery and

coordination of Priority Precincts including Sunshine, a focus for significant new homes. It outlines

the plan to create places where people have vibrant, liveable and sustainable communities,

affordable housing and quality jobs which help to grow Victoria’s economy. Priority precincts will

capitalise on the benefits of major infrastructure investments to support thriving communities

and encourage further investment.

Discussion Paper

Page 9

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Attachment 12.4.1

Sunshine Priority Precinct – Vision 2050

(2021)

A framework for leveraging infrastructure investment to double the resident and business jobs

population in the precinct and to become the capital of Melbourne’s west. It specifically identifies

for the Albion Quarter: The upgraded Albion Station is the catalyst for the transformation of the

northern end of Sunshine CBD.

Brimbank Climate Emergency Plan 2020-

2025

Identifies a position statement, principles and five themes for action to achieving a healthy, more

resilient environment and economy in the face of climate emergency.

Policy Statement on Affordable Housing

(2022)

Articulates Council’s position on social and affordable housing to Brimbank residents and other

key stakeholders. It also outlines the principles, roles and pathways that guide Council’s decisions

and actions to encourage and support increased local supply.

Discussion Paper

Page 10

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Attachment 12.4.1

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Attachment 12.4.1

Discussion Paper

Page 12

Albion Quarter is a significant urban renewal

opportunity located within the City of Brimbank. It is

approximately 12km west of Melbourne’s CBD, within the

Sunshine Metropolitan Activity Centre as identified in

Plan Melbourne. It is also part of the State Government

identified NEIC, and a Priority Precinct. The regional

context is depicted in Figures 2 and 3. The Albion

Quarter Structure Plan working boundary and its

context is depicted in Figure 4.

Cultural context

Albion Quarter is part of the traditional lands of the

Wurundjeri People of the Kulin Nation. For the Traditional

Owners, the lands in the City of Brimbank have always

been a significant trading and meeting place.

The municipality contains 427 known places of cultural

heritage significance. These places, objects and

landscapes are representative of the complex and

changing lifestyles of Aboriginal people over thousands of

years.

Transport-catalysed growth

Albion Quarter has easy access to Melbourne’s CBD

and to the western suburbs by train, and good access

on Ballarat Road to the Western Ring Road and the

freeway network. It is also directly served by the 215,

220, 426, 456, 903 and 941 bus routes. The train line to

Ballarat passes through Albion Quarter (Figure 3).

Major investment in new transport infrastructure,

including the Metro Tunnel Project, Albion Station

upgrade and investment around Sunshine Station

underpin the growth of the area.

Regional Context

The completion of the city-shaping Metro Tunnel

project will result in Albion being connected to and

through the City and the Melbourne’s south east. Whilst

Albion has its own station, proximity to the Sunshine

Station transport interchange makes it a highly

desirable location, and one that could accommodate

a larger population ready to take advantage of this

transport accessibility.

Employment and innovation

Plan Melbourne 2017–2050, the city’s metropolitan

strategy, locates the Albion Quarter area within the

Sunshine NEIC, and identifies state-significant health

and education precincts in the Victoria University

Sunshine campus and Sunshine Hospital.

The cluster has the potential to build a critical mass of

tertiary education, health-related training, health care,

and retail and professional services, as well as facilitate

private investment. Plan Melbourne estimates there are

currently 14,600 jobs in the cluster.

Community context

As outlined in the Council Plan, the Brimbank

municipality has a culturally rich and diverse population,

with almost half the population born overseas. More

than half of Brimbank’s residents speak a language

other than English at home. It is also the second most

disadvantaged community in Greater Melbourne.

Figure 2

The role of Sunshine Precinct in the Regional Context

Melbourne

Airport

BRIMBANK

FOOTSCRAY

BENDIGO

BALLARAT

GEELONG

INNER

MELBOURNE

MELTON

GROWTH

AREA

WYNDHAM

GROWTH

AREA

Avalon Airport

Port of

Melbourne

Essendon

Airport

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Attachment 12.4.1

Discussion Paper

Page 13

Figure 3

The Regional Context surrounding Sunshine’s Albion Quarter

Regional Context Plan

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Attachment 12.4.1

Discussion Paper

Page 14

Albion Quarter Structure Plan Area and Context

Figure 4

Albion Quarter Working Boundary and Context

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Attachment 12.4.1

Discussion Paper

Page 15

Albion Quarter is a predominantly industrial area.

Existing land uses comprise of steel and concrete

manufacturing, vacant land, storage, and big-box

retail. Most sites consist of one-storey buildings on

large parcels. The existing conditions of the area are

representative of outcomes left by decades of intense

industry and manufacturing activities, resulting in

a car-focused environment with poor pedestrian

provision. Stony Creek, which runs through the

area, is a concrete channel with underappreciated

habitat value. There are also issues around soil

contamination. The area is fragmented by significant

roadways, large areas dedicated to car parking, few

crossings across the rail line and many industrial

buildings with limited active frontages. The result is

an area with poor connectivity, poor amenity and a

pedestrian environment that is lacking in both safety

and character. The historical John Darling Flour Mill

is located immediately to the west of Albion Station, a

significant local landmark.

A changing community

Albion Quarter is on the threshold of extensive growth.

Population growth and changing demographics in

Melbourne’s west has created demand in Sunshine

and surrounding areas. This project provides the

opportunity to consider changing land uses and

a more intensive use of the land for employment,

commercial and residential uses. This process will

require a dramatic shift in amenity, with demands for a

vibrant and convenient community-focused centre.

An environmentally degraded and socially

disadvantaged community, there will be a strong focus

on climate resilience and sustainability, and urban

design and place making. The goal is to devise a

framework to build a community with a deeply rooted

sense of place, with equitable access to transport,

housing, open space and infrastructure now and into

the future.

Local destinations

Education

Albion Quarter is home to the Victoria University

Sunshine Campus, which hosts a range of courses

in building, engineering, construction, nursing and

paramedicine. It also houses the Western Melbourne

English Program, which offers foundation courses to

students seeking to increase their English literacy.

Significant investment has created a modern campus

with state-of-the-art equipment and training facilities.

These include the 6-green-star trade training centre,

Construction Futures, and the Sunshine Skills Hub,

which includes purpose-built innovation spaces, 3D

printing facilities, a high-tech nursing simulation lab,

and a paramedics lab.

Furthermore, a new Brimbank Technical School will be

constructed by 2026.

Social services

Albion Quarter is home to a number of social services

including the Sunshine Police Station and Magistrates

Court, Services Australia, the Sunshine Fire Station and

Ambulance Victoria.

Local context

There are a number of important existing local

destinations within a 10 minute walk of Albion Station,

including shopping centres, schools, sporting clubs

and social services (Figure 5). The following outlines

the existing major destinations in and around Albion

Quarter.

Sunshine CBD

Sunshine is home to the bulk of retail, hospitality,

entertainment, and civic activities in the area.

With two major shopping centres (Sunshine Plaza

and Sunshine Marketplace) flanking either side of

Hampshire Road, this is undoubtedly the retail heart

of Sunshine.

Brimbank City Council and the Sunshine Public Library

civic facilities are also located on Hampshire Road. The

local hospitality offerings reflect the ethnic diversity in

the area, and this combined with recent public realm

upgrades have helped to create a vibrant main street.

Neighbourhood activity centres

There are a number of small local activity centres

surrounding Albion Quarter, though none within the

study boundary. These mainly consist of small strips of

shops offering cafés, takeaways, convenience stores,

and beauty services.

The closest to the study area are the Perth Avenue and

Northumberland Road neighbourhood activity centres,

the latter of which recently underwent upgrades

including the installation of a safe pedestrian crossing,

wider footpaths, seating and shade.

The neighbouring suburb of Albion

The neighbouring suburb of Albion was developed

in the early part of the 20th century inspired by the

Garden City movement from England. Developed

by H.V. McKay, it was designed to provide worker

housing with equitable access to parklands and public

buildings.

Community mural at Victoria University

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Local Destinations

Figure 5

Existing Local Destinations

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Major Projects

There are a number of major projects and key sites

within the area that are contributing to reshaping

the future of Albion Quarter, its character, and how it

connects to its urban environment.

These projects include private developments, along

with state infrastructure projects. It is important

that the Structure Plan guides outcomes from these

projects, where it can, that are consistent with the

ambitions of the area, and that contribute positively to

Albion Quarter as a place.

Albion Station upgrade

A future upgrade of Albion Station presents the

opportunity to improve station user experience and

support the long-term transition of industrial land to

vibrant mixed-use neighbourhoods.

Private development

There are a number of large, privately owned land

parcels within Albion Quarter that are in various

stages of planning for future development. The major

urban renewal opportunities in Albion Quarter include

parcels on Ballarat Road east and west of the rail

line. Others contain high value employment uses that

might be better relocated to enable more intensive and

compatible uses close to the upgraded Albion Station.

Furthermore, there is opportunity for redevelopment

immediately east of Albion Station (Figure 9), in

addition to other parcels along Anderson Road.

The unique and historical John Darling Flour Mill

will ultimately be redeveloped and will provide a

significant destination in the Albion Quarter. The extent

and nature of urban renewal and redevelopment

opportunities will be a core focus of the Structure

Planning process.

Stony Creek

Stony Creek runs through Albion Quarter (Figure 6).

It currently takes the form of a concrete lined culvert

drain. Resolving how Stony Creek might be revitalised

and more widely accessible to the public will be a

central part of this Structure Plan. Technical studies

are underway to understand the possibilities and to

produce design options.

Figure 6

The opportunity to revitalise Stony Creek is key to the

transformation of Albion Quarter

Accessing Albion Quarter

It is anticipated that traffic volumes and demand within

Albion Quarter will continue to increase through the

influence of both local and regional patterns of growth.

For Albion Quarter to develop sustainably and provide

an access network and public realm that can meet

future travel demands and preferences, emphasis

must be placed on increasing sustainable transport

modeshare, addressing barriers to movement, and

access management.

Some of the access challenges for Albion Quarter are:

• the rail corridor and Ballarat Road corridor create

significant physical and visual barriers within the

Albion Quarter.

•

significant grade changes and dated, confined

and unappealing under/overpasses create a poor

pedestrian experience.

• the pedestrian environment is dominated by freight

and vehicle movement.

• historic and existing land use that has encouraged

a legacy of prioritised vehicle movement through

rather than to/from Albion Quarter as a destination.

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DTP has undertaken initial analysis of the transport

context and opportunities for Albion Quarter. Transport

objectives include:

Reducing severance

Resolving connections across major rail and road

barriers to facilitate movement throughout Albion

Quarter and reduce transport-led community

severance.

Increasing mode choice

Facilitation of improvements within Albion Quarter to

prioritise active transport and public transport and

increase mode choice options for all trip types. The

vision for Albion Quarter is a modal mix where 60 per

cent of trips to, from and within Albion Quarter are

undertaken by public transport, walking and cycling.

Enabling development

Upgrading the transport network within Albion Quarter

to accommodate more people, enhancing adjacent

place characteristics.

Supporting inclusion

Ensuring the transport network presents safe,

accessible and affordable connections for everyone to

use.

Increasing safety and perceptions of safety

Providing a safe and enjoyable environment and

urban realm with active and passive surveillance which

encourages pedestrian activity and opportunities for

positive and safe social interactions.

Transport Opportunities

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The major transport opportunities include:

2. Ballarat Road transformation

Review the key movement corridor in the study area

to improve the movements along and across it for all

users.

• Ballarat Road should transform into a corridor

that can support its high movement function for

east-west connections, providing for Albion and

Sunshine’s growing population with high quality

public transport and support the high density

and high value land uses of a Metropolian Activity

Centre.

• Regular and safe crossings, safer speeds and

dedicated public transport infrastructure along

Ballarat Road should be explored to improve the

movements along and across it for all users.

1. Albion Station upgrade

Upgrade Albion Station as a catalyst for development

of the Albion Quarter.

• Albion Station needs to be upgraded as a high

quality interchange that attracts and supports

passenger journeys by public transport

• Upgrading Albion Station should be supported

by initiatives to improve walking, cycling and bus

connections to the station.

3. Establish an active transport web

Improve active transport connections to key

destinations across Albion Quarter, filling the missing

links in the network for the wider area.

• More safe, coherent routes for active transport are

needed to connect people to Albion and its key

destinations, fill gaps in the broader network and

enhance user experiences for all.

• Linking key locations with direct, safe and pleasant

connections to Albion Station, John Darling Flour

Mill, key development sites, Victoria University, and

Hampshire Road (Sunshine) should be considered.

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4. An enhanced bus network

Provide an enhanced bus network for Albion Quarter,

improving accessibility and route frequency.

• Buses need to provide competitive journey times

at convenient frequencies to key destinations. The

quality and accessibility of bus stops should also

be improved.

• DTP’s bus reform program focuses on improving

the frequency, competitiveness and accessibility of

bus services.

• Under DTP’s bus reform program, the future

network is expected to be underpinned by a

series of rapid, connector and local routes that

link through the Albion Quarter to regional

destinations.

5. Unlocking Albion access

Provide a fine grain road and street network that

unlocks transport access to, from and around Albion

Quarter.

• As Albion Quarter grows, there is a need to

implement a road and street network that will

encourage redevelopment of the Albion Quarter

area, enhance access to and within this area,

and improve provisions for vulnerable road users,

including pedestrians and cyclists.

•

The future configuration of the road and street

network should consider how it can support and

encourage public and active transport movements.

It should also ensure freight corridors are protected

as safe, reliable and efficient means to moving

goods to/from and through Albion Quarter.

6. Integrating land use

Facilitate future development within Albion Quarter

to accommodate greater transport choice and

affordability.

• As activity increases, integrating land use with the

transport network is necessary to support growth,

accommodate more people, and promote greater

transport choice.

• Land surrounding stations is under pressure

to accommodate a range of demands from

transport infrastructure through to car parking,

developments and community infrastructure. As

there is a limited supply of this high value land,

it should be used to sustainably accommodate

growing demands in an equitable manner.

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Future Neighbourhoods

The Structure Plan is organised into four areas: Albion

Quarter South, Albion Quarter West, Albion Quarter

North and Albion Quarter East (Figure 7).

Beyond this core area is a series of contributing areas.

In these contributing areas the project will consider

connections to and from, and adjacent land uses, but

will not make specific recommendations.

Albion Quarter South

Centred around the station, Albion Quarter South runs

north to Ballarat Road, south to the Barclay Reserve,

east to Anderson Road and beyond to Harvester Road

and west to Sydney Road. It includes the areas of

station car parking and land immediately to the east of

the station including the continuation of Stony Creek.

This neighbourhood is set for change as Albion Station

is upgraded, and the surrounding public realm, car

parking, bus drop-off and access improved. Plans

to extend St Albans Road will also play a key role in

determining the final outcome for this neighbourhood.

There is significant opportunity for urban renewal in

this neighbourhood, with large areas of industrial land

between the station and Anderson Road underutilised.

The historical John Darling Flour Mill is an important

local landmark and offers significant adaptive reuse

potential.

Albion Quarter East

Albion Quarter East lies to the north of Ballarat Road

and south of Phoenix Street, the major destination

being the university itself. The neighbourhood runs

east to the eastern end of Victoria University and west

to McIntyre Road.

The Sunshine Priority Vision 2050 has identified the

Victoria University area as the SunRISE district, which

is described as a university city focused on research,

innovation, study and enterprise.

The neighbourhood also includes restricted retail

offerings at its western end, including the large

Bunnings store on the corner of McIntyre Road and

Ballarat Road.

Albion Quarter North

Albion Quarter North (located in the suburb of

Sunshine North) sits immediately north of Albion

Station and north of Ballarat Road. It lies to the east

of the rail line and runs north to Annastasia Way and

beyond. Stony Creek runs through the neighbourhood,

as does St Albans Road, which connects to the Ballarat

Road Service Road and under Ballarat Road to the

Station.

There is significant opportunity for urban renewal

across this neighbourhood which could include

connections across to McIntyre Road. The

revitalisation of Stony Creek offers opportunities for

neighbourhood placemaking and to rationalise the

alignment of St Albans Road. Better connections to

Albion Station must also be a key consideration for

this neighbourhood.

Albion Quarter West

Albion Quarter West is located west of the railway line

and north of Ballarat Road. It runs west to Perth Avenue

and includes key industrial uses.

Access across and under Ballarat Road and to Albion

Station is challenging for pedestrian and cyclists at

present and will need to be a focus for the Structure

Plan.

The future Albion Quarter East centres around Victoria University

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Figure 7

Albion Quarter Future Neighbourhoods

Future Neighbourhoods

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Place Identity Summary

The role of ‘place’ in structure planning

Structure Plans define a preferred direction for future

growth in a specific area, such as activity centres or

employment areas. The structure planning process

develops a shared vision for the area, and identifies the

type and scope of change projected over time. It is a tool

to help manage, influence and facilitate change within

the area in accordance with state planning policy.

Structure planning also provides greater certainty to

the local community and investors about future land

use and preferred development intensity including

heights and density. As such, they must follow a specific

structure and format so they can help give effect to

state planning policy. Ultimately key components

will be included in the Planning Scheme. Whilst a

significant portion of the Structure Plan has regulatory

requirements, some consideration should still to be

given to the less tangible aspects of planning and

urban design. The consideration of ‘place’ and ‘place

making’ must also be an essential part of the structure

planning process.

Albion Quarter is a major urban renewal opportunity,

in which creating ‘place’ will be a central focus. It is

important to identify the existing characteristics that

are unique to Albion, and to better understand what

makes it special. The unique features of the area can

then be leveraged to create stronger, more identifiable,

and more authentic places.

The following unique features of Albion Quarter have

been considered when developing the draft Vision and

Key Ideas:

Albion Quarter and the broader Sunshine area is

surrounded by a diverse, multicultural and engaged

community.

Albion Quarter is centred on an existing station,

which implies high levels of accessibility. Its location

1 km north of Sunshine Station means that Albion

Quarter can leverage the benefits of increased

accessibility to Sunshine and beyond via the train

network.

Albion Quarter is only 12 km from Central Melbourne,

making it a highly convenient location within

greater Melbourne.

The John Darling Flour Mill buildings and the

substation adjacent to Albion Station are unique

and central features of Albion Quarter. Located

at the station, the unusual roof line makes it a

landmark in Melbourne’s west. Adaptive reuse

opportunities could further reinvigorate Albion

Quarter.

Stony Creek could be a significant environmental

and recreational open space. Its location bisecting

Albion Quarter means that it can influence the

design of future developments in the area.

Victoria University is an existing heartbeat and hive

of activity within Albion Quarter.

Sunshine CBD, only 1 km to the south, is an

established area already teeming with activity and

life. The reimagination of the Albion Quarter should

tap into this existing urban life and ensure seamless

connections between the two areas.

There are a number of existing locations within Albion

Quarter and beyond that will be considered during the

Structure Planning process. Consideration of these

places will be central to representing local character

and flavour when establishing a vision for the future. In

addition to the destinations outlined above they also

include MB Lynch Memorial Gardens, Dempster Park,

and Barclay Reserve. Figure 8 depicts these locations.

Improvements to the public realm, an upgraded station,

improved station surrounds, and a reconfigured Ballarat

Road stand to significantly shape the urban form and

character of Albion.

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Place Identity Summary

Figure 8

Place Identity Summary

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Defining the Key Issues for Albion Quarter

There is a significant opportunity to reimagine Albion

Quarter as a bustling neighbourhood to live, work and

play centred around an upgraded train station with a

host of micro-mobility options and a comfortable and

interesting pedestrian and climate-ready environment.

In order to realise these improvements, the task is to

articulate the challenges, big and small, that Albion

Quarter faces now. The issues are broadly described

on this page, followed by more detailed analysis on

subsequent pages.

Land use and activity

Albion Quarter is currently mostly occupied by

industrial, vehicle-centric land uses. The goal of this

project will be to change and intensify land uses

across Albion Quarter in order to create a more

urban environment with a mix of uses, accessible by

a variety of modes and set in an environment that

supports liveability, housing diversity and activity.

With this change comes a need to transform in a

way that ensures good development and retention of

employment uses, in addition to the introduction of new

uses. Ultimately the challenge will be to transition to an

appropriate mix of uses and degree of intensity fitting

of an urban area so close to Melbourne’s CBD and so

accessible in the region’s transport network.

Movement and access

The existing hierarchy of movement prioritises vehicular

and freight movement which creates car dependency,

low pedestrian amenity, and limited connectivity. The

Structure Plan will set up Albion Quarter to become

a truly multi-modal transport destination, with less

reliance on private vehicles and greater provision for

active transport and micro-mobility options.

Integrating an upgraded Albion Station and new

transport infrastructure, and resolving key connectivity

issues are to be resolved as part of this process.

Open space and public realm

There is currently a significant lack of public realm and

open space within Albion Quarter. Open space and

parks on the edge of the Study Area are disconnected

and difficult to access. The challenge for the Structure

Plan will be to identify opportunities for new open

space and public realm, leveraging the improvements

around Albion Station and Stony Creek.

Additionally, there is extremely limited tree canopy

across Albion Quarter which creates a hostile public

realm and little habitat, and also as a result, a

substantial urban heat island effect.

Place and placemaking

While broader Sunshine is steeped in character,

cultural diversity and a strong community identity,

the local character of Albion Quarter is more difficult

to define beyond its role as an industrial area. Issues

around the local sense of place will be an important

part of the character, determining how local residents,

workers, and visitors experience the Albion Quarter

and its community.

The John Darling Flour Mill site and other heritage

buildings in Albion Quarter provide a significant

opportunity to define character, and the opportunity

will be to integrate them sensitively.

Stony Creek provides significant opportunity for

recreation, amenity, and ecology, despite the

challenges around restoration and contamination.

Environmental sustainability

The aspiration is Albion Quarter will be a place

prepared to face a changing and more hostile climate.

To prepare, there will need to be a strong focus on

issues such as reduced impervious surfaces to improve

water management and reduce the urban heat island

effect, planting of more trees and emphasis on an

expanded canopy, an emphasis on active transport,

the expansion of biodiversity and habitat, and a

focus on responsible development including social

responsibility and housing diversity.

In the following pages specific and tangible issues for

each of the four neighbourhoods are summarised and

identified on a corresponding plan. As described in

Section 3, the Albion Quarter Study Area is broken into

four neighbourhoods:

Albion Quarter North

Albion Quarter South

Albion Quarter East

Opportunity to transition Albion Quarter to more mix of uses and

Albion Quarter West

better connectivity

Opportunity to transform Stony Creek to be a place for people

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Albion Quarter South

The key issues for Albion Quarter South include:

• Ensuring the successful integration of future SRL

(Airport) infrastructure into Albion Quarter.

• Appropriate design of an upgraded Albion Station

and public realm surrounds, including parks,

plazas, car parks and access.

• Revitalisation of Stony Creek including integration

with future developments and the broader open

space network.

•

Consideration of potential flooding implications.

• Resolution of best alignment and most appropriate

street hierarchy and typology of the road network.

• Creation of an environment that supports

increased trips by walking, cycling and public

transport.

• Facilitation of redevelopment to create a new and

high-quality urban environment.

• Sensitive adaptive reuse of John Darling Flour Mill

and other heritage buildings.

• Accommodation of new development when

considering the existing jet fuel pipeline and high

pressure gas pipeline.

See Figure 9 for detail of key issues.

The station surrounds are dominated by car parking, with little

Stony Creek represents an opportunity for revitalisation.

consideration for how pedestrians navigate the space.

Interfaces with single storey residential housing will require a

considered edge treatment.

Edge treatments around Albion Station should be focused on

pedestrian safety, comfort and ease of movement.

The former substation provides a significant opportunity to define

character and needs to be integrated sensitively.

The John Darling Flour Mill is iconic in the landscape of Albion, and

provides a significant opportunity to define character.

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Key Issues

1

11

5

2

12

6

3

13

7

4

8

9

10

0m

50m

100m

150m

200m

1

2

5

3

4

4

6

Successful integration of future SRL (Airport)

infrastructure.

Ensuring appropriate design of an upgraded

Albion Station and quality public realm surrounds,

including parks, plazas, car parks and access

suitable for community meeting and gathering.

Revitalisation of Stony Creek.

Resolution of public access and integration of

future development with Stony Creek south of

Ballarat Road.

Resolution of best alignment and most appropriate

street hierarchy and typology.

Improvements to pedestrian access from north of

Ballarat Road to the station.

Realisation of a functional bus interchange that

meets community needs.

Upgrading existing pedestrian underpass under

rail line.

Clear understanding of land use impacts from high

pressure pipelines.

Realisation of safe and accessible pedestrian and

cycle connections to and from Sunshine CBD.

Improvements to Ballarat Road to make it safer

and more accessible.

Identification of critical safe passages across key

intersections.

Resolution of redevelopment potential east of

station.

Existing Train Line

Proposed Airport Rail

Ballarat Rd

Potential Road Connection

Pedestrian Connections

Potential Bus Interchange

Park / Reserve

Neighbourhood Area

Street Reserve

Existing Carparks

Existing Underpass

Urban Renewal Key Precinct

Figure 9

Key Issues Diagram for Albion Quarter South

Albion Quarter South

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0m

50m

100m

150m

200m

1

1

3

2

5

4

Key Issues

1

5

2

3 4

Pedestrian Connections

Park / Reserve

Existing Carparks

Ballarat Rd

Urban Renewal Key Precinct

Neighbourhood Area

Consideration of crossing opportunities on

Ballarat Road.

Articulation of a clear vision and redevelopment

opportunities for land west of the Victoria University

campus.

Better connections to Dempster Park.

Understanding of appetite for shared use

opportunities at Victoria University.

Consideration of a multi-modal approach to

Ballarat Road.

The key issues for Albion Quarter East include:

• Understanding of redevelopment potential and

appropriate land use within and around the Victoria

University campus.

• Understanding the potential for shared use

opportunities at Victoria University.

• Understanding Victoria University’s future

expansion potential, and its role in Albion Quarter.

• Better connections to Dempster Park.

•

Identification of critical safe passage crossings

across Ballarat Road and integration into Albion

Quarter.

• Changing the car-focused environment to one

that will accommodate a modal shift towards

pedestrians, cyclists and public transport.

•

Resolution of the Ballarat Road configuration and

realisation of a multi-modal transport corridor.

See Figure 10 for detail of key issues.

Figure 10

Key Issues Diagram for Albion Quarter East

Albion Quarter East

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1

5

2 3

4

0m

50m

100m

150m

200m

1

2

5

3

4

4

6

Public access and integration of a revitalised Stony

Creek with future developments and open spaces.

Resolution of connection across rail line.

Resolution of appropriate connections across the

rail line at Ballarat Road.

Consideration of appropriate alignment for St

Albans Road connecting to the rest of Albion

Quarter and beyond.

Consideration of best and safest access for

pedestrians and cyclists along rail line and into

Albion North.

Resolution of best potential connection from

St Albans Road to McIntyre Road.

Resolution of redevelopment potential.

Stony Creek

Existing Carparks

Pedestrian Connections

Existing Train Line

Proposed Airport Rail

Existing St Albans Rd

Potential Road Connection

Neighbourhood Area

6

The key Issues for Albion Quarter North include:

• Revitalisation of Stony Creek including integration

with future developments and the broader open

space network.

•

Consideration of potential flooding implications.

• Resolution of safe and seamless connections across

the rail line, Ballarat Road and to the Station.

• Investigation of and resolution of impacts of

adverse amenity buffers created by existing

industrial uses.

•

Resolution of the Ballarat Road configuration and

realisation of a multi-modal transport corridor.

• Resolution of appropriate locations and typologies

for new and improved road connections.

• Changing the car-focused environment to one

that will accommodate a modal shift towards

pedestrians, cyclists and public transport.

• Understanding of redevelopment potential and

appropriate land use and interfaces with Stony

Creek and rail corridor.

See Figure 11 for detail of key issues.

Figure 11

Key Issues Diagram for Albion Quarter North

Albion Quarter North

Key Issues

7

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STONY CREEK

0m

50m

100m

150m

200m

1

3

3

5

6

4

2

2

2

Resolution of appropriate connections across rail

line and Ballarat Road.

Making good connections to surrounding land

uses where appropriate.

Resolution of best and safest access along

Ballarat Road Service Road and through

underpass to station.

Consideration of a multi-modal approach to

Ballarat Road.

Identification of critical safe passage crossings

across Ballarat Road.

Ensuring good connections from the Station.

Resolution of redevelopment potential.

Stony Creek

Existing Carparks

Pedestrian Connections

Existing Train Line

Proposed Airport Rail

Ballarat Rd

Neighbourhood Area

Discussion Paper

Page 32

1

5

6

2

3

4

The key issues for Albion Quarter West include:

• The realisation of safe and seamless connections

across Ballarat Road and the rail corridor.

• Appropriate connections and interfaces with

surrounding land.

• Changing the car-focused environment to one

that will accommodate a modal shift towards

pedestrians, cyclists and public transport.

•

Resolution of configuration of Ballarat Road and

realisation of a multi-modal transport corridor.

• Resolution of redevelopment vision and appropriate

land use mix on existing industrial land.

See Figure 12 for detail of key issues.

Figure 12

Key Issues Diagram for Albion Quarter West

Albion Quarter West

Key Issues

7

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Vision, Principles and

Emerging Ideas

The following pages present a draft vision, principles and

emerging ideas.

The draft

Vision

stems from the Precinct Opportunity

Statement and in consultation with the Sunshine Precinct

Community Reference Group. It is intended that this Vision

represents a bold 30 year aspiration.

The Vision is supported by 10

Principles

which begin to

add detail to the overarching Vision. They will underpin the

recommendations in the Structure Plan.

Following the principles, 12

Emerging Ideas

are described.

Each emerging idea articulates how the principles could be

realised and represents a list of tangible improvements for

Albion Quarter.

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Attachment 12.4.1

Discussion Paper

Page 35

A Vision for Albion Quarter

Sunshine Precinct

Albion Quarter Structure Plan

The

will ultimately articulate how the

will be realised through design and policy.

A Vision for Albion Quarter

The

outlines the high level aspiration for Albion Quarter.

Principles

10

will underpin the Structure Plan and add detail to the Vision.

Emerging Ideas

12

provide direction on how the

will be realised.

will be guided by a vision, 10 principles and 12 emerging ideas.

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Attachment 12.4.1

Discussion Paper

Albion Quarter Draft Vision

Sunshine Precinct

Page 36

Albion Quarter will be a high-quality employment and residential community that both

celebrates and maintains its identity, culture, diversity and people throughout the creation

of a reimagined place. Albion Quarter will be a destination serving people, business and

education.

Albion Quarter will be part of the most prominent employment precinct in the West

boasting innovation, research, technology and education that draws upon its industrial

heritage. Albion Station will be a transit hub, and employment will support a growing

residential community and the ensuing vibrant urban life.

Albion Quarter will showcase a transformed post-industrial landscape, responding with

a revitalised Stony Creek and innovative water management. Leading in sustainable

development, renewable energy and circular economy responses, Albion Quarter will be

climate resilient at a precinct scale. Albion Quarter will be a highly urban environment with

a focus on green streets and green spaces for people.

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Attachment 12.4.1

Principles

•

Circular economy

•

Precinct solar generation

•

Urban Ecology Standards

•

Blue/grey/green Infrastructure

•

Urban heat mitigation

•

Mobility and activity hub

•

Integrated transit options

•

Inclusive public spaces

•

Integrated with John Darling

Flour Mill heritage renewal

•

Leveraging Sunshine

Metropolitan Activity Centre

•

Connected to Health Precinct

•

Advanced industry hub

•

Optimise development of

underutilised land

•

A reconnected Albion Quarter

•

Minimise major barriers

•

An inviting and walkable place

Discussion Paper

Page 37

A lively urban place

centred on an upgraded

Albion Station.

Albion Quarter will offer:

An employment centre

that fosters innovation

and technology, advanced

manufacturing, services,

health and social care and

education.

Connected neighbourhoods

that are easy to navigate

with high pedestrian and

cycling amenity.

A sustainable community

that is decarbonised and

resilient to a hotter and

drier climate.

•

Addressing social disadvantage

•

Mitigating community

disconnection

•

Celebrating cultural diversity

and First Nations culture

•

Cohesive neighbourhoods

A multicultural community

that celebrates identity

and promotes local

opportunity and prosperity.

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Attachment 12.4.1

•

Local services aligned to

housing provision

•

Exemplary design and planning

•

Diverse dwelling sizes and types

•

Diverse, liveable and inclusive

neighbourhoods

•

Distinctive mid-rise urban form

•

Respecting valued heritage

•

Local character and identity

•

Culturally responsive built form

•

Safe and family-friendly

•

All ages, all times of day

•

Culturally responsive

•

A healthy community focused on

wellbeing

•

Greener and cooler places

•

Ecological restoration

•

Inclusive, comfortable places for

all ages and abilities

•

Better connected university

•

Adjacent student housing

•

Increased business partnership

opportunities

•

Industry-focused education

node

Principles

Discussion Paper

Page 38

Sustainable and liveable

housing choices that

include social and

affordable housing

options.

Quality public realm that

supports community life

and activity.

Authentic and high-quality

architecture supporting an

elegant density.

Expanded educational

uses anchored by Victoria

University.

Albion Quarter will offer:

A place founded on local

ecology and landscape

with green places and cool

streets.

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Attachment 12.4.1

Summary of Emerging Ideas

Discussion Paper

Page 39

Idea #2

Create a series of authentic

urban neighbourhoods with

increased housing diversity

and choice aligned with key

pedestrian streets and public

spaces.

Idea #10

Create a greener and cooler

environment through tree

canopy and vegetation,

creative storm water

management and habitat

creation.

Idea #6

Embed community life and

activity by creating a series

of vibrant and varied public

spaces that respond to the

changing character and

user needs.

Idea #4

Connect Albion Quarter to

the activity of Sunshine CBD

along the Foundry Road spine.

Idea #8

Create a local village heart in

Albion Quarter North located

alongside Stony Creek.

Idea #12

Take a precinct-based

approach to sustainable and

liveable neighbourhoods that

integrates water, waste, and

energy management.

Idea #1

Embed an upgraded Albion

Station into the emerging

neighbourhood with a safe

and inviting public realm,

surrounded by active uses.

Idea #5

Revitalise Stony Creek to

guide future developments

and provide a new community

destination.

Idea #9

Attract allied educational,

innovation and enterprise

businesses to co-locate with

Victoria University along

Ballarat Road.

Idea #3

Create a hierarchy of streets

that provides safe and easy

movement and prioritises

places for people.

Idea #7

Transform Ballarat Road

by creating a multi-modal

corridor that also addresses

issues around the barrier it

creates.

Idea #11

Define a new mid-rise

character for Albion Quarter

that creates elegant density

balanced with amenity and

liveability.

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Attachment 12.4.1

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Attachment 12.4.1

Embed an upgraded Albion Station into the emerging

neighbourhood with a safe and inviting public realm,

surrounded by active uses.

There are multiple pedestrian connections

leading into the upgraded Albion Station and

across the railway corridor that are public,

safe, activated and accessible for all. The

primary station entries provide direct and

integrated linkages that create an excellent

pedestrian experience, including access to

John Darling Flour Mill.

The revitalised Albion Quarter South is a

welcoming public environment with a mix of

community, and public realm uses that forms

a major local landmark and destination. It

represents the authentic local character of the

area, and its identity into the future.

The existing station environment is unwelcoming and

challenging for pedestrians and does not encourage public

transport use. In addition, the surrounding existing land uses

do not support an active or safe station environment.

• Creating an upgraded station concourse and entry

featuring public pedestrian crossing over the rail

corridor connecting the neighbourhood.

• Integrating regional cycle connections at Albion

Station connecting north to new destinations.

• Integrating public transport and

micro-mobility options, and supporting ‘last kilometre’

connections including bikes and scooters.

• Creating clear and logical connections between

Albion Station and key destinations such as

Victoria University and the Health Precinct.

• Creating a western forecourt adjacent to the

John Darling Flour Mill building to include

recreation, hospitality and retail activity.

• Creating an eastern forecourt adjacent to

Albion Station that emphasises both place

and access.

• Ensuring bus interchanges that connect

seamlessly with services at Albion

Station.

Albion Quarter South is a

revitalised multi-modal

neighbourhood with a

distinctive sense of place and

character that is authentically

Albion.

The upgraded station

is embedded into the

new surrounding vibrant

neighbourhood and connects

people across Albion Quarter.

It is a transit-oriented ‘front

door’ that maximises local

community benefit.

A focus on inclusive high quality public spaces

that support wider community connections

A welcoming new transit landmark with an authentic Albion identity

Integration with the John Darling

Flour Mill heritage environment

Discussion Paper

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Attachment 12.4.1

Create a series of authentic urban neighbourhoods with

increased housing diversity and choice aligned with key

pedestrian streets and public spaces.

Development is facilitated around Albion

Station and around a new public realm

network to provide an active urban

environment where day and night-time uses

create a sense of safety. There is a strong

focus on affordable housing and student

housing within Albion Quarter, complementing

education, employment and enterprise uses.

A vibrant and inclusive mix of social and

affordable housing options are in place to

meet the needs of key workers and a diversity

of household and family types.

There are currently very few residents living within Albion Quarter,

and the urban environment is lacking in human activity or

streetlife. There are limited housing options beyond detached

standard housing stock outside Albion Quarter, or options that

respond to different family size, form, tenure or ownership.

• Prioritising urban living and higher density housing

choices within a 5 minute walkable catchment of the

Albion Station.

• Creating the residential community that supports

activity and streetlife both around Albion Station and

around a new public realm and open space network.

• Encouraging non-traditional housing models

such as build-to-rent, rent-to-buy, and other

community-focused offerings.

• Embedding a range of affordable and social

housing catering for the community’s most

vulnerable and disadvantaged.

• Supporting student and key worker housing

options that complement the health, education

and enterprise growth within the area.

• Improving the transport services in order to

limit vehicle parking and use through new

housing models.

• Establishing an activated neighbourhood

and local resident population for

Sunshine’s shops, food and beverage

and destinations after hours.

A new transit-oriented urban

community around Albion

Station supports a range of

housing choices, and social and

affordable living models.

Residents and workers enjoy

the walkable local urban

neighbourhoods connected

to high quality public realm,

local shops, destinations and

transport options.

Urban housing models that improve social

and community disadvantage

New housing choices and forms supporting a changing local community

Sustainable, liveable and

loveable housing choices

Discussion Paper

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Attachment 12.4.1

Create a hierarchy of streets that provide safe and easy

movement and prioritises places for people.

Provide generous and direct paths connecting

key destinations

Support cycling between all

neighbourhoods of Albion

Albion Quarter is an easier and more pleasant

place to move around and spend time.

Streetscapes are revitalised with a network of

inviting places to meet and socialise, in safe

and inclusive ways.

The barriers of Ballarat Road and the rail

corridor are diminished through improved

wayfinding as well as options for improved

pedestrian accessways.

Walking, cycling, and micro-mobility becomes

the local ‘mode of choice’ throughout

the precinct and better connects the

neighbourhoods of Albion Quarter.

Albion Quarter is home to a network of streets

that prioritise canopy, shade, and communal

spaces.

Getting around Albion Quarter is currently difficult, and the urban

environment is often unwelcoming, unsafe and dominated by

vehicles and traffic movements. The major barriers of Ballarat

Road and the rail corridor constrain effective multi-modal access.

There is opportunity to better manage and allocate road space

to provide equity for all users, and to create people-friendly

streets across Albion Quarter.

• Creating streets that are safe, inviting, and comfortable to

move through at all times of day and in all weather.

• Creating safer, low-speed neighbourhood streets

through local traffic management intervention.

• Establishing local streets lined with active frontages,

and featuring trees, street furniture and weather

protection.

• Providing places for community to gather, linger,

socialise and enjoy.

• Establishing a new Station street type as a

pedestrian, cycle and bus priority urban street

connected directly to the station environment.

• Considering a potential east-west pedestrian

overpass or underpass across rail north of

Ballarat Road.

• Creating a new active transport spine along

the rail corridor to Albion Station.

• Investigating a precinct-based parking

approach that positively impacts streets

and public realm.

Albion Quarter boasts a

network of improved streets,

links and outdoor spaces that

are safe and accessible for all

ages and abilities, and support

a local street life.

All four neighbourhoods of

Albion Quarter are connected

through high-quality pedestrian

and cycle connections, crossing

Ballarat Road and the rail line.

Streets that support and showcase the rich local heritage,

character and culture

Discussion Paper

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Attachment 12.4.1

Connect Albion Quarter to the activity of Sunshine CBD along

the Foundry Road spine.

Extending the street network from Albion

Quarter into Foundry Road catalyses the

introduction of a finer grain street and block

pattern and facilitates the redevelopment of

strategically important sites.

Pedestrian movement is improved between

Albion Station and the activity of the Sunshine

CBD on Hampshire Road, with safe and direct

walkable and bikeable connections.

Redevelopment opportunities have active

interfaces at street level and localised open

space treatments.

Albion Quarter is currently detached from the activity and vibrancy

of the Sunshine CBD, and physical pedestrian connections are

indirect and underutilised. The uses and destinations in Albion

Quarter can complement the Sunshine CBD through direct, safe

and inviting links.

• Creating a new walkable connection between Albion

Station and Sunshine Marketplace Shopping Centre along

Foundry Road, through to Hampshire Road.

• Extending the pedestrian priority zone beyond Albion

Station to Foundry Road at Anderson Road.

• Making easy, safe and attractive walking and cycling

links between the shops and cafes of Hampshire Road

and new urban living and employment uses around

Albion Station.

• Creating urban public places (plazas and pocket

parks) along Foundry Road and a new Station

street type to support community use.

• Establishing coordinated signalised

intersections on Foundry Road at Anderson

Road and Harvester Road to support safe

east-west connections.

• Supporting mid-block pedestrian links in

redevelopment sites, particularly through

Sunshine Marketplace Shopping Centre.

Albion Station and Albion

Quarter as a whole is connected

back into the heart of Sunshine

along Foundry Road, which is

home to generous and inviting

footpaths and safe crossings.

Redevelopment supports this

connection with high quality

built form and active interfaces,

and new public spaces fostering

street life and activity.

Support shops and development opening out

onto the busy pedestrian thoroughfare

Create a strong walking link with interest, activity and character

Create direct viewlines and

connections into the Vicinity site

Discussion Paper

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Attachment 12.4.1

Revitalise Stony Creek to guide future developments and

provide a new community destination.

Overcoming contamination and development

barriers, the Stony Creek corridor has been

reinterpreted as a green and blue spine,

introducing a new destination in Albion

Quarter. The post-industrial land has been

transformed and an emerging biodiversity is

celebrated.

Albion Quarter’s Stony Creek is a place of local

identity and community pride. Development

along the corridor respond to the creek, and

the public and private realm is well integrated.

The creek corridor supports new recreational

activities and cooling opportunities to places

and streets adjacent to it.

Stony Creek is a relatively narrow concrete channel with

underappreciated ecological and little aesthetic value,

designed to efficiently drain the local and upstream

catchment. The creek environment has been heavily

impacted by industrialisation and urbanisation, with soil

contamination and areas susceptible to flooding. Despite

the challenging constraints along this corridor, Stony

Creek can play a key role in both the ecological and place

renewal of Albion Quarter.

• Revitalising Stony Creek to create a healthy place

with habitat value and ecological diversity.

• Promoting the creek as a community asset with

significant passive recreational opportunity that

supports physical and mental health.

• Creating new public realm along and across

Stony Creek to provide more places for the

community.

•

Increasing the permeability, infiltration

and small-scale water storage upstream

of Ballarat Road to mitigate downstream

impacts.

• Reducing proportion of adjacent

developed impervious surfaces, to

reduce stormwater volumes in Stony

Creek and improve stormwater quality.

Stony Creek is a reimagined

ecological place that

developments integrate with

and face onto.

It incorporates integrated water

management, urban cooling,

increased tree canopy and high

quality amenity to influence the

urban renewal of Albion Quarter.

Align adjacent green public realm and

pedestrian paths with the channel waterway

Explore urban waterway ideas to bring place into the creek

corridor and respond feasibly to the contamination challenges

Balance water management,

ecology and contamination

Discussion Paper

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Attachment 12.4.1

Embed community life and activity by creating a series of

vibrant and varied public spaces that respond to the changing

character and user needs.

High quality new public spaces have created

opportunities for community connection

and social interaction. Large parks, pocket

parks and urban plazas provide places to

relax, unwind, play and exercise as the new

residential and working community of Albion

Quarter emerges.

New urban parks successfully balance solar

access and development opportunities.

Open spaces with a local character and flavour

better provide for the community and give

people opportunities for daily enjoyment and

value.

Albion Quarter is currently lacking in open space, despite some

excellent parks being located just outside Albion Quarter.

Additionally, the lack of shade makes Albion Quarter extremely

vulnerable to urban heat. Redevelopment efforts offer a

catalyst to redefine the public realm network as the local

community grows to create more green spaces with differing

roles and functions, increased street trees for shade, shelter

and a softening of a harsh urban environment.

• Envisioning lively and active forecourts on both the east

and west side of the upgraded Albion Station.

• Reimagining a series of public spaces along the Stony

Creek spine.

• Realising a series of new public spaces or local parks

north of Ballarat Road.

• Locating new smaller urban public spaces

on Anderson Road and within Sunshine

Marketplace Shopping Centre area as it is

redeveloped.

• Considering more gathering space and open

space at Victoria University.

• Identifying additional small open spaces/

plazas throughout redevelopment parcels.

A diverse and integrated

network of public spaces across

Albion Quarter supports a

variety of passive and active

recreational activities, and

formal and informal social

gatherings.

The new public realm is

cooler, greener, inviting and

comfortable.

Green open spaces that support revitalising

local ecological values

Local public places that celebrate heritage, character and identity

Community gathering spaces that

support activity at all hours

Discussion Paper

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Attachment 12.4.1

Transform Ballarat Road by creating a multi-modal corridor

that also addresses issues around the barrier it creates.

Ballarat Road is a multi-modal corridor, set in a

tree-lined boulevard with high pedestrian and

micro-mobility amenity.

New and reconfigured streets around the

station and under Ballarat Road unlock the

development potential of Albion Quarter while

establishing a new pedestrian focused Station

street type.

An active transport web ensures that

intersections and crossings are improved,

underpasses reconsidered and new north

south connections are in place. The growing

resident and working population enjoy walking

and cycling on safe, interesting and convenient

paths.

Ballarat Road is a major east-west conduit for Melbourne but it

is a complicated environment for vehicles which dominates the

character and identity of Albion Quarter.

With up to six lanes, additional service lanes, and an elevated

profile, the Ballarat Road environment is hostile to pedestrians

and cyclists. Additionally, the barrier that it creates across

Albion Quarter means that opportunities for crossing over or

under are limited.

• Improving active transport through crossing

improvements, underpass treatment options and new

north south connections.

• Investigating an employment corridor along both

sides of Ballarat Road.

• Unlocking the access across Albion Quarter by

investigating a suite of options that consider the

full network of streets.

• Consideration of a new Station street type link

between Foundry Road and St Albans Road

passing underneath Ballarat Road.

•

Significant upgrades to Ballarat Road

underpasses to include space for bikes and

pedestrians, and other active transport.

• Rationalising the bus network to improve

routes, frequency and interchanges.

• Consideration of new pedestrian

connections under Ballarat Road along

the rail corridor.

The Ballarat Road corridor

is reimagined as a major

transit spine of Albion and a

comfortable and attractive

urban environment.

Road space is reallocated to

prioritise public and active

transport, improve safety and

facilitate urban renewal.

Creative transport interventions

have improved connections

across Ballarat Road.

Support for improved bus transit

services

Unlock major north-south active transport connections

Improved multi-modal services

under Ballarat Road

Discussion Paper

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Attachment 12.4.1

Create a local village heart in Albion Quarter North located

alongside Stony Creek.

A new convenience centre provides people with

the ability to meet most of their daily needs

within a 5-minute walk from home or work,

north of Ballarat Road.

Generous public realm and landscaped green

spaces are integrated with the revitalised

Stony Creek corridor. This provides a focus

for local community activities, which create a

strong identity for this part of Albion Quarter.

St Albans Road is adjacent to this village

heart and ensures good access, viability and

legibility.

The areas of Albion Quarter north of Ballarat Road will experience

significant land use and physical change as they grow. A new

mixed-use, employment and residential development will

ultimately need a community ‘heart’. There is currently no logical

centre of activity, public gathering, or community services in this

neighbourhood.

• Establishing a village heart that anchors Albion Quarter

North and links directly to Albion Station, new homes and

jobs, Victoria University, and the activity of Sunshine

CBD.

• Creating a ‘heart’ that combines a diversity of retail

and convenience needs. This could include food and

beverage which also provide vibrancy and activity.

• Accommodating employment uses along Ballarat

Road to bolster the neighbourhood centre, and

provide amenity for workers.

• Facilitating a mix of uses such as retail,

professional, and community services serving a

local walkable catchment and providing local

jobs for local people.

• Green public spaces providing the community

with opportunities to connect to Stony Creek.

• Providing high quality public realm and

plaza space supporting workers, visitors

and community events.

A new village heart and

convenience centre north of

Ballarat Road has street life,

retail activity, a generous public

realm and the reimagined Stony

Creek at its heart.

New urban neighbourhoods for

living and working provide a mix

of uses.

Local convenience and community services

A community heart for gathering, socialising and engaging

A night-time economy

Discussion Paper

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Attachment 12.4.1

Attract allied educational, innovation and enterprise businesses

to co-locate with Victoria University along Ballarat Road.

Victoria University is a highly-attractive

knowledge centre that supports adjacent allied

business opportunities related to education.

The allied uses align with Victoria University’s

focus on construction, manufacturing, and

health.

The emerging centre is also supported by a

positive social experience generated by the

existing student activity.

The existing educational and social asset that is Victoria University

is a catalytic opportunity for the revitalisation of Albion Quarter.

Already identified in Brimbank City Council’s

there is significant scope for more

employment, research and innovation in Albion Quarter.

Underutilised land immediately surrounding the university

provides the opportunity for allied uses to be located close to

Victoria University.

• Attracting leading companies headquarters and

research bodies to anchor the urban renewal around

Victoria University.

• Clustering of major government, business, education

and legal services north of Foundry Road along

Ballarat Road.

• Redeveloping land around the university for allied

educational uses.

• Developing generous public realm and

pedestrian prioritised streets through the large

blocks to support student and workers moving

between Albion Quarter destinations.

• Provision of affordable and student housing.

• Creating opportunity for training in

advanced manufacturing and future

energy production.

• Provision of hotels, event venues,

cafés and restaurants supporting the

university and allied uses.

Focused around Victoria

University on both sides

of Ballarat Road, this is a

district for allied educational

businesses and initiatives that

leverages its proximity to the

university.

It is a district focused on

collaboration between

university, research bodies,

government and industry in a

contemporary urban setting.

Support a growing university campus

Connect Albion Quarter East back to Albion Station and Sunshine

Encourage allied research and

education uses to collocate

Discussion Paper

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Attachment 12.4.1

Create a greener and cooler environment through tree canopy

and vegetation, creative storm water management and habitat

creation.

Landscape and ecology are prioritised

throughout Albion Quarter in a way that

connects the community to nature, open

space, water and Country.

Reducing and slowing urban runoff, cleansing

stormwater, planting trees and creating areas

of habitat value and biodiversity are a central

feature of Albion Quarter. In support, new

development also reduces water use, applies

measures to reduce the urban heat island

effect, and utilises rainwater creatively.

Albion Quarter has limited tree canopy and public open space

which creates challenging urban heat conditions. Footpaths,

parks and cycling corridors have almost no shading which

discourages people from walking or spending time outdoors in

Albion Quarter.

Separately, localised flooding north and south of Ballarat

Road along the alignment of the West Moreland Road Drain

is also problematic, and requires local detention or drainage

upgrades with development and a more innovative and

precinct-wide response to storm water management.

• Planting more trees throughout Albion Quarter in

parks and in road reserves.

• Creating areas of habitat and increased biodiversity

in the road reserves and newly formed open space.

• Creative stormwater management (harvesting

and storage) in public spaces, parks and road

reserves.

• Dramatically expanding permeable surfaces

and infiltration areas.

• Understanding the impacts of climate change

and a constrained water outlook in planning

and designing Albion Quarter.

• Leveraging the revitalisation of Stony

Creek to seek improved stormwater

management across Albion Quarter.

Albion Quarter is greener

than it has been in decades.

Stormwater is creatively

managed throughout. Canopy

trees and large habitat areas

are a new feature of Albion

Quarter. Road reserves, parks

and plazas are home to this

newly created habitat.

Create opportunities for local habitat

corridors and revegetation projects

Represent water and ecology management through the public

realm and streetscapes

Getting around Albion Quarter is

cool, shady, and enjoyable

Discussion Paper

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Attachment 12.4.1

Define a new mid-rise character for Albion Quarter that creates

elegant density balanced with amenity and liveability.

Albion Quarter is a quality urban environment

with a diverse mix of land uses and businesses.

Redevelopment with quality built form has

created a high-quality public realm and

pedestrian experience.

Buildings engage the streets with active

frontages, windows and articulation.

The scale of the built form supports community

and urban life, but it is still a comfortable

human scale and doesn’t overwhelm.

The size of the redevelopment opportunity in Albion Quarter is

significant. The challenge is to find an appropriate scale that

supports a vibrant community. The scale of development must be

managed across the precinct to avoid poor architectural, street life

and open space outcomes.

• Testing a scale of development appropriate to Albion

Quarter and the surrounding neighourhoods.

• Considering sequencing of development to ensure Albion

Quarter can be evenly developed over time.

• Prioritise investment into the public realm,

depressurisation of gas line, management of

contamination, and revitalisation of Stony Creek to

enable the development of key sites such as those

immediately to the east of the Station.

• Facilitating restoration and sensitive reuse of

the John Darling Flour Mill and other heritage

buildings as architectural features with social

community benefit.

• Realising the public realm network and its

relationship with key redevelopment parcels.

• Devising a framework to ensure appropriate

interfaces with and transitions to Stony

Creek and key public spaces.

• Ensuring high quality, well-articulated

active frontages.

• Ensuring well designed buildings that

support liveability, housing choice and

quality urban outcomes.

• Committing to buildings with strong

connections to neighbourhood and

open space.

Albion Quarter is a series

of neighbourhoods that are

comfortable, urban, and able

to be incrementally and evenly

developed over time.

The built form at ground

level embraces the streets

and actively supports the

public realm. Buildings do not

negatively impact solar access

to the network of new parks and

plazas.

Support human scale entries and thresholds

Embrace a style of density that prioritises high quality street level

interfaces and conditions

Create built form retaining

connections to outdoors and the street

Discussion Paper

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Attachment 12.4.1

Take a precinct-based approach to sustainable and liveable

neighbourhoods that integrate water, waste, and energy

management.

Albion Quarter is home to the latest technology

and sustainability practices in both building

and precinct-wide design outcomes.

The neighbourhoods of Albion Quarter have

been constructed with regard to energy

consumption, during and post construction.

There is local energy generation and storage,

and infrastructure to foster the shift away from

gas has been incorporated.

A multi-modal transport network is in place,

with a sharing economy at its heart and a

precinct-wide strategy to minimise individual

reliance on cars.

Innovative approaches to waste collection,

transfer, and management have been

implemented throughout the precinct.

The need to create high quality buildings that employ best practice

environmental standards, meet the needs of the new and existing

community, and also interface well with the street is critical.

However the opportunity for the structure planning process lies

in devising a precinct-based approach for creating a network of

resilient and sustainable neighbourhoods across Albion Quarter.

• Understanding and responding to the energy demand

implications of building design and construction choices.

• Ensuring that buildings are designed to minimise energy

consumption and maximise natural systems.

• Exploration of renewable energy targets through

partnerships.

• Encouraging local energy generation and storage

such as solar PV on buildings (and specifically on

government land/infrastructure)

• Encouraging buildings that are designed to

improve the recovery of waste.

• Development that is designed to encourage

a reduction of private car use, along with a

precinct-wide parking strategy.

• Considering energy infrastructure needs to

support transition from gas.

•

Provision for more efficient water use at

building and precinct scale.

• Providing spaces to support a sharing economy

(including transport choices) and innovation in

waste collection and transfer.

•

Embedding an efficient and non-carbon

based transport network including micro

mobility options.

Albion Quarter comprises

high quality, environmentally

sustainable buildings that

incorporate the latest

technologies in water, waste

and energy.

The sustainability solutions and

innovations have been applied

to individual buildings and

across Albion Quarter

at a precinct-scale.

Green roofs assist with building temperature

regulation and increase biodiversity

Incorporate sustainable systems like energy generation and waste

management into the function and construction of the building

Energy generation and storage

embedded into buildings

Discussion Paper

Page 52

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Attachment 12.4.1

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Attachment 12.4.1

Albion Quarter Structure Plan Discussion Paper – Brimbank City Council Response July 2024

Page 1 of 21

Albion Quarter Discussion Paper

Brimbank City Council Response – July 2024

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Attachment 12.4.2

Albion Quarter Structure Plan Discussion Paper – Brimbank City Council Response July 2024

Page 2 of 21

Overview ...............................................................................................................................................3

Summary of key opportunities for further exploration ..............................................................................................................4

Leveraging investment for the betterment of the west .............................................................................................................5

Key Opportunities ...................................................................................................................................6

Opportunity 1:Create a whole of precinct approach that provides space to grow jobs of the future.................................................7

Opportunity 2:Create a high quality, interconnected public realm that focuses on walking, cycling and amenity.............................10

Opportunity 3:Support easy and efficient access and mobility across the Sunshine Precinct ........................................................13

Opportunity 4:Build a contemporary Sunshine Precinct with a variety of building types, scales, and densities................................17

Table of Contents

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Attachment 12.4.2

Albion Quarter Structure Plan Discussion Paper – Brimbank City Council Response July 2024

Page 3 of 21

Brimbank City Council (Council) continues to support the State Government’s

commitment to drive economic development and create a liveable, vibrant

and prosperous plan for the future of the Albion Quarter and the Sunshine

Precinct as a whole.

Council is supportive of the benefits that the Victorian Government’s urban

renewal and precinct planning will bring for Albion and Sunshine and the

broader western region of Melbourne.

The principles and emerging ideas outlined within the Albion Quarter

Structure Plan Discussion Paper (Discussion Paper) are broadly sound,

consistent with Council’s

(Vision 2050)

and form a strong base to progress more detailed structure planning.

To support the development of the Albion Quarter Structure Plan (Structure

Plan), Council has identified four key opportunities which intersect with the

principles and emerging ideas outlined in the Discussion Paper where a focus

of further development could occur.

Council looks forward to a continued partnership with the Victorian

Government to realise a world class urban environment for both Sunshine

and Albion and surrounds and the significant commitment and investment by

the Victorian Government to facilitate this.

Overview

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Attachment 12.4.2

Albion Quarter Structure Plan Discussion Paper – Brimbank City Council Response July 2024

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1. Create a whole of precinct approach that provides space to

grow jobs of the future.

Plan for an integrated Sunshine Precinct, that supports broader

Sunshine NEIC opportunities.

Prioritise commercial floorspace opportunities to provide the jobs of

the future.

Utilise contemporary place based economic modelling for the whole

precinct to inform a variety of scenarios.

2. Create a high quality, interconnected public realm that

focuses on walking, cycling and amenity.

Plan for a network of high quality, integrated, unencumbered open

space nodes.

Create space and connections for people that are safe, vibrant and

logical.

Ensure adequate solar access to key journeys, spaces and places.

3.

Support easy and efficient access and mobility across the

Sunshine Precinct.

Plan for a simpler, safer Anderson/McIntyre and Ballarat Road

intersection.

Plan for interim and ultimate strategic planning scenarios regarding

the future of the Ballarat Road Overpass.

Plan for bus routes that follow a future road network and passenger

transfer points.

Provide clarity on the long-term plan for car parking.

4. Build a contemporary Sunshine Precinct with a variety of

building types, scales, and densities.

Plan for a variety of building heights and densities across the precinct

to deliver required floorspace demand.

Ensure appropriate separation of incompatible sensitive uses to avoid

future conflict.

Embed an indigenous and multi-cultural identity and protect existing

built form heritage.

Summary of key opportunities for further exploration

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Attachment 12.4.2

Albion Quarter Structure Plan Discussion Paper – Brimbank City Council Response July 2024

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Commit to Melbourne Airport Rail and Sunshine Super

Hub as part of the Western Rail Plan.

In November 2023, Council welcomed the Commonwealth Government’s

decision to recommit to Melbourne Airport Rail (MAR) and the $5 billion

previously promised for its construction. Council is disappointed with MAR

being placed on hold for a further four years which was announced in the

recent Victorian State Budget. Delaying this critically important city shaping

infrastructure creates significant planning uncertainty for the entirety of the

Sunshine Precinct.

While there will be benefits associated with the delivery of Melbourne Metro

in 2026, the lack of certainty surrounding the MAR is undermining Sunshine’s

role as a Metropolitan Activity Centre (MEAC) and as part of the broader

Sunshine National Employment and Innovation Cluster (NEIC). This also

undermines market confidence in Sunshine as a place to invest, conduct

business and work.

Notwithstanding, Council maintains its support for the passage of MAR

through the Albion Quarter and Sunshine Precinct. However further

consideration of the MAR design, in conjunction with the outcomes sought as

part of the Albion Quarter is highlighted to ensure the most appropriate

ultimate outcomes for the Sunshine Precinct as a whole. For example, an at

grade solution for MAR is an option that would be beneficial for precinct

outcomes given the proposed elevated approach will significantly impact the

significant heritage value of the John Darling Flour Mill complex and create a

visual and physical barrier impacting the Albion Quarter. Replacement of the

Ballarat Road Overpass is also an important consideration to ensure ultimate

outcomes for MAR and the Albion Quarter.

Within the above context, Council also seeks commitment for the delivery of

other long-term rail commitments made as part of the Western Rail Plan such

as the electrification of the Melton and Wyndham rail lines which will ensure

the Sunshine Super Hub vision become a reality, and in turn providing an

opportunity to reduce traffic and traffic congestion both travelling to and

through the Sunshine Precinct.

Commit to the reconstruction of Albion Station as part of

a package of access and connectivity improvements.

Critical to the next stage of development of the Albion Quarter Structure Plan

is the need to confirm more precisely the nature and extent of the rebuild of

Albion Station into a world class station and mixed used district.

It is essential that the reconstruction of Albion Station into a fit-for-purpose

public transport interchange complements and celebrates the heritage value

of the Darling Flour Mill and forms part of the next stages of the structure

planning process.

A commitment to, and progress on designing and developing a world class

station will create some certainty for the development sector, whilst also

providing a development opportunity that significantly unlocks the Albion

Quarter to achieve the jobs and housing targets envisaged in the Discussion

Paper.

Crucially, there is a need to future proof the ultimate development scenario

envisaged for a future Albion Station and its relationship with the broader

area and other infrastructure projects such as MAR. The Structure Plan will

also need to ensure that existing constraints such the Ballarat Road Overpass

and the High-Pressure Gas and Aviation Fuel Pipelines are taken into

consideration and do not compromise the long-term planning for highest and

best use outcomes.

Leveraging investment for the betterment of the west

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Attachment 12.4.2

Albion Quarter Structure Plan Discussion Paper – Brimbank City Council Response July 2024

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The proposed principles and emerging ideas contained within the Discussion

Paper form a strong basis for furthering the development of the structure

planning process.

Council has identified four opportunity areas that seek to build on the

principles and emerging ideas outlined in the Discussion Paper. They are

identified to aid further discussion and investigation in partnership with the

Department of Transport and Planning to help further inform the

development of the draft Structure Plan.

Principles

The 10 principles outlined in the Discussion Paper are considered to be sound

and generally reflective of input provided by Council officers to date. Council

understands that these principles will continue to evolve and be refined as

further work is undertaken to inform the development of the next stage of

the draft structure plan.

Notwithstanding, a consistent theme is the need to continue to plan for an

integrated Sunshine Precinct and consider impacts and relationships with the

broader precinct and interrelationships with its neighbouring urban

environments.

Emerging Ideas

Council supports the broad nature and intent outlined as part of each of the

12 emerging ideas outlined in the Discussion Paper. All ideas have a

considered basis and provide further opportunity to be explored as part of the

structure plan process moving forward.

Council has identified a number of threads which is expressed as

opportunities that intersect with these emerging ideas that are outlined in the

next section.

Key Opportunities

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Attachment 12.4.2

Albion Quarter Structure Plan Discussion Paper – Brimbank City Council Response July 2024

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Plan for an integrated Sunshine Precinct, that supports

broader Sunshine NEIC opportunities.

Council shares the State Government’s ambitious plan outlined in the

to make Sunshine Precinct,

including Albion Quarter an economic powerhouse that is vibrant, diverse and

green, a capital for Melbourne’s west.

Opportunity exists within the Albion Quarter Structure Plan to more

accurately define the competitive advantage that Albion Quarter could play

within the overall Sunshine Precinct and broader NEIC context.

As the largest renewal precinct in Sunshine, Albion Quarter is critical in

signalling and propelling the renewal of Sunshine as a MeAC and as the

capital of Melbourne’s west.

Planning for major growth in the Albion Quarter should be undertaken in

concert with opportunities available within the broader Sunshine Precinct to

ensure integrated strategic outcomes can occur.

Albion Quarter’s role within the NEIC requires a more deliberate land use

policy and strategy approach aimed at promoting regionally significant

population services in more than just education. This also includes public

administration and social justice services, relative to the Sunshine

Magistrates Court, Victoria Police Divisional Headquarters, State Government

offices and other emerging sport and recreation opportunities associated with

Sunshine Energy Park.

Key Challenges

The ongoing attraction of highly skilled workers to the area, as is

critical to the long-term growth of the NEIC and its attractiveness as

a destination for investment.

Building on the emerging public administration and justice cluster

served by the Sunshine Magistrates Court, State Government Offices

and Victoria Police Divisional Headquarters.

Opportunities

Examine opportunities to establish Albion Quarter as a major regional

service node to support a growing west by considering further State

Government service relocation.

Investigate a more deliberate land use policy and strategy approach,

aimed at promoting regionally significant population services in

addition to education relative to Sunshine Precinct’s NEIC role.

Explore opportunities to create an urbanised inter-relationship

between Albion West Precinct and Sunshine Energy Park Vision.

Opportunity 1: Create a whole of precinct approach that provides space to grow

jobs of the future.

Figure 1: Brimbank City Council, VicRoads and Slater and Gordon.

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Attachment 12.4.2

Albion Quarter Structure Plan Discussion Paper – Brimbank City Council Response July 2024

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Prioritise commercial floorspace opportunities to provide

the jobs of the future.

To date, over 30,000sqm of new retail floor space has been proposed for the

Sunshine Precinct, with 60,000 to 70,000sqm of A Grade office space and

over 1,750 apartments.

Land within the Albion Quarter and broader Sunshine Precinct is both unique

in its opportunity and limited in its overall supply for commercial job creating

purposes. A mixed-use approach is preferred wherever possible with a focus

on ground and podium settings of buildings providing a commercial land use

outcome and residential being above this environment.

Council recognises that the current economic climate and structural

challenges facing the development industry has temporarily impacted

delivery of additional floorspace. Development in Sunshine also needs to

allow for other costs including the potential presence of contamination,

constructing in basalt, particularly in relation to underground car parking, and

the requirement for open space and development contributions. Given that

part of the Precinct will require a rezoning, property development will also

attract the Windfall Gains Tax and any other levies that are required as part

of a future rezoning.

An ideal outcome is one that considers and balances the current and future

cost of development to ensure a competitive market proposition for the

development sector and Council. This outcome should consider and respond

to the impacts of the Windfall Gains Tax, the two existing Development

Contributions Plan Overlays that apply to the area and give regard to the

number of renewal precincts across metropolitan Melbourne and the

comparative position of the emerging property market in the Sunshine

Precinct.

Key Challenges

The long-term oversupply of standalone residential development

which foregoes the opportunity to provide job creating spaces.

Strategically planning for the spatial allocation of land use across

both Albion Quarter and Sunshine where relatively large land holdings

is both a challenge and an opportunity.

The ability to be competitive and cost effective to deliver the services

and infrastructure needed when compared with other MeAC’s across

metropolitan Melbourne.

Opportunities

Take a precinct approach to the establishment of residential,

commercial and mixed-use development.

Investigate opportunities and mechanisms to achieve vertical zoning

within key areas where a greater level of commercial development is

desired.

Facilitating infrastructure and service delivery which can be delivered

in a timely and cost effective way, with consideration of existing

costs, planning and administrative requirements that already exist.

Figure 2: Mixed use development within a vertically integrated building.

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Attachment 12.4.2

Albion Quarter Structure Plan Discussion Paper – Brimbank City Council Response July 2024

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Utilise contemporary place based economic modelling for

the whole precinct to inform a variety of scenarios.

The Discussion Paper suggests that the broader Sunshine Precinct could

accommodate 34,000-45,000 jobs, 21,000-26,000 homes and 55,000-

70,000 residents noting that the Albion Quarter forms part of delivering this.

Council supports the need for contemporary, place based economic modelling

to help inform an understanding of future projected jobs and

resident/dwelling needs beyond a base case and accelerated growth scenario.

A range of potential growth scenarios beyond that outlined in the opportunity

statement should be explored and tested. Scenarios can be developed by

reference to local market analysis, consideration of proposed infrastructure,

investment and/or intervention opportunities, and overall policy and

development aspirations for the Sunshine Precinct as a whole, with

benchmarking against comparable activity centres.

Key Challenges

Developing sufficiently ambitious growth and development scenarios

that truly supports the development of Sunshine into the CBD of the

west.

Deliberately planning for the jobs of the future and providing the

necessary space for an evolving and renewing urban environment.

Opportunities

Progress a clearly defined methodology that outlines a range of

plausible economic growth scenarios beyond that outlined in the

opportunity statement.

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Attachment 12.4.2

Albion Quarter Structure Plan Discussion Paper – Brimbank City Council Response July 2024

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Plan for a network of high quality, integrated,

unencumbered open space nodes.

The Albion Quarter offers a unique opportunity to create a range of passive

and active multi-functional open space opportunities. Council supports the

creation of a network of unencumbered spaces to ensure effective use and

enjoyment all times of the year.

The

, adopted by Council on 21 May

2023 provides a unique opportunity to transform 74 hectares into a dynamic,

future focused urban parkland which a future Albion Quarter can integrate

with.

Within the Sunshine Precinct there is a need for ‘anchor’ open spaces which

act as focal points and active transport destinations. These spaces could

create the catalyst needed for new development and facilitate the urban

revitalisation both Council and State Government are seeking.

It is important to note that

envisages an open space/plaza located centrally off Harvester Road. While

the location of this open space is approximate, pedestrian permeability that

connects this open space to the Albion Quarter should be explored as part of

the development of the structure plan process moving forward.

Key Challenges

Open space that is well located and unencumbered aligns with

Council’s requirements and serves a meaningful role for existing and

future residents and workers in the area.

Open space that positively contributes to tree canopy and combats

urban heat island effects.

Opportunities

Provide an open space focal point at Albion Station to make it an

inviting and attractive place to gather and maximise economic

development opportunities.

Consider the role of a centralised open space located within the

Sunshine Marketplace as a focal point for shared a pedestrian link.

Establish a range of active connections and create an integrated land

use and development interface with the Sunshine Energy Park.

Consider the role of Sunshine Energy Park in open space provision.

Opportunity 2: Create a high quality, interconnected public realm that focuses

on walking, cycling and amenity.

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Attachment 12.4.2

Albion Quarter Structure Plan Discussion Paper – Brimbank City Council Response July 2024

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Create space and connections for people that are safe,

vibrant and logical.

Council’s

seeks to deliver a 30% tree canopy cover to

improve the amenity of our urban environment. Progressive streetscape

improvements such as those undertaken for Hampshire Road aligns with

Council’s

and continue to transform

Sunshine into a vibrant, legible, safe and comfortable place for people.

A future structure plan must prioritise and encouraging safe, efficient and

effective pedestrian and cycling movement throughout the Albion Quarter

and create logical connections with the broader Sunshine Precinct which is

vital for growth and the implementation of a successful future urban form.

There is opportunity to build on and better connect the existing cycling and

pedestrian network. For example, inclusion of Foundry Road as a key

internal strategic cycling connection that connects to Hampshire Road will

provide strategic access to the centre of the precinct, as well as Devonshire

Road and the proposed future use of the spur line at Sunshine Station.

Greater consideration can be given to Brimbank’s existing and emerging

cycling network and walkable catchments to better connect Albion and

Sunshine to its surrounding communities of interest.

Key Challenges

Creating too many streets that cater for cars rather than the efficient

movement of people into and around the precinct.

Addressing key infrastructure gaps in the pedestrian and cycling

network leading into the precinct.

Not allowing enough space for shared pedestrian and cycling paths

creating unsafe conditions for pedestrians.

Opportunities

Establish the Spur Line, outlined in the

,

as a safe shared active route that connects the Sunshine and Albion

precincts with South Sunshine.

Provide better pedestrian and cycling connections into both Sunshine

MEAC and Albion Quarter from:

-

St Albans Road, North Sunshine

-

Devonshire Road, Sunshine

-

Westmoreland Road, connecting Victoria University, North

Sunshine

-

King Edward Avenue and Derrimut Street, Albion

-

Derby Road, South Sunshine.

Create better east-west connectivity through active links between:

-

Anastasia Way and Phoenix Street to West Moreland Road.

-

Foundry Road to Hampshire Road.

Investigate safer and efficient links to Albion West precinct via Perth

Avenue and Adelaide Street.

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Attachment 12.4.2

Albion Quarter Structure Plan Discussion Paper – Brimbank City Council Response July 2024

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Ensure adequate solar access to key journeys, spaces and

places.

Solar access to open space is essential for the environmental health of

vegetation and enjoyment by residents, workers and visitors, now and in the

future. Creating high amenity streets that have access to sunlight and

support the mass movement of pedestrians across the Sunshine Precinct and

Albion Quarter in a safe and inviting environment must be a priority.

Providing appropriate levels of solar access is critical to achieving high urban

amenity. Council encourages the exploration of overshadowing management

measures within the context of delivering maximum growth potential of both

precincts be explored.

Key Challenges

Development densities occurring at the expense of the creation of a

high amenity, safe and efficient public realm.

An inconsistent strategic approach between Sunshine and Albion

Quarter areas.

Opportunities

Ensure buildings do not overshadow primary open space areas

measured at the winter solstice.

Ensure buildings minimise the overshadowing impacts on key

pedestrian and high amenity streets measured against equinox

periods.

Utilise 3D modelling to test potential overshadowing impacts against

built form controls to ensure balance of creating a vibrant public

realm against development opportunity.

Figures 3: Potential overshadowing controls should be investigated to avoid

overshadowing of existing or proposed new open space by built form.

(Source: Central Geelong Framework Plan)

Figure 4: Consideration should be given to managing the impacts of built

form overshadowing of key pedestrian focused streets.

(Source: Central Geelong Framework Plan)

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Attachment 12.4.2

Albion Quarter Structure Plan Discussion Paper – Brimbank City Council Response July 2024

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Plan for a simpler, safer Anderson/McIntyre and Ballarat

Road intersection.

Council acknowledges the role that both Anderson Road/McIntyre and

Ballarat Roads play as major north-south and east-west arterial routes.

Consideration should be given to utilising the local road network surrounding

these arterial routes more effectively.

A key component to improve the operation of the intersection is simplifying

the layout. Most importantly, the connections from and towards St Albans

Road complicate the layout, and sequencing and turning capabilities.

The

identifies a potential road connection

from the intersection of Harvester Road north through to Phoenix Street. This

extension, coupled with an east west connection from St Albans Road that

utilises Anastasia Way and Phoenix Street could potentially form a circular

route further easing congestion through less signalisation at the

Anderson/McIntyre Road and Ballarat Road intersections.

Key Challenges

Increasing congestion and safety issues at the intersection of

Anderson/McIntyre Road and Ballarat Road.

The long-term role of Ballarat Road as a major arterial route.

Opportunities

Investigate, through traffic modelling, a range of options that utilise

different road configurations and both existing and potentially new

connections to reduce congestion at this intersection.

De-prioritise the Anderson/McIntyre and Ballarat Road intersection

and consider other north-south and east-west opportunities for

pedestrian and cycling movements.

Opportunity 3: Support easy and efficient access and mobility across the

Sunshine Precinct.

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Attachment 12.4.2

Albion Quarter Structure Plan Discussion Paper – Brimbank City Council Response July 2024

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Plan for interim and ultimate strategic planning scenarios

regarding the future of the Ballarat Road Overpass.

The Ballarat Road Overpass stands as a major barrier to creating an effective

urban environment within the Albion Quarter. Current north-south access

points serve the current traffic management arrangements relatively well but

are not conducive for active transport elements to support walking and

cycling.

Currently east-west traffic is funnelled from 3 lanes to 2 lanes in either

direction significantly contributing to the traffic congestion at peak periods.

This also hampers the ability to create bus priority lanes, as has been

envisaged in previous road management plans.

Council appreciates that the Ballarat Road Overpass has not yet reached the

end of its technical lifespan and highlight that these existing restrictions

caused by the Overpass’s limitations should not influence the optimal long

term strategic planning outcomes desired for the Albion Quarter. This

consideration should also ideally account for the impacts on, and from, the

MAR design and construction, which is expected to influence and potentially

further complicate outcomes within this area.

Council encourages the exploration of an ultimate scenario type approach to

achieve the most optimal north-south connectivity possible and achieve

significantly greater outcomes for the Albion Quarter. Within this context,

interim arrangements should also be considered to ensure growth and

development of the Albion Quarter continues as efficiently and effectively as

possible.

Key Challenges

Current north-south access is limited in width making it challenging

to plan for efficient, safe and pleasant pedestrian, cycling and

vehicular traffic movements.

The reduction in lanes north-south limit the ability of Ballarat Road to

function as a major arterial route supporting more efficient rapid

transit options.

Opportunities

Plan for the most efficient, highest amenity and safest pedestrian,

cyclist and motor vehicle movement and connections between Albion

Quarter’s northern and south precincts.

Investigate the cost and timeframes required to replace the Ballarat

Road Overpass with an ultimate design, with consideration of the

MAR impacts.

Provide clarity and direction on how the existing Ballarat Road

Overpass connections will be utilised in the interim until such time

that redevelopment is feasible.

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Attachment 12.4.2

Albion Quarter Structure Plan Discussion Paper – Brimbank City Council Response July 2024

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Plan for bus routes that follow a future road network and

passenger transfer points.

Planning for clearly defined roles for all roads should also involve planning for

an optimal public transport network, including realigning the bus network.

The current bus routes and frequencies act as limitations to planning for a

more effective and efficient network for movement, stops and interchanges.

The use of Hampshire Road as a key bus route providing local residents direct

access to important civic and commercial destinations should continue but in

a way that considers its capacity limitations. There should also be greater

regard to its role as a civic boulevard and how it supports pedestrians and

cycling.

Council proposes further investigation into utilising Harvester Road with

provision of high frequency services and contemporary super stops that are

well integrated into the urban form. This has the potential to become a

catalyst for development within a central spine within the Sunshine Precinct.

A review of bus routes is urgently required to ensure the rebuild of Albion

Station can address the needs of a future public transport network. There is

potential to significantly increase the frequency and number of bus services

along Ballarat Road. Establishing an effective, safe interchange within the

Albion Station Precinct is essential.

Key Challenges

Realignment of existing routes to provide a modern and frequent

suite of bus services supporting both Sunshine and Albion Station

redevelopment.

The Albion Station bus interchanges will need to be able to cater for

reformed routes and frequencies.

Opportunities

Re-evaluate the Sunshine and Albion Street network to confirm a

long-term hierarchy to support efficient public transport movement.

Ensure movement to and from the station and buses is through

public spaces supported by a range of local commercial and

community activity.

Investigate the opportunity to provide a new bus interchange along

Ballarat Road, providing direct public transport access to Albion

Quarter (in addition to metropolitan trains).

Figure 5: Rapid Transit Bus Service.

(Image Source: City of Manningham)

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Attachment 12.4.2

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Provide clarity on the long-term plan for car parking.

Council notes that the draft Emerging Transport Network initiatives

foreshadows a review of the statutory parking rates and the consolidation of

both Sunshine and Albion station car parking.

While there is in principle support to investigating car parking rates in and

around Albion Quarter and Sunshine, this should be reviewed within the

wider context of the rail corridor and future plans in the area including MAR.

In the short term, and as an interim measure, there may be opportunity to

provide park and ride solutions within the Albion Quarter, potentially within

the northern precincts. This could help free up land at both Sunshine and

Albion stations and evolve their transformation journey.

Notwithstanding, any long-term strategy which seeks to change the role of

the Albion and Sunshine stations from their commuter role should be gradual

and matched with a commitment to increase both the frequency and breadth

of bus services that intersect these stations to ensure local and regional

commuter accessibility is maintained and transitioned over time.

Car parking for residential and commercial development within both the

Albion Quarter, and the broader Sunshine Precinct, will need careful urban

design treatment given the challenges of constructing underground parking.

It is essential that car parking does not dominate the public realm from a

visual and urban design perspective.

Council notes that Amendment C216 to the Brimbank Planning Scheme,

which was gazetted in April 2023, implemented the

, applying a reduction to previous planning

scheme requirements for dwellings, office, and various forms of retail. This

applies to that part of the Albion Quarter that is currently in the Activity

Centre Zone.

Key Challenges

Congested, limited and infrequent bus services (locally and

regionally) mean people rely on personal motor vehicle travel to

access train stations.

Uncertainty about the delivery of the Western Rail Plan, particularly

the electrification of the Melton railway line adds further pressure on

limited car parking availability.

Underground car parking is costly due to the geological nature of the

region and the potential for contaminated land/ groundwater.

Opportunities

Utilise land in the short term within the northern precincts of the

Albion Quarter as commuter car parking.

Develop a long-term strategy to transition the precinct from being a

commuter transit destination to being a destination it is own right.

Investigate options and develop urban design guidance and direction

to support appropriate outcomes for commercial and residential car

parking needs.

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Attachment 12.4.2

Albion Quarter Structure Plan Discussion Paper – Brimbank City Council Response July 2024

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Provide housing choice and diversity across the Sunshine

Precinct.

Growth in the resident population will help unlock the precinct’s economic

potential. More people living in the Sunshine Precinct, including Albion

Quarter, will mean a more vibrant, active and attractive environment for

people in the city centre.

The Discussion Paper suggests that the resident population, while not known

for Albion Quarter, is projected to grow to between 55,000 and 70,000

residents for the Sunshine Precinct. It is most likely that mid to high rise

apartments will be needed utilising a variety of building typologies to achieve

this outcome.

The development of a Structure Plan for Albion Quarter, and/or the ability to

meet the objectives for the entirety of the Precinct, should ensure that a

variety of housing choice is able to be delivered to meet the needs of a broad

range of demographic cohorts and socio-economic abilities.

Council would encourage further investigation into and analysis of the

Precinct’s residential market needs, and the identification of current and

future barriers to development, in order to identify opportunities to

encourage housing choice and diversity to support a future resident

population. This should include opportunities to identify provision for social

and affordable housing.

Key Challenges

Catering for a future unknown socio-demographic cohort with a

variety of servicing needs.

Ensuring housing is affordable, and provides a product that people

want to buy.

Ensuring the Sunshine Precinct maintains a cost ratio that makes it

viable for developers to invest and build.

Opportunities

Provide for a diverse range of residential and accommodation types

and sizes in strategic locations.

Prioritise residential and accommodation uses on suitable sites

nearest to Albion Station to maximise proximity to public transport.

Investigate, through market analysis, potential barriers to

development to identify opportunities to support housing choice and

diversity.

Opportunity 4: Build a contemporary Sunshine Precinct with a variety of

building types, scales, and densities.

Figure 6: Nightingale 1 Residential Apartments, Brunswick

(Image Source: Breathe Architecture)

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Attachment 12.4.2

Albion Quarter Structure Plan Discussion Paper – Brimbank City Council Response July 2024

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Plan for a variety of building heights and densities across

the precinct to deliver required floorspace demand.

The precinct is a focal point that in time and through signature built form will

create a new identity for an emerging Sunshine as the capital of Melbourne’s

west.

A variety of building heights applied strategically should be investigated to

ensure that appropriate levels of growth can be provided for over the next 30

years and an urban form across the precinct begins to emerge that forms a

positive image of the growth and development of the Sunshine Precinct.

Existing planning controls outlined within the Sunshine Precinct are now over

10 years old and developed at a time when the priority of Sunshine’s role and

function in Melbourne’s activity centre hierarchy was emerging. Key

infrastructure projects such as MAR and the station upgrades were also not

considered. There is a need to consider how built form across both Albion

Quarter and Sunshine Precinct as one precinct will work cohesively to ensure

a high-quality urban environment.

3D modelling allows the ability to understand the achievability of future

floorspace requirements under a range of development scenarios and allows

for the testing of built form controls required to meet that requirement. This

has been achieved to significant effect for a range of places across Victoria,

most recently in Central Geelong where it was used to accurately inform

floorspace requirements and built form controls which in turn informed an

urban design framework and a revised Activity Centre Zone planning control.

Key Challenges

Lack of design guidelines that reflect the precinct’s context, values,

vision and aspirations.

The underutilisation of strategically located sites with both sub

optimal scale and density outcomes.

Placing mid to high rise built form in appropriate locations impacting

the visual urban form and/or interaction with surrounding

neighbourhoods.

Built form that does not respond to economic growth ambitions of

both State Government and Brimbank City Council.

Opportunities

Review height and density controls across the Sunshine Precinct to

ensure a consistent approach based on clear urban design principles

and objectives.

Ensure building height and density where there is an interface with a

residential area provides an appropriate transition in both scale and

intensity.

To measure the opportunity that appropriately scaled built form can

contribute to growth and develop through 3D modelling.

Integrate built form outcomes with identified public realm outcomes

to encourage compatible ground level activation.

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Attachment 12.4.2

Albion Quarter Structure Plan Discussion Paper – Brimbank City Council Response July 2024

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Master plan and coordinate the development of large

strategic development sites.

The Sunshine Precinct, inclusive of the Albion Quarter, has several large

development sites with significant capacity to accommodate the commercial

and residential floorspace needed for anticipated growth.

In addition, a number of sites may have the potential to host an anchor

development that could help drive desired land use change, form, function

and appearance.

Given the size of many of these sites it will likely be impractical to precisely

plan for specific built form change in the short term. Notwithstanding,

providing general guidance on overall built form expectations married with

targeted density controls, such as the use of plot ratios (floor area ratios),

applied via master planning requirements through Development Plan

Overlays, in conjunction with a reformed Activity Centre Zone presents a way

forward.

Key Challenges

Many large sites in single ownership makes planning for precise

structure and urban design outcomes difficult.

Sites may take many years to become market ready and requires

that detailed planning is done at the right time.

Implementing appropriate controls that establish broad strategic

intent but preserve the ability to undertake detailed and considered

master planning.

Opportunities

Investigate use of a Development Plan Overlay approach for

significant large development sites.

Establish clear and consistent macro scale design and development

direction to support intended long term urban outcomes.

Consider the use of floor area or plot ratios to provide direction on

intended density requirements.

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Attachment 12.4.2

Albion Quarter Structure Plan Discussion Paper – Brimbank City Council Response July 2024

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Ensure appropriate separation of incompatible sensitive

uses to avoid future conflict.

There are a number of current and former industrial land uses and other

functions within and beyond the study area which have the potential to

produce adverse amenity impacts such as noise, dust, odour and other

pollutants in Albion Quarter. The presence and protection of existing

pipelines may also have an impact on ultimate development outcomes.

A key principle when planning for the use and development of land reflected

in State policy is the need to avoid land use conflict in the first instance.

Council supports investigations being progressed by DTP to better understand

environmental and adverse amenity risk and its management via appropriate

separation distances. In the first instance there should be application of the

separation distances outlined in clause 53.10 of the Victoria Planning

Provisions and/or the proposed threshold distances outlined in the

Consideration about how land use changes over time needs to be factored in,

as well as the application of appropriate planning controls to avoid sensitive

use encroachment on existing industrial type uses which may be enjoying

existing use rights. As an example, residential use and development within

Albion Quarter north and west precincts may be better placed closer to

Ballarat Road and within the Albion Quarter south and east precincts with an

alternative use regime being examined for areas closer to the northern

precinct boundary.

A solution that has regard to the ultimate cost/benefit of responding to

environmental and other risks is also important.

Key Challenges

In the short term, land within the north and west precincts of Albion

Quarter have greatest exposure to off-site impacts due to existing

neighbouring industrial uses.

It is uncertain when existing industries located both inside and/or

outside of the Albion Quarter may cease operating or relocate to

inform a clear strategic approach.

The cost of responding to adverse amenity impacts and risks.

Opportunities

Structure planning should take a precautionary approach to the

management of adverse amenity impacts, including from areas

beyond the study boundary not identified for change.

For existing industrial uses within the Albion Quarter, further

investigate the potential for a transition strategy to be applied

overtime to manage change in land use and buffer impacts.

Investigate the appropriate use of land relative to the application of

design and/or development standards to ameliorate potential

impacts.

Consider the development and application of appropriate planning

controls to manage adverse amenity impacts.

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Attachment 12.4.2

Albion Quarter Structure Plan Discussion Paper – Brimbank City Council Response July 2024

Page 21 of 21

Embed an indigenous and multi-cultural identity and

protect existing built form heritage.

For millennia, the Wurundjeri People, as the traditional custodians of lands

and waters, have lived in close connection with the landscape in, and

surrounding, the Sunshine Precinct. While there are many stories and places

of importance within the landscape that Albion and Sunshine occupy that is

evidence of an ongoing connection with the land, it is often not apparent to

people who live, work or visit the precinct.

Brimbank is also a vibrant, harmonious and welcoming environment which is

a great place to live, work and grow. While the Albion Quarter Discussion

Paper has strong reference to communities and their association with place,

there is opportunity to better reflect Brimbank’s vibrant multi-cultural history

through expressive design, artwork and/or landscaping opportunities.

The John Darling Mill complex is an iconic building complex representing a

significant heritage building (with Victorian Heritage Register recognition) and

visual marker on the overall urban landscape. An urban design response for

the precinct should ensure this iconic building remains a focal point of the

Albion Quarter.

Key Challenges

An emerging urban fabric that does not reflect the traditional

ownership of the past, or the diverse multi-cultural community that

calls it home.

Ensuring an appropriate connection to country is embedded within

the public realm, particularly relating to Stony Creek.

Opportunities

Translate the area’s rich Aboriginal cultural heritage through

appropriate urban design interpretation and sharing of cultural

heritage.

Protect visual sight lines to the John Darling Mills heritage complex.

Figure 7: John Darling Mills

(Image Source: Brimbank City Council)

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Attachment 12.4.2