industrial areas review may 2010 - yarra ranges...

Industrial Areas Review 10 June 2010

Industrial Areas Review

May 2010


Contents Executive summary 1. Introduction

1.1 Introduction 3

1.2 Purpose of the review 3

2 Economic activity in industrial areas 2.1 Distribution of industrial zoned areas 4

2.2 Land use in industrial areas 5

2.3 Manufacturing in Yarra Ranges industrial areas 6

2.4 Employment in industrial areas 7

3 Industry directions 3.1 What makes an appropriate industrial area? 10

3.2 Changes in industrial land development in Yarra Ranges 10

3.3 Development in Yarra Ranges urban industrial areas 11

3.4 Development in Yarra Ranges rural town industrial areas 12

4 Policy & regulatory context 4.1 Community vision for economic and industrial development 13

4.2 Melbourne 2030 14

4.3 Other State Government Policies 14

4.4 Regional Strategy Plan 14

4.5 Municipal Strategic Statement 15

4.6 Industrial zones 16

4.7 Application of industrial zones in Yarra Ranges Planning Scheme 17

4.8 Operation of current planning scheme controls for industrial areas 17

5 Assessment of industrial precincts 5.1 Lilydale – overview 18

5.1.1 Lilydale – Cavehill Road Beresford Road 18

5.1.2 Lilydale – Melba Avenue 21

5.1.3 Lilydale – Quarry Road 23

5.2 Kilsyth 25

5.3 Chirnside Park 29

5.4 Healesville 32

5.4.1 Hunter Road 32

5.4.2 Western Gateway 35


5.5 Monbulk 38

5.5.1 Old Emerald Road 38

5.5.2 Carcoola Road 40

5.5.3 Camms Road 42

5.6 Mount Evelyn 44

5.7 Powelltown 46

5.8 Seville 47

5.9 Wandin 49

5.10 Wesburn 50

5.11 Woori Yallock 51

5.12 Yarra Glen 53

5.13 Yarra Junction 55

5.13.1 Little Yarra Road 55

5.13.2 Riversdale Road 58

6 Conclusions 6.1 Is there a need for more industrial land in Yarra Ranges? 60

6.2 Are the current planning scheme provisions for industrial areas still appropriate? 61

7 Recommendations 7.1 General strategic issues 62

7.2 Specific precincts 62

Appendix 1 – Implementation program Appendix 2 – Overview of previous studies

Industrial Areas Review 10 June 2010 1

Executive Summary

The industrial areas of Yarra Ranges are an important source of local economic activity and employment. They include a wide diversity of activities ranging from large scale manufacturing operations catering for metropolitan markets, to small one person businesses servicing a specific rural community. These activities include typical industrial uses such as manufacturing plant, repair workshops, storage yards and maintenance depots, as well as more sales oriented activities such as warehouses and distribution centres and shops selling bulky goods.

Yarra Ranges is located on the metropolitan fringe of Melbourne and includes areas of suburban development as well as extensive rural areas serviced by a mix of small rural townships. Many of the Yarra Ranges’ residents have limited access to employment opportunities in the wider metropolitan area because of long commuting distances and public transport limitations.

It is important for communities in rural fringe locations to maximise the opportunities for providing local employment. This can reduce the reliance on long distance commuting and increase the level of economic activity and skills development in the local community.

There is also a need to encourage a wide array of businesses that can support services to other local based economic activities. This is particularly important in areas such as Yarra Ranges that include significant areas of rural based activities such as agriculture and tourism.

Yarra Ranges is fortunate in having a number of substantial areas of industrial zoned land within its metropolitan areas as well as other smaller pockets scattered amongst its rural townships. The areas of Industrial zoned land are an important resource as they offer a diversity of local employment opportunities and business support services.

Many of the businesses located in these industrial areas are constrained by planning controls from locating elsewhere in Yarra Ranges because of concern about potential adverse amenity impacts on other land uses and values.

State and local planning policies limit the opportunities for further outward expansion of Yarra Ranges’ established urban areas. There is very little scope within Yarra Ranges to release more land for future industrial development, as most of the Yarra Ranges’ designated urban areas are already committed to non industrial land use.

It is therefore important to ensure that Industrial zoned land in Yarra Ranges is carefully managed to ensure that it is used and developed in a way that makes the most efficient use of this finite resource.

This review draws on a range of previous strategic reports and more contemporary analysis to consider the following key questions:

• Why does Yarra Ranges need industrial zoned areas?

• What makes an appropriate industrial area?

• What pressures and trends have been occurring within these industrial areas?

• Does Yarra Ranges need more industrial zoned land?

• Are the current planning provisions for industrial areas still appropriate?

The review contains an overview of statistical data which illustrates the ongoing importance of retaining areas of industrial land.

The role of industrial land areas and the mix of businesses within them are constantly evolving. The review examines each of the industrial zoned areas in Yarra Ranges and identifies relevant trends and issues as a basis for assessing the ongoing suitability of the zones.

It identifies that the remaining opportunities for new industrial development are mostly limited to more intensive redevelopment of older established industrial premises, together with some infill on remaining vacant or underutilised sites. Some areas, such as in Chirnside Park, are no longer considered appropriate for industrial use and are recommended for rezoning.


The review identifies two areas, one in Kilsyth and the other in Lilydale, where there may be long term opportunities to rezone some additional land within the Urban Growth Boundary, for future industrial development.

The review also proposes a more consistent approach to the application of the Industrial 3 Zone, to better protect the amenity of residential and other sensitive uses that are located close to industrial areas.

It concludes that the strategic direction for industrial areas in Yarra Ranges should be focussed on maximising their efficient use for employment generating purposes, that are difficult to accommodate outside industrial zoned land.

The review provides recommendations for some changes to the Yarra Ranges Planning Scheme to ensure that it provides a sound basis for the sustainable management of the industrial land resource.


Introduction 1.1 Introduction The businesses operating in the industrial areas of Yarra Ranges are a crucial element of its economic and social structure. They are a major provider of employment. They provide services and products that residents of Yarra Ranges, as well as many outside Yarra Ranges, need on a regular basis.

Manufacturing continues to represent the single most valuable sector of the Yarra Ranges economy, yielding approximately $3 billion in regional output (REMPLAN 2009). Manufacturing enterprises as well as other service industrial type business are an integral component of, and contributor to, wider economic activity in Yarra Ranges. They range from major export oriented businesses to those with a more localised market such as the repairing of vehicles and equipment.

Planning scheme controls generally limit the opportunities for industrial land uses to areas that have been specifically zoned for industry.

The focus of this review is on those areas that are zoned for industrial use. The Yarra Ranges Planning Scheme applies both the Industrial 1 and Industrial 3 Zones. For the purpose of this review any reference to ‘Industrial Areas’ means land that is included in one of these industrial zones.

Yarra Ranges is fortunate in having a range of areas zoned for industrial use. These include several substantial industrial areas within the suburbs of Lilydale and Kilsyth as well as numerous smaller pockets serving rural townships such as Healesville and Woori Yallock.

1.2 Purpose of the review The demand for industrial zoned land and the mix of land uses within these areas is constantly evolving. Changes in the industrial land market have resulted in some existing areas being of questionable suitability for ongoing industrial use. However there is only very limited scope to expand the area of industrial zoned land in Yarra Ranges.

Yarra Ranges needs to ensure that its industrial areas are managed in a way that makes effective use of the finite resource of industrial zoned land.

This review seeks to:

• draw together the findings of earlier industrial investigations, and combine this information with some primary research, to provide a consistent understanding of industrial activity and land supply within Yarra Ranges;

• develop an agreed strategic framework to guide the future planning of industrial zoned areas in Yarra Ranges,

• identify the need for any further strategic research of industrial land issues.

In order to achieve these objectives, the review considers the following key questions:

• Why does Yarra Ranges need industrial zoned areas?

• What makes an appropriate industrial area?

• What pressures and trends have been occurring within these industrial areas?

• Is the current mix of zoned areas and supporting planning policies and controls appropriate?

• Does Yarra Ranges need more industrial zoned land?

The review draws on a number of information sources:

• Consultant reports into broad and specific aspects of industrial activity in Yarra Ranges and the wider eastern suburbs (these are noted in ‘References’ at the end of this document);

• Extensive field surveys of industrial areas, providing an inventory of existing uses;

• Existing State and local planning policies and strategies.


2 Economic activity in industrial areas 2.1 Distribution of industrial areas Industrial zoned areas in Yarra Ranges occupy a total area of 286.5 hectares, scattered within 13 different localities. The largest areas of developed industrial land are in the urban areas of Lilydale and Kilsyth. A further concentration of largely undeveloped industrial zoned land is located along the Maroondah Highway in Chirnside Park.

The rural towns of Healesville and Monbulk both contain several separate precincts of industrial zoned land. Smaller pockets of industrial zoned land are located in many of the other rural townships.

The function of these industrial areas varies according to their size and location. The characteristics and land use planning issues associated with each of these areas are fully described in Section 5 of this review report.

The distribution of these industrial zoned areas is shown on the following map.

Powelltown 5.88 HaPowelltown 5.88 HaPowelltown 5.88 HaPowelltown 5.88 HaPowelltown 5.88 HaPowelltown 5.88 HaPowelltown 5.88 HaPowelltown 5.88 HaPowelltown 5.88 Ha

Mount Evelyn 8.53 HaMount Evelyn 8.53 HaMount Evelyn 8.53 HaMount Evelyn 8.53 HaMount Evelyn 8.53 HaMount Evelyn 8.53 HaMount Evelyn 8.53 HaMount Evelyn 8.53 HaMount Evelyn 8.53 Ha

Wandin North 0.43 HaWandin North 0.43 HaWandin North 0.43 HaWandin North 0.43 HaWandin North 0.43 HaWandin North 0.43 HaWandin North 0.43 HaWandin North 0.43 HaWandin North 0.43 Ha

Yarra Junction 6.76 HaYarra Junction 6.76 HaYarra Junction 6.76 HaYarra Junction 6.76 HaYarra Junction 6.76 HaYarra Junction 6.76 HaYarra Junction 6.76 HaYarra Junction 6.76 HaYarra Junction 6.76 Ha

Powelltown 5.88 HaPowelltown 5.88 HaPowelltown 5.88 HaPowelltown 5.88 HaPowelltown 5.88 HaPowelltown 5.88 HaPowelltown 5.88 HaPowelltown 5.88 HaPowelltown 5.88 Ha

Mount Evelyn 8.53 HaMount Evelyn 8.53 HaMount Evelyn 8.53 HaMount Evelyn 8.53 HaMount Evelyn 8.53 HaMount Evelyn 8.53 HaMount Evelyn 8.53 HaMount Evelyn 8.53 HaMount Evelyn 8.53 Ha

Wandin North 0.43 HaWandin North 0.43 HaWandin North 0.43 HaWandin North 0.43 HaWandin North 0.43 HaWandin North 0.43 HaWandin North 0.43 HaWandin North 0.43 HaWandin North 0.43 Ha

Yarra Junction 6.76 HaYarra Junction 6.76 HaYarra Junction 6.76 HaYarra Junction 6.76 HaYarra Junction 6.76 HaYarra Junction 6.76 HaYarra Junction 6.76 HaYarra Junction 6.76 HaYarra Junction 6.76 Ha

Chirnside Park 75.03 HaChirnside Park 75.03 HaChirnside Park 75.03 HaChirnside Park 75.03 HaChirnside Park 75.03 HaChirnside Park 75.03 HaChirnside Park 75.03 HaChirnside Park 75.03 HaChirnside Park 75.03 Ha

Healesville 16.64 HaHealesville 16.64 HaHealesville 16.64 HaHealesville 16.64 HaHealesville 16.64 HaHealesville 16.64 HaHealesville 16.64 HaHealesville 16.64 HaHealesville 16.64 Ha

Kilysth 143.95 HaKilysth 143.95 HaKilysth 143.95 HaKilysth 143.95 HaKilysth 143.95 HaKilysth 143.95 HaKilysth 143.95 HaKilysth 143.95 HaKilysth 143.95 Ha

Lilydale 64.63 HaLilydale 64.63 HaLilydale 64.63 HaLilydale 64.63 HaLilydale 64.63 HaLilydale 64.63 HaLilydale 64.63 HaLilydale 64.63 HaLilydale 64.63 Ha

Monbulk 21.82 HaMonbulk 21.82 HaMonbulk 21.82 HaMonbulk 21.82 HaMonbulk 21.82 HaMonbulk 21.82 HaMonbulk 21.82 HaMonbulk 21.82 HaMonbulk 21.82 Ha

Seville 0.62 HaSeville 0.62 HaSeville 0.62 HaSeville 0.62 HaSeville 0.62 HaSeville 0.62 HaSeville 0.62 HaSeville 0.62 HaSeville 0.62 Ha Wesburn 1.75 HaWesburn 1.75 HaWesburn 1.75 HaWesburn 1.75 HaWesburn 1.75 HaWesburn 1.75 HaWesburn 1.75 HaWesburn 1.75 HaWesburn 1.75 HaWoori Yallock 10.44 HaWoori Yallock 10.44 HaWoori Yallock 10.44 HaWoori Yallock 10.44 HaWoori Yallock 10.44 HaWoori Yallock 10.44 HaWoori Yallock 10.44 HaWoori Yallock 10.44 HaWoori Yallock 10.44 Ha

Yarra Glen 2.28 HaYarra Glen 2.28 HaYarra Glen 2.28 HaYarra Glen 2.28 HaYarra Glen 2.28 HaYarra Glen 2.28 HaYarra Glen 2.28 HaYarra Glen 2.28 HaYarra Glen 2.28 Ha

5.0000

kilometers

Shire of Yarra Ranges - Distribution of Industrial Zones

Industrial Planning ZonesRanges in Hectares

50 to 144 (3)

15 to 50 (2)

0 to 15 (8)


2.2 Land use in industrial areas Yarra Ranges’ industrial areas accommodate a broad mixture of land uses which are generally unsuited to locations within business or residential areas. Planning scheme controls prohibit many industrial type land uses from locating on sites outside of industrial zones. This is because of potential amenity impacts on nearby residential or other sensitive land uses.

In the metropolitan context Yarra Ranges’s industrial areas are quite minor. Most of the businesses established in these industrial areas are oriented to localised markets in outer eastern Melbourne and the adjoining rural hinterland of the Yarra Valley. However there are some export oriented enterprises that serve a much wider market.

Significant categories of industrial activity associated with the industrial areas in Yarra Ranges include:

• Engineering/fabrication – mainly light engineering firms making metal fittings such as bull bars or trailers

• Manufacturing – including food processing assorted products

• Advanced manufacturing

• Installations – products such as kitchens, where much fabrication will take place within the industrial building, but the primary place of work will be on-site elsewhere

• Automotive repairs – metalwork involving the actual bodies or engines of cars

• Automotive services – work on cars such as detailing or cleaning

• Depot – office and equipment storage where place of work is off-site

• Wholesale – storage and distribution of goods for sale

• Warehouse/store – storage of goods

• Trade supplies – retail sales of large trade-related items such as timber and plumbing fittings

Engineering and general manufacturing make up the largest proportion (approximately 23%) of operations in industrial areas. Auto repairs and services comprise approximately 14.5% of operations. Other substantial functions include wholesale/retail outlets (9.5%) and installation services (such as kitchens/cabinet makers) (8%).

Over 60% of the Yarra Ranges industrial establishments are located in the Lilydale area.

Kilsyth has a larger than average proportion of engineering and manufacturing operations, some 36% of all businesses, and a lesser proportion of automotive repairs and services (10.4%). It also has above-average proportions of installations (10.4%) and wholesale/retail (13%). Lilydale has a lesser proportion of engineering and manufacturing (approx. 16%), and a slightly higher proportion of automotive repairs and services (17.4%). This characteristic is also shared by smaller industrial areas such as Healesville and Woori Yallock.

Table 1 shows the number of businesses in Yarra Ranges as at June 2007 in each industry sector. It illustrates that 60% of businesses in Yarra Ranges consist only of the owner/operator. Many of these are operated as home businesses.

Table 1 illustrates that the number of businesses employing between 1 and 4 people constitute nearly 30% of businesses in Yarra Ranges. Only 12% of Yarra Ranges’ businesses employ five or more people.

2.2.1 Non-industrial land uses Nearly 23% of lots within the industrial areas of Yarra Ranges are occupied by uses which are not related to industry. A significant number of these activities are non industrial ‘niche’ operations such as churches and other community facilities, recreational establishments and


professional services such as hairdressing. Some sites are simply vacant, although these are becoming increasingly uncommon.

Table 1: Composition of Industry by business count and range in number of employees, Yarra Ranges (ABS 2007)

2.3 Manufacturing in Yarra Ranges’ industrial areas The Australian Bureau of Statistics (ABS) does not collate data specifically for industrial zoned areas. Under the data categories used by ABS many of the businesses located in industrial areas in Yarra Ranges would come under the heading of ‘Manufacturing’. Smaller numbers of operations would be classified as ‘Retail’, ‘Transport and Storage’, ‘Construction’, ‘Business Services’ and ‘Wholesale’. It should be noted that wine-making activities are also classified as ‘manufacturing’, despite their association with ‘agricultural’ activity.

Not all industrial activity is located on what is defined as ‘industrial’ land – there are some examples of manufacturing activity, such as fruit processing operations in rural areas, that are located in Green Wedge zones. Nevertheless, the statistical data about manufacturing is generally indicative of the level of activity within Yarra Ranges’ industrial areas. There is a close correlation between the distribution of manufacturing establishments and the location of industrial zoned land in Yarra Ranges.

The number of manufacturing businesses in Yarra Ranges in 2007 totalled 912. This represents 6.7% of all businesses within Yarra Ranges.

Manufacturing had the highest value of output ($3,043m) of all of the categories of industrial activity in the Yarra Ranges in 2007, growing 20.1% from 2001. It was the second largest employer within Yarra Ranges, with over 4,800 employees or 13.8% of total employment. This is slightly higher than Manufacturing’s share of employment for the Melbourne Statistical Division (13.5%). Manufacturing was the largest contributor, at 19.1%, to the total value added to the local economy, compared to a 13.7% value added contribution by Manufacturing to the Victorian gross state product (Shire of Yarra Ranges Economic Profile 2008, ABS Australian National Accounts 2006-07).

Manufacturing industry in Yarra Ranges is made up of a relatively small number of large enterprises and a large number of small scale enterprises. The larger enterprises are responsible for the majority of employment (and output). Most of these large enterprises are concentrated in the two major hubs of industrial zoned land at Lilydale and Kilsyth.


2.4 Employment in Yarra Ranges’ industrial areas In 2007, 22.9% of the people working in Yarra Ranges were employed in the business sectors most commonly associated with industrial zoned areas (i.e. Manufacturing, Wholesale Trade, and Transport & Storage). This is similar to the proportion of workers in the Melbourne Statistical Division who were employed in those sectors (23.6%).

Table 3 shows employment by industry at census date in 2006 for those people who work in Yarra Ranges compared to the workforce who live in Yarra Ranges and the workforce of the Melbourne Statistical Division. This table shows that in 2006 there were 69,714 Shire residents in the workforce, whilst there were 35,289 people who actually worked in Yarra Ranges. This illustrates that Yarra Ranges is not self sufficient in local employment.

11.5% of Yarra Ranges’s workers are employed in the business sectors most commonly associated with office uses in activity centres (property & Business Services, Government Administration, Finance & Insurance). This is significantly lower than the proportion of workers in the overall Melbourne SD who are employed in those sectors (21.3%).

While these figures may suggest a need to broaden Yarra Ranges’ employment base, they also reinforce the importance of industrial areas as a source of local employment for Yarra Ranges residents.


Table 2: Employment by industry – Workers in Yarra Ranges compared with Shire residents who work and Melbourne SD, 2006 (ABS 2006)

Table 3 below illustrates employment by industry type and occupation, for residents who worked in Yarra Ranges in 2006. The workforce was dominated by clerical, sales and service (31.5%), professionals (16.5%) and tradespersons (13.4%). Clerical, sales and service occupations were prominent in retail and health and community services industries. Education employs by far the largest number of Yarra Ranges’s professionals.

Data on the occupation of employed workers is more difficult to relate to specific types of employment nodes. The relatively high proportion of workers in the ‘Clerical, Sales and Service’ category does not necessarily mean that all of these workers are employed in offices in activity centres and commercial centres. Many manufacturing operations in industrial areas would employ people in a mix of occupations including tradespersons, administration staff and salespersons.


Table 3: Employment by Industry Type and Occupation in Yarra Ranges 2006 (ABS 2006)


3 Industry Directions 3.1 What makes an appropriate industrial area? The Planning & Environment Act 1987 provides for the orderly use and development of land throughout the State. It requires, amongst other things, that each municipality must have a planning scheme that applies a system of zones to regulate the distribution of various key land uses such as residential, business, industrial and rural (Green Wedge).

It is usual for planning schemes to provide for a diversity of land uses that reflect the environmental characteristics of the municipality while providing for the anticipated social and economic needs of the local community and the wider region.

There are a number of criteria that any industrial zoned area would normally be expected to meet. These include:

• Predominantly flat land;

• Convenient road access for delivery trucks and other heavy vehicles;

• Availability of reticulated services such as sewerage, water supply and power;

• Separation from sensitive land uses such as housing and schools;

• Absence of environmental constraints such as remnant vegetation and watercourses;

• Convenient access to population centres both as a labour source and as a market for business outputs.

The distribution of industrial areas in Yarra Ranges broadly reflects the settlement pattern of the area. Yarra Ranges is unusual in that it comprises areas of suburban development that form part of the Melbourne Metropolitan area, as well as a series of small townships in a predominantly rural setting. Long standing planning policies have protected productive agricultural land and biodiversity values in Yarra Ranges, by strictly limiting the outward expansion of urban development into rural areas.

The suburban areas of Yarra Ranges contain several relatively large industrial precincts serving both a local and regional function, whereas many of the rural townships include small pockets of industrial land that serve a mostly local market.

The current areas of industrial zoned land in Yarra Ranges are largely based on the zones created under the four separate municipal planning schemes that preceded the approval of the Yarra Ranges Planning Scheme in July 2000.

Some of Yarra Ranges’ existing industrial zones do not meet all of the criteria outlined above. However in most cases the industrial use of these areas is well established and businesses within them continue to fulfil an important role in the local economy. However there are some instances where there may be a case for considering the rezoning of some underdeveloped areas that are not well suited to industrial use.

3.2 Changes in industrial land development in Yarra Ranges Strategic research undertaken by and on behalf of Council over the past decade has confirmed a number of key changes in the role and composition of Yarra Ranges’ industrial areas.

Restructuring of the manufacturing industry sector in Victoria since the 1970’s has resulted in the residential and commercial redevelopment of many of the areas of older traditional industrial development in Melbourne’s inner suburbs and the establishment of extensive new industrial areas on the urban fringe.

During the 1960’s and 1970’s some high profile new industrial development including Black & Decker and Boeing were attracted to Yarra Ranges, especially in the area of Chirnside Park along the Maroondah Highway. This area was established as a Garden Industrial concept with substantial new industrial buildings constructed on large visually prominent sites with extensive landscaped surroundings.


During 1970’s a major concentration of industrial development began to emerge in Bayswater and Kilsyth, in an area of relatively flat land with direct access to key arterial roads such as Canterbury Road, Dorset Road and Bayswater Road. Other pockets of new industrial development were established in Lilydale.

These new areas of industrial development coincided with the rapid expansion of residential development in Melbourne’s outer eastern suburbs.

However by the turn of the century many factors had changed. Manufacturing industry, which had been a key element of the metropolitan economy for many years, was in continual decline. More manufacturing production was increasingly being relocated overseas to take advantage of lower production costs. Further outward expansion of the urban development in the eastern suburbs was curtailed by planning policies aimed at protecting the Dandenong Ranges and the Yarra Valley from urban encroachment. In addition, the areas of industrial development that had been established in Yarra Ranges, were reaching a point where there was little undeveloped land available to attract major new industrial enterprises.

The rapid expansion of residential development to the north and west of Melbourne, together with construction of major road infrastructure such as the Westgate Bridge and Outer Ring Road, helped to encourage the development of extensive areas of new broad scale industrial development in those areas. These large new industrial estates offered strong attractions for industrial development such as extensive flat land, convenient road access to ports and major transport terminals, access to employment from burgeoning new suburbs, and the opportunity to co-locate within large concentrations of other similar and complementary businesses. The recent completion of Eastlink has made an overall improvement to vehicle access to Yarra Ranges’ industrial areas, although business interests and estate agents interviewed in the course of this study were generally of the view that the completion of this road would have no meaningful impact on demand for industrial land.

3.3 Development in Yarra Ranges’ urban industrial areas By comparison with the emerging industrial areas to the north and west of Melbourne, the areas of industrial land in Chirnside Park, Lilydale and Kilsyth became increasingly unattractive for the larger scale forms of industrial development because of factors such as limited land availability, poor road access to ports and transport terminals and the absence of a critical mass of other similar new enterprises.

These changes in the metropolitan industrial land market have resulted in a number of significant trends emerging in Yarra Ranges’ major industrial areas.

The garden industrial areas of Chirnside Park witnessed a gradual loss of many of the original industrial enterprises and increasing pressure for their replacement with highway oriented retail development. It also led to a loss of market interest in developing any of the more undulating parcels of vacant industrial land that did not have a frontage to the highway.

Consultation with key land owners together with several strategic research projects (including Macroplan 2003, Macroplan 2004), has confirmed the former Garden Industrial area in Chirnside Park is no longer considered desirable for future industrial development.

In the Lilydale and Kilsyth areas, the changes in the industrial land market have resulted in the departure of some of the larger manufacturing operations, and an increasing demand for smaller scale industrial units. These smaller industrial buildings have become an important feature of Yarra Ranges’ industrial areas, particularly in Lilydale.

Using simple tilt slab construction techniques, these structures create floor space that is adaptable for a variety of businesses. These units have been in strong demand for a range of small scale businesses which tend to service the local region rather the broader metropolitan market. The rapid development and take up of this form of development in recent years indicates an ongoing demand for these local population driven industries. The Lilydale area, with its flat sites and release of several major development sites such as the former ABB site, has been particularly attractive for this form of development.


3.4 Development in Yarra Ranges’ rural township industrial areas The various pockets of industrial land scattered amongst Yarra Ranges rural towns have long fulfilled a different niche to the urban industrial areas.

These industrial areas have typically comprised small lots accommodating an assortment of small businesses that are focussed on very localised rural markets. They have been important in providing a range of support services to the local townships and surrounding rural areas. The rate of development has been sporadic and responsive to various localised factors.

The most extensive of these rural township industrial areas is at Healesville which has experienced a steady take up of vacant land. There is evident demand for additional development on the remaining underutilised sites although a number of these are constrained by other site specific factors (which are discussed in greater detail in Section 5 of this review).

Several of these industrial areas have been directly related to the primary industrial activities in the rural hinterland such as sawmill sites in Yarra Junction and Powelltown and the former cannery in Monbulk.

The Green Wedge planning policies limit the opportunities for expansion of rural townships and there is very little scope for any increase in the area of industrial zoned in these townships.

Yarra Ranges has experienced some development demand from businesses involved in the processing of primary produce and the servicing of agricultural equipment, particularly in the areas of intensive horticultural production. However despite several areas being specifically zoned for these rural industries, most new development in this sector has taken the form of expansion of existing premises on long established rural sites. The bulk of such activity is low-level value-adding such as packaging, which may increase incrementally over time. In many cases the up-front costs of relocating these businesses to a dedicated off-site facility in an industrial zone is considered prohibitive by the operators.

However given the continued evolution of servicing needs for Yarra Ranges rural towns and their surrounding rural hinterlands, together with very limited number of available sites, it is expected that demand for future development of rural town industrial areas is likely to increase.


4 Policy and regulatory context 4.1 Community vision for economic and industrial development An understanding of the community’s attitudes and aspirations for the future can be derived from the ‘Vision 2020 Community Plan’ document. This provides a strategic framework for the municipality and serves as a guide for the future. It is based on extensive consultation which ensures that it reflects the needs and aspirations of the Yarra Ranges community.

“Vision 2020 is a shared vision of the Yarra Ranges community. It is based on the simple idea that if we, as a community, decide on where we are going, the chances are that we will get there. Through this process, the Yarra Ranges community has made a statement about the kind of community and environment that we wish for in the future…”

The following extracts from Vision 2020 contain statements that go some way toward demonstrating the community’s attitude and aspirations regarding industrial and economic development within Yarra Ranges.

“In 2020, the Shire is more self-sufficient and capable of employing, within its boundaries, a far greater proportion of its residents. Job opportunities, particularly for the youth, have been created.” (Page 24)

“Local ‘value adding’ is also regarded as an integral part of the rural economy. Upstream processing of local rural produce has dramatically increased in appropriate locations. Council and the community have recognised that this is fundamental to the growth of local investment, local research and development, and subsequently, local jobs.” (Page 24)

“The industrial areas of the Shire have continued to operate successfully and provide supporting services and employment for local communities. They have benefited from the networking and training support provided through the Council and have become significant players in the local and global market.” (Page 25)

Guiding Principles:

• “that small business support and growth are fundamental to the Shire’s economic success

• that local value adding to rural produce is good for the community and that suitable sites are identified” (Page 18)

The Yarra Ranges Economic Development Strategy builds on the community vision. It identifies a series of goals and objectives for creating vibrant economies that encourage local enterprise, and meet the needs of the wider community. It seeks to create a range of employment opportunities, that support long term community growth and wellbeing, leading to a higher quality of life for all.


4.2 Melbourne 2030 Melbourne 2030 establishes the State Government framework for strategic land use planning policy in the Melbourne Metropolitan Region. It contains a number of high level strategic directions aimed at making Melbourne a more prosperous city (Direction 4). These include:

• Maintaining an adequate supply of well located land for future industrial use;

• Strengthening the opportunities for innovation and the development of emerging industries, research and education;

• Integrating industrial development with key transport gateways such as the ports, airports and interstate road routes.

Melbourne 2030 also places strong emphasis on the need to:

• Protect the resource of productive agricultural land and scenic rural landscapes and sensitive environments of Green Wedge areas on the urban fringe;

• Establish an urban growth boundary to prevent urban encroachment into Green Wedge areas;

• Concentrate urban expansion into designated growth areas.

Yarra Ranges is not designated as an area for further outward urban growth and its rural areas are identified as Green Wedges. The designation of an Urban Growth Boundary (UGB) under Melbourne 2030 limits the scope for further outward growth of urban development including industrial uses, into Green Wedge areas.

4.3 Other State Government policies The Department of Innovation, Industry and Regional Development has two programs which make reference to industrial land issues.

The Victorian Industry Participation Policy (VIPP) specifically promotes greater access for small to medium enterprises (SMEs) to supply work to major projects. It encourages SMEs to tender for the purchase of goods and services and to be considered for significant projects, particularly in regional areas.

This policy has no direct bearing on industrial land management in Yarra Ranges.

In Victoria – Leading the Way, Action 12 Activating the Next Generation Food Strategy states:

The strategy will include a range of actions to:

§ address structural, cultural and other impediments (such as skills shortages) to the efficient operation, international competitiveness and continued growth of the food industry;

§ make the industry more attractive for investors and address constraints to investment in the food industry;

§ establish a strong triple bottom line culture within the industry to ensure its future marketability and profitability; and

§ work strategically to maximise the benefits from emerging opportunities in each sector of the food industry.

The Discussion Paper is consistent with these outcomes, through its recommended actions of retaining industrial land for purposes including the food industry.

4.4 Regional Strategy Plan The Upper Yarra Valley and Dandenong Ranges Regional Strategy (RSP) was originally prepared by the former regional planning authority for the area. It has provided a strategic framework for planning scheme controls in Yarra Ranges Shire since it was initially approved in 1982.


The major focus of the RSP was on the management of the non urban areas of Yarra Ranges. However it contains policy directions for appropriate development of existing industrial land. It also requires that policies for industry consider not only employment, but also training and education needs of the Yarra Ranges residents. Industry should be located in existing industrial areas and make best use of vacant and partly developed land.

The RSP provides for the rezoning of rural land for industrial development, subject to a number of requirements which can be summarised as follows:

• There is a demonstrable need for additional land;

• The site has appropriate transport access, can be serviced and is free from physical and environmental constraints;

• There will be no detrimental impact on amenity of neighbouring areas.

4.5 Municipal Strategic Statement The Municipal Strategic Statement (MSS) in the Yarra Ranges Planning Scheme articulates Council’s strategic land use policy directions. It draws together the State and Regional Planning policies as well as the aspirations of the local community as derived from Vision 2020.

The role of Yarra Ranges industrial areas and issues associated with their future use and development are addressed in Clause 21.04-4 of the Yarra Ranges Municipal Strategic Statement. This clause identifies that:

“The industrial areas of the Shire are an important source of local employment and economic activity.

The established areas still retain substantial pockets of vacant undeveloped land which continue to provide opportunities for additional industrial development.

Industrial land is a limited resource in the Shire and opportunities to accommodate a range of industrial and related land uses need to be protected from the intrusion of other uses that do not require an industrial zoned site.”

Objective 1 in this clause is to

“To attract new industrial enterprises into existing industrial areas in the Shire, and to help consolidate the established industrial base of the Shire.”

The strategies for this objective are:

“Recognise the importance of the established industrial base located within the Shire and promote opportunities for further development, redevelopment and restructuring of these areas

Accommodate a range of industrial land uses to meet local service needs and to create employment opportunities in the Shire and which do not detract from the appearance or amenity of adjoining or nearby land.

Provide appropriately zoned locations for the establishment of rural service industries or other rural industries associated with the storage, packing and processing of agricultural produce.

Ensure that land uses in industrial zones are managed to avoid harmful off-site effects or loss of amenity to nearby residential and other sensitive land uses.

Land zoned for industrial purposes in the Monbulk and Silvan area be used to provide for support industries and services to the intensive agricultural, horticultural and other rural activities being carried out in the area.”

This objective and its related strategies provide the basis for the selection of planning scheme controls for Yarra Ranges’ industrial areas.

Clause 21.04-2 refers more generally to commercial activities. However Objective 3 within this clause recognises the importance of providing for employment generating businesses in rural towns.


Clause 21.06 of the MSS deals with built form issues, and Objective 3 specifically relates to industrial areas. It includes a set of policies that provide general guidance on frontage setbacks, landscaping requirements and considerations for residential interface areas. These policies are applied in the assessment of planning applications for new development in industrial zones.

Clause 21.08 contains objectives and strategies relating to land subdivision issues. Objective 5 refers to subdivision within Industrial Areas. It seeks to consolidate existing industrial areas and provide for a diversity of industrial development types. A policy specifying a preferred lots size range for subdivision in industrial areas is also included.

The Yarra Ranges Municipal Strategic Statement continues to provide appropriate strategic policy directions for the use and development of land in the municipality’s industrial areas. However, as discussed later in this report, there is a need to change the current zone selection for some specific industrial areas, and in some cases to supplement the current zone controls with additional overlay provisions.

4.6 Industrial zones The current Yarra Ranges Planning Scheme applies both the Industrial 1 Zone and the Industrial 3 Zone to areas of industrial land use. These zones were introduced as part of the new format planning scheme based on the Victoria Planning Provisions (VPP’s). The new format planning scheme came into operation on 20 July 2000.

The VPP’s provide the following 3 options for the zoning of industrial land.

The Industrial 1 Zone

This is the most commonly applied industrial zone throughout Melbourne. It provides for “manufacturing industry, the storage and distribution of goods and associated uses in a manner which does not affect the safety and amenity of local communities”.

Within this zone most forms of industrial land use are allowed without the need for a planning permit. The zone does require a permit for the construction of buildings and works. A permit is only required for industrial uses if they do not meet specified minimum separation distances from residential and other potentially sensitive land uses.

Permit applications for the construction of buildings and works are exempt from third party notice and appeal requirements.

Industrial 2 Zone

This zone provides for manufacturing industries and storage facilities that may generate significant offsite effects and require a substantial separation from other more sensitive land uses. It is only applied to large expanses of regionally significant industrial land which can provide substantial separation from potentially sensitive land uses.

There are no areas in Yarra Ranges that would be appropriate for inclusion in this zone.

Industrial 3 Zone

This zone provides for:

• “…uses that do not affect the safety and amenity of adjacent, more sensitive land use;

• …industries and associated uses in specific areas where special consideration of the nature and impacts of industrial uses is required or to avoid inter-industry conflict;

• …a buffer between the Industrial 1 Zone or Industrial 2 Zone and local communities, which allows for industries and associated uses compatible with the nearby community.

The Industrial 3 Zone has stricter requirements than the Industrial 1 Zone. It requires a permit for the use of land for any industrial purposes and a permit is also required for the construction of buildings and works. The zone also requires that any industrial use must not adversely affect the amenity of the neighbourhood through off site emissions, the unsightly appearance of the premises, or through the transport of goods to and from the site.

The zone does not provide third party notice and appeal exemptions for permit applications for the use and development for industrial purposes.


When first introduced by the State Government, the stated purpose of the Industrial 3 Zone was to act as a buffer zone between the intensive Industrial 2 Zone activities and neighbouring non-industrial uses. In practice, however, the Industrial 3 Zone has been widely used in place of the previous Light Industrial Zone. Since that time, the stated purpose of the zone has been broadened and it now tends to be applied to areas with direct interfaces with residential and other potentially sensitive land uses.

4.7 Application of industrial zones in Yarra Ranges Planning Scheme Generally the industrial zones introduced under the new format planning scheme were a translation of industrial zones that had existed under the old municipal planning schemes that had operated before the creation of the Shire of Yarra Ranges. Each of these former planning schemes had a unique set of zones and controls which were required by the State Government to be replaced by a new planning scheme format based on the Victoria Planning Provisions (VPP’s).

Under the new format planning scheme those areas of industrial zoned land contained in the metropolitan urban areas of Lilydale, Kilsyth and Chirnside Park were included in an Industrial 1 Zone. This zone was also applied to a relatively large parcel of industrial land in Healesville.

The Industrial 3 Zone was applied to the various smaller pockets of industrial development in rural townships where the proximity of nearby sensitive land uses requires careful management of future industrial use and development.

Planning scheme control over vegetation removal in Yarra Ranges is achieved through Clause 53, a provision unique to the municipality. The effect of this clause is that a permit is required for vegetation removal in the Industrial 3 Zone, but no permit is required for vegetation removal in the Industrial 1 Zone.

In response to pressure from intensive agricultural industry groups the new format planning scheme also included several new areas of industrial land in the Monbulk area. These areas were intended to be available to accommodate service industrial businesses that would support farming operations in the area.

The new format planning scheme also applied Industrial 3 Zones to recognise long established and substantial sawmill operations in Healesville, Yarra Junction and Powelltown.

4.8 Operation of current planning scheme controls for industrial areas The new format planning scheme came into operation in July 2000. Since that time some issues have emerged about the appropriateness of the current suite of zones and local planning policies which apply to industrial land in Yarra Ranges.

The following section of this review examines each of Yarra Ranges’s different industrial areas. The commentary for each individual industrial area identifies strategic issues that have arisen with the operation of the current planning scheme controls for that area.


5 Assessment of industrial precincts

5.1 Lilydale - overview There are three separate precincts of industrial zoned land in the Lilydale area. By far the most significant of these is the precinct centred around Cavehill Road and Beresford Road. Other smaller precincts of industrial zoned land are located in Melba Avenue and Quarry Road.

The Cavehill Road / Beresford Road precinct is intensively developed with small scale industrial units and scope for further development is limited. This area is a key source of local employment that complements the Lilydale major activity centre. There has continued to be a strong demand for smaller scale multi purpose industrial units in this area although there is minimal opportunity for further development.

The Melba Avenue area adjoins the Lilydale Activity Centre and Swinburne University. It remains only partially developed. There is some opportunity for further development of vacant sites within this small area. The timing of construction of the Lilydale bypass will have a significant bearing on the kinds of land use and development options for the area.

The Quarry Road industrial area is remote from other business and industrial uses and has some access constraints. It remains undeveloped at this stage.

5.1.1 Cavehill Road & Beresford Road precinct (Lilydale)

Current Planning Scheme Controls

• Industrial 1 Zone


• No Overlays

Location and access

This area is located on flat land generally abutting to the north west of the Lilydale railway station and associated stabling yards.

Road access to the area is primarily via Maroondah Highway, and Cavehill Road and Beresford Road. The Olex Cables site at 1-95 Maroondah Highway, is the only property within the area that as a direct frontage (of 220 metres) to the Maroondah Highway.

Both Cavehill Road and Beresford Road comprise 11 metre wide pavements that cater for local truck movements. Vehicle access to the area therefore involves industrial traffic negotiating streets with residential properties, such as those on the western side of Cavehill Road, and Beresford Road west of Cavehill Road. The most northerly section of the area has a direct abuttal to Nelson Road. All industrial traffic seeking access via Nelson Road is required to negotiate predominantly residential streets such as Anderson Street and Gardiner Street.

The intrusion of industrial traffic into residential sections of Beresford Road, Gardiner Street and Anderson Street has generated complaints from local residents.

Cavehill Road provides the most direct and least sensitive road route into the precinct from the Maroondah Highway. However the difficult intersection of Cavehill Road with Maroondah Highway is a disincentive for trucks to use this route especially for traffic departing the precinct. A further impediment to truck movements is the confined design of the existing roundabout at the key intersection of Cavehill Road and Beresford Road.

The long term resolution of the current traffic issues in the precinct is likely to require signalisation of the Cavehill Road Maroondah Highway intersection and reconstruction of the roundabout at Cavehill Road/Beresford Road to accommodate larger vehicles. These actions would reduce the need for trucks to access the precinct from predominantly residential streets such as Beresford Road (west), Gardiner Street and Anderson Street.

Internal access roads have been constructed as part of the more recent industrial estate developments.

The recent subdivision and redevelopment of part of the former ASEA site (properties in Hightech Place) has created the opportunity for a direct pedestrian link from the industrial area through to the adjoining Lilydale railway station and modal interchange.

This precinct has a long 460 metre interface with residential areas to the west of Cavehill Road, although much of this has been developed with a 30 metre building setback as part of a major industrial estate development. There are 5 independently owned sites (some less than 1000 square metres in area) between the Olex Cables site and the Cavehill Industrial Estate land. Several of these properties contain buildings that are constructed with minimal setbacks from the Cavehill Road frontage.

That part of the area which is north of Beresford Road has a 500 metre interface with adjoining residential areas. Although new industrial development in this area has not incorporated any building setback, a vegetated drainage reserve does provide a 15 metre separation from existing residential lots.

Role and characteristics

This is the most intensively developed of Yarra Ranges industrial areas. It is an important source of local employment that complements the range of business activities in the adjoining Lilydale activity centre.

The role of this area has evolved from a cluster of older more traditional manufacturing operations to become dominated by a series of industrial unit style estates. Between 1998 and 2004, approximately 7.4 hectares of land were developed mostly in the form of industrial estates comprising concrete slab multi purpose industrial units of less then 1000 square metres.

These units accommodate a wide range of mostly service oriented industries catering for a localised market. A key feature of the area is the number of businesses that have grown to


occupy multiple lots, in some cases not contiguously. Existing businesses seeking to expand, make up a substantial component of demand for new sites.

The area still retains some larger manufacturing operations, most notably Olex Cables which is one of Yarra Ranges major employers.

The area generally presents a well maintained landscaped frontage to the main external roads. The Olex Cables site includes several open storage yards and car park areas that are conspicuous feature of the western approach into Lilydale along the Maroondah Highway frontage.

Opportunities for further development

The extent and intensity of industrial estate development undertaken in this area over the past 15 years means that there are now few opportunities to construct additional industrial floor space.

The recent subdivision of a previously unused part of the ASEA site in Beresford Road (26 lots) is currently under development. Although this area is yet to be fully developed and occupied, it can no longer be considered a ‘greenfield’ resource.

The 7.6 hectare Olex cables site is the only property that retains some long term opportunity for more intensive redevelopment. Although its location adjoining the Lilydale transport interchange suggests that it may be well suited to residential redevelopment, Council’s adopted structure plan for the Lilydale Activity Centre proposes that it remain as industrial land. This reflects the importance of retaining a resource of industrial based business employment opportunities to complement the extensive commercial areas within the activity centre.

The section of the Olex Cables site fronting the Maroondah Highway is likely to come under pressure for more intensive development because of its prominent exposure to passing traffic and the extent of open ground storage and car parking areas.

Commentary on planning scheme controls

The retention of the current Industrial 1 Zone throughout this area is considered appropriate given the limited opportunities for further development. Council has adopted the Lilydale Urban Improvement Project which identifies built form design concepts for the Lilydale Activity Centre. It would be appropriate to introduce clearer built form requirements for the section of the Olex Cables site abutting the Maroondah Highway frontage in recognition of its visual prominence and opportunity for change. This would be consistent with the introduction of new built form controls for other key sites in the activity centre. It could be addressed as part of the preparation of a planning scheme amendment to implement structure planning work that has been carried out by Council for the Lilydale activity centre.

A small parcel of privately owned land abutting existing industrial development is currently inappropriately zoned Public Use for railway purposes.

Recommendations:

• The current Industrial 1 Zone should be retained.

• The small parcel of privately owned land currently zoned Public Use 4 should be rezoned to Industrial 1.

• Consideration (as part of the preparation of new planning controls for the Lilydale activity centre) should be given to introducing more specific built form requirements for the section of the Olex Cables site abutting the Maroondah Highway frontage in recognition of its visual prominence and opportunity for change.


5.1.2 Melba Avenue Precinct (Lilydale)


Industrial 1 Zone

No Overlays

Location and access

This area comprises 6.6 hectares of Industrial 1 Zone located in Melba Avenue on the southern fringe of the Lilydale Activity Centre. It adjoins a largely undeveloped portion of the Swinburne University campus as well as an area of vacant land that forms part of Unimin’s Cave Hill Limestone quarry grounds. The Lilydale Secondary College is located on the opposite side of Melba Avenue.

Melba Avenue is a sealed two lane road that provides access to the area as well as the adjoining quarry operations. Other truck traffic uses this road to access the weighbridge located in the quarry grounds. Vehicle access from Melba Avenue to the arterial road network is rather circuitous relying on Hutchinson Street, and John Street which are both predominantly commercial streets.


The area is quite distinct from the other industrial premises in Lilydale and fulfils a minor role in accommodating small scale industrial type uses.

The area originally comprised 5 lots each of approximately 1 hectare. Three of these lots have been subdivided to create industrial unit type developments. One property remains largely undeveloped except for an electrical goods sales and service outlet. The final lot is currently being redeveloped as a 20 lot industrial unit subdivision.

The adopted structure plan for Lilydale identified that the area could provide some opportunity to accommodate service activities that may be relocated from the town centre area or other land uses that may require close proximity to the university campus.



A major factor in determining the long term future of the area is uncertainty about the likelihood and timing of construction of the proposed Lilydale bypass route. This bypass which has been planned by VicRoads would occupy the very wide (80 metres) road reservation for Melba Avenue. It would provide the sites within the area with direct access to the arterial road network in Maroondah Highway and Swansea Road. Construction of the bypass would dramatically change the area as it would become highly accessible and visually prominent. However construction of the bypass is not on VicRoads 10 year development program.

The area currently zoned for industrial use provides some limited opportunity to accommodate smaller scale industrial uses on two of the sites. The built form of recent industrial development in this area provides a reasonable presentation to the Melba Avenue.

Land within the Unimin Quarry grounds fronting Melba Highway between the railway line and the current industrial zone may provide some further limited opportunity for additional industrial type use. This land is generally flat and vacant. It contains some established windrows of trees that could be incorporated into future development. It is understood that the quarry operators are considering long term options for land within the current quarry buffer areas.


The current Industrial 1 Zone is not considered the most appropriate option for the land. Generally this zone has been applied to the more extensive areas of industrial land in the urban areas of Yarra Ranges where industrial land use is well established, convenient road access is provided and there are very few opportunities for additional development in close proximity to potentially sensitive uses.

The limited extent of this industrial area, and its proximity to potentially sensitive land uses such as the secondary school and the university suggest that an Industrial 3 Zone may be a more appropriate option. This zone would clearly recognise the long established industrial use of the area. In addition it would reduce the risk of businesses with potential to have adverse amenity impacts on nearby sensitive uses, being established without planning approval.

It is important to recognise the longer term potential for construction of the bypass road to result in this area becoming a prominent part of the entrance to the Lilydale Activity Centre. The additional level of control provided by the Industrial 3 Zone would also assist in ensuring that development in the area does not create an unsightly entrance to Lilydale

The possible expansion of the industrial area on to the adjoining Unimin Quarry land could assist in providing for additional business activity that would not be appropriate in the core commercial areas of the activity centre. The future zoning of this area should be considered in consultation with the quarry owners as part of the wider examination of opportunities for the alternative use of land that is surplus to the quarry’s operational needs.

Recommendations • The land should be included in an Industrial 3 Zone.

• The future zoning of land within the adjoining Special Use Zone for the Unimin Quarry should be considered in consultation with the quarry owners and VicRoads as part of the wider examination of long term opportunities for the alternative use of any quarry buffer land and the future of the Lilydale Bypass.


5.1.3 Quarry Road Precinct (Lilydale)


Industrial 1 Zone

No Overlays

Location and access

The land has an area of 5.3 hectares. It is currently cleared, gently sloping and undeveloped except for a small storage shed. The area is located on the Urban Growth Boundary at the northern extremity of the Lilydale urban area. It abuts the reserve for the disused Healesville railway with the Lilydale Sewerage Treatment Plant being located on the opposite side of the railway reserve.

The precinct is bound to the north and east by rural land that forms part of the buffer for the Boral Coldstream quarry. An open sports field adjoins to the south, on land leased from Yarra Valley Water, with the Council depot being located further to the south on Nelson Road.

An established residential area is located immediately to the south east of the industrial zoned land. The nearest residential property is located within 25 metres of the industrial zoned land.

Road access to the area is via Quarry Road to Nelson Road. Quarry Road is a sealed 6 metre wide road that abuts to the west of established housing. No houses have frontage to the road. There is a 3 metre wide subdivisional tree reserve together with an undeveloped road reserve of between 6 and 12 metres along the eastern side of Quarry Road. Although this reserve currently contains minimal landscaping it provides some scope for buffering dwellings from the impact of industrial traffic.

Speed humps discourage traffic to the east along Nelson Road to the Maroondah Highway. Heavy vehicle access to the arterial road network would be via Quarry Road, east to Nelson Road and into Anderson Street/Gardiner Street which are both predominantly residential streets.


A road reserve does extend from the northern end of Quarry Road into the adjoining quarry, although a closed gate prevents public access. The road through the quarry ultimately connects to the main access road from the Maroondah Highway that serves the quarry and an adjoining recycling centre.


The land was originally included in an industrial type zoning under the former Lillydale Planning Scheme. However there is no record of it having been used or developed for industrial use.

A planning permit application for a recycling centre on the land has previously been refused by Council although the outcome of challenges to this decision has not yet been determined.


This small pocket of industrial land is remote from the Lilydale activity centre and all other industrial zoned land in Yarra Ranges. The relatively small size of the site, coupled with its lack of convenient road access to the arterial road network, limit its suitability for industrial uses, especially those that would generate significant traffic volumes.

Because of the elongated shape of the site there is only limited opportunity to provide separation from the nearby residential areas for industrial uses with potential adverse amenity impacts.

The road route northwards from the site through the quarry may provide a potential alternative road link to the site that would avoid industrial traffic having to negotiate the residential streets south of the subject land.

Commentary on current planning scheme controls

The current Industrial 1 Zone is not considered the most appropriate option for the land. Generally this zone has been applied to the more extensive areas of industrial land in the urban areas of Yarra Ranges where industrial land use is well established, convenient road access is provided, and there are very few opportunities for additional development in close proximity to dwellings.

The future use and development of this area could have a significant impact on the nearby residential neighbourhood as well as along the residential streets that provide access to the area.

An Industrial 3 Zone is considered a preferable alternative. This zone would recognise the long established industrial zoning that has applied to the land. However it would ensure that any proposal for its industrial use and development can be fully assessed by Council. It would also ensure that any affected nearby residents are given an opportunity for input into the assessment process. Planning Scheme Amendment C80 has been placed on exhibition, proposing to rezone the site to Industrial 3 Zone. A panel hearing of submissions relating to the amendment has been deferred pending the outcome of VCAT’s deliberations on an earlier planning permit application.

A small (1640 square metre) triangular parcel of land at the northern extremity of the precinct actually forms part of the adjoining Boral quarry property. It would be appropriate for this piece of land to be included in the Special Use Zone that applies to the balance of the land. This would avoid any complications associated with the dual zoning of the land. A minor adjustment to contract the Urban Growth Boundary to exclude this parcel of land would be appropriate, although such an amendment would need to be actioned by the State Government.

Recommendations

• The land should be included in an Industrial 3 Zone, except for the small parcel of land owned by Boral which should be included in the adjoining Special Use 1 Zone.


5.2 Kilsyth


Industrial 1 Zone

No Overlays

Location and access

The Kilsyth industrial precinct lies within an urbanised area on the western edge of Yarra Ranges. It has a total area of approximately 145 hectares located both the east and west of Liverpool Road.

This area is generally flat although some properties in Canterbury Road at the eastern extremity of the industrial area, are located on more elevated and sloping sites in the vicinity of the Boral Montrose quarry.

Much of the area has direct access to the arterial road network via Canterbury Road and Colchester Road. The area’s long industrial frontages to these roads are generally faced by industrial and commercial development on the opposite sides of those roads (in the City of Maroondah).

The industrial zoned land east of Liverpool Road shares a common boundary of almost 500 metres with Pinks Reserve. This is a large recreation reserve comprising a range of active sporting facilities with longer term potential for more intensive use of some its playing fields. Some of the adjoining industrial zoned lots remain undeveloped while others include industrial buildings with virtually no setback from the open space boundary. Other industrial land further to the east of Pinks Reserve is separated from adjoining residential properties by a 20 metre water supply pipeline reserve (an additional 25 metre wide open space reserve parallel to the water supply reserve provides an additional setback for some of these properties).

A notable feature of the area is that it is bisected by a small pocket of residential land with frontages to Liverpool Road. As a result, there are almost 50 dwellings having a direct abuttal to industrial zoned land. It also creates an unusual situation where sections of the industrial


zoned land west of Liverpool Road rely on vehicle access through the residential sections of Orchard Street and Garden Street.

Council has constructed speed humps and chicanes in the residential section of Garden Street. The intention of these traffic management works has been to discourage its use for industrial traffic and to encourage heavy vehicles to access the precinct via the western section of Garden Street through to Colchester Road.

At present, there is no alternative access for the industrial premises in Orchard Street. In the longer term, the current conflicts between industrial traffic and residential uses in Orchard Street could be resolved by extending the street westward across VicRoads owned land through to Colchester Road.

Vicroads currently owns approximately 14.5 hectares of largely undeveloped industrial zoned land fronting on to Colchester Road. This land has been acquired by VicRoads for future development of a potential new arterial road that would potentially run from the Eastlink Tollway in Wantirna through to the Maroondah Highway at the western edge of the Unimin Quarry site. As discussed later (under “Opportunities for Future Development’), it is unlikely that this proposed arterial road will be constructed in the foreseeable future. Construction of the westward extension of Orchard Street could be a feasible option if the arterial road proposal is confirmed as only a very long term proposal or abandoned altogether.


The Kilsyth industrial area forms part of a much larger expanse of industrial zoned land that extends into the City of Maroondah and City of Knox and is collectively known as the Bayswater North industrial area. This wider industrial area is one of the largest nodes of industrial land use in the outer eastern region of Melbourne.

Kilsyth is arguably Yarra Ranges’ most important industrial area. It contains a concentration of some of municipality’s largest manufacturing operations including head offices and manufacturing plant for ARB Corporation (one of Australia’s major makers of Four Wheel Drive vehicle accessories), and Henkel Australia (an international company specialising is adhesive and cosmetic products).

The majority of lots in this area are greater than 1.5 hectares and have been developed with a single occupant. There are very few other locations in Yarra Ranges that contain industrial lots of this size. While some of these sites are fully developed, a large number retain vacant land that continues to provide for on site expansion of existing facilities. Although small industrial units are not common in this area, there has been an increase in this form of development particularly on sites with a direct frontage to Canterbury Road.

The external appearance of the development in the Kilsyth industrial area is quite diverse. Industrial use has been established in the area west of Liverpool Road for several decades. Generally this locality presents as an orderly and well established older style industrial area compared with the more modern industrial unit type developments that are common in Lilydale. Many of the larger scale manufacturing operations in this area are on relatively generous sites that include established canopy trees and landscaping.

Development on the more visually prominent sites fronting Canterbury Road, especially west of Liverpool Road, includes an increasing number of industrial unit type developments and highway oriented sales outlets. Issues of visual clutter from signage, mixed building styles and inconsistent approaches to landscaping, detract from the appearance of this area.

The Boral Montrose hard rock quarry and associated asphalt plant dominates the eastern extremity of the Kilsyth industrial area. The quarry site is included in a Special Use Zone and is therefore not formally part of the industrial area. However Boral operates a very large stockpile of quarry material on a 9.9 hectare site opposite the quarry on the west side of Fussell Road. The stockpile is effectively screened from Canterbury Road.

A small cluster of industrial properties are located in Fussell Road south of the stockpile site. Unlike other roads serving the Kilsyth industrial area, Fussell Road is not fully constructed with kerb and channel, which contributes to the disorderly pattern of development in this area. Rural residential development abuts to the rear of the Fussell Road industrial properties.



Pockets of vacant land remain scattered throughout this area. Much of this vacant land is in the form of undeveloped portions of lots over 1.5 hectares that already contain established industrial development. These vacant portions continue to provide scope for established businesses to expand their operations without the need to acquire additional land.

Based on recent trends it is anticipated that at least some of the existing 1 and 2 hectare lots in the area will be further subdivided to create additional industrial unit type developments. This would enable the area to continue to adapt to changes in the industrial land market.

Currently the demand for industrial unit subdivisions appears to be concentrated on lots with direct frontage to Canterbury Road. However there is a longer term risk that uncontrolled subdivision may whittle away opportunities for this area to provide for businesses that require larger sites. There currently appears to be little demand to retain these large lots for bigger industrial establishments. However it would be unwise to allow unrestrained small-lot subdivision if it were to unduly constrain options for future use and development.

The extensive VicRoads landholding may offer an important long term opportunity to accommodate additional employment generating industrial development in Yarra Ranges. The VicRoads landholding is currently zoned Industrial 1 (with a Public Acquisition Overlay). It is generally flat, mostly cleared and has direct access to Colchester Road with only limited abuttal to residential uses. The land is comprised of lots between 1 and 2 hectares that are generally undeveloped except for storage yards and simple structures that can be readily removed in the event that the land is required for road use.

The need for an additional arterial road through this area has been questioned although VicRoads current position is to retain the option for a future transport link along this route. The future of this road route is likely to come under closer scrutiny as pressure intensifies for development of the increasingly limited stock of uncommitted land within the Urban Growth Boundary.

If the VicRoads land became available for industrial development it would be desirable to create a mechanism to co-ordinate its development with local road access improvements. This could create an opportunity to provide direct access from Colchester Road to the industrial sites at the western end of Orchard Street. This would overcome the need for industrial traffic to travel along the residential sections of Orchard Street.

The enclave of Residential zoned land centred on Liverpool Road provides some potential impediment to further industrial development in the Kilsyth area. It creates a long interface between residential and industrial uses where concerns about potential conflicts over amenity issues can impede opportunities for future intensification. It also creates some potential traffic conflicts in streets that serve both residential and industrial land uses. This residential area is not a priority for more intensive residential development being relatively remote from any activity centre, the fixed rail network and community facilities (other than Pinks Reserve). However, it appears unlikely that the demand for further industrial development in the area would ever warrant consideration of a change from its current Residential zoning.

Sites in Fussell Road such as the Boral stockpile and other low intensity industrial uses may offer some long term opportunity for further redevelopment. However this will be largely dependent on the future of the quarry operations. While Council has opposed further extensions of the quarry, existing approvals would enable the quarry to maintain current operations for at least another 10 years.

Commentary on current planning scheme controls

The current Industrial 1 Zone is generally considered the most appropriate zoning for this area. It reflects the size and scale of the industrial land area and provides maximum flexibility for the use and development of sites that are well separated from residential and other sensitive uses.

However there are potentially some interface issues where the Industrial 1 Zone abuts properties within the enclave of Residential 1 Zone in the Liverpool Road area. Most of the industrial zoned lots that abut the Residential 1 Zone west of Liverpool Road include some portions of undeveloped land. The future use and development of these sites has potential to create amenity issues for the adjoining residential areas.


An Industrial 3 Zone is considered a preferable alternative for those lots that share a common boundary with the Residential 1 Zone. This would recognise the long established industrial zoning that has applied to the land but would ensure that any proposal for future industrial use and development can be fully assessed by Council. It would also ensure that any affected nearby residents are given an opportunity for input into the assessment process.

The Kilsyth industrial area still retains potential for further subdivision given the high proportion of lots over 1.5 hectares, the extent of undeveloped land portions and the age of the some of the industrial buildings.

The current local planning policy in Clause 21.08 of the Yarra Ranges Planning Scheme gives generalised guidance about subdivision issues. Some refinement of the current policy is required to more clearly promote retention of opportunities on at least some of the larger lots in the Kilsyth area, for businesses requiring larger industrial sites.

The future of the Public Acquisition Overlay for the Healesville Freeway road route is dependent on the outcome of any future review by the State Government of the need for the proposed road route.

Recommendations

• The current Industrial 1 Zone should be retained except for those lots that share a common boundary with land in a Residential 1 Zone.

• Those lots that have a common boundary with the Residential 1 Zone should be rezoned to an Industrial 3 Zone.

• The subdivision policy contained in Clause 21.08 should be reviewed to more clearly promote retention of opportunities on at least some of the larger lots in the Kilsyth area, for businesses requiring larger industrial sites.

• Council encourage VicRoads to further review the need to retain its extensive landholdings for the Healesville Freeway route.

• If the VicRoads land is made available for industrial development, a Design & Development Overlay (or other suitable mechanism) should be put in place to ensure new development is coordinated with local road improvements to remove the need for industrial traffic to use residential streets.

• Council further consider opportunities for redevelopment of the quarry stockpile site in Fussell Road, once the longer future of the quarry operations has been clarified.


5.3 Chirnside Park


Industrial 1 Zone

No Overlays

Interim Local Planning Policy (Clause 22.06)

Location and access

The Chirnside Park industrial area extends for approximately 2 kilometres along the south eastern side of the Maroondah Highway from Brushy Creek to Manchester Road. Manchester Road forms the eastern boundary of the precinct which has a direct abuttal to residential properties along its southern boundary.

The total area of remaining industrial zoned land in this locality (including a small portion on the north western side of the highway) is approximately 52 hectares.


The area of industrial zoned land was gradually developed for a range of manufacturing and technology based industries during the 1970’s and 1980’s. This development reflected the setback, site coverage and landscaping requirements of the Garden Industrial Zone which applied to the area under the former Lillydale Planning Scheme. Many of the more steeply sloping sites that did not offer a prominent frontage to the Maroondah Highway remained undeveloped.

There has been a major downturn in industrial activity within this area over the past two decades. This has resulted in several of the major industrial operations vacating their sites and almost a complete absence of any new industrial development within the area.

Factors driving this trend have included the:


• general decline of manufacturing industry in Australia with companies moving production facilities to overseas locations offering lower costs;

• relatively poor road access to the outer suburbs from key infrastructure such as the Port of Melbourne, major airports, interstate highways and the central business district;

• lack of a critical mass of industrial activity in the area to support a strong cluster of businesses and supporting infrastructure;

• steeply sloping topography which presents a physical constraint to the construction of new industrial buildings.

Economic and property market assessments derived from background strategic research undertaken by Council consultants indicate that as a result of these factors, there is unlikely to be any further significant demand for industrial style development in the Chirnside Park area.

Since the mid 1990’s there has been strong interest in the conversion of some of the underutilised sites for bulky goods retailing. This form of land use has been permissible under the Industrial 1 Zone that was applied to the area under the new format Yarra Ranges Planning Scheme in July 2000. Although Council initially opposed permit applications for retail development in the area, a cluster of bulky goods retail outlets has since been established either side of the Bunnings store.

In 2002 the State Government designated Chirnside Park as one of Yarra Ranges’ two major activity centres. This initiated a reassessment of Council’s strategic priorities for the area and resulted in Council undertaking a series of strategic projects that ultimately led to the adoption of the Chirnside Park Major Activity Centre Structure Plan in July 2006.

This structure plan proposed that most of the Industrial zoned land in Chirnside Park should be rezoned to provide for a mixture of higher density housing with opportunities for commercial development along the Maroondah Highway frontage. It recognised that several sites at the southern end of the area retained a realistic potential for ongoing industrial use and more intensive development. These sites are on flat land with direct access to the Maroondah Highway. They have been partially developed for industrial use. Under the adopted structure plan they are proposed to be retained as Industrial 1 Zone.

An interim local planning policy to give effect to the adopted structure plan was introduced into the planning scheme through Amendment C57 in August 2007. This policy is intended to be replaced by permanent planning scheme controls following the adoption of a Master Plan that has been prepared for the area by Council. The rezoning of Industrial 1 Zones as proposed under the Master Plan is expected to occur as part of the amendment to introduce permanent planning controls for the area.


There are over 30 hectares of vacant industrial zoned land in the Chirnside Park area. However market conditions together with the strategic land use planning directions adopted by Council, are expected to result in only a very limited portion of this area being further developed for industrial use.

The adopted structure plan together with subsequent strategic work that has been undertaken by Council for this area, has confirmed that the most appropriate future for this area is the development of a mixture of higher density residential and commercial activities clustered around a strong retail core. The changing land use expectations in the Chirnside Park industrial precinct have been reinforced by the recent approval of the East Ridge mixed use development concept on 21 hectares of formerly industrial zoned land south of Fletcher Road.

Any future industrial development is expected to be concentrated within a group of lots with a total area of approximately 20 hectares at the southern extremity of the Chirnside Park industrial area. This area of generally flat land has been identified for future industrial use in the adopted structure plan for Chirnside Park. Recent permit applications for industrial development of these lots indicate that they are likely to be developed for smaller scale industrial units.

Recent works undertaken by Melbourne Water to rehabilitate Brushy Creek have had a significant impact on the southern entry to this precinct. These drainage works will transform


the creek into an attractive wetland feature providing a pedestrian and bicycle link between the Chirnside Park and Mooroolbark activity centres. They will also create greater opportunities for redevelopment on the highway frontage of the land adjoining to the north. It will be important to ensure that the future form of redevelopment makes a positive contribution to this prominent gateway site. In the longer term large format retail or other commercial use may be an appropriate land use option given the visual exposure of the highway frontage portions of the land.

Commentary on current planning controls

The Industrial 1 Zone that applies to the Chirnside Park industrial area no longer reflects Council’s strategic intentions for this area. It is proposed to be replaced by more appropriate zones as part of a future planning scheme amendment to implement Council’s structure planning work for the Chirnside Park activity centre.

The area proposed for retention as industrial land under the adopted structure plan has a common boundary of over 700 metres with 23 adjoining lots in a Residential 1 Zone. The industrial land adjoining these residential properties is largely undeveloped at this stage.

The interim local planning policy for the Chirnside Park activity centre (Clause 22.06) acknowledges the potential for industrial uses to have adverse amenity impacts on these adjoining residential properties. It encourages the development of the vacant rear portions of the industrial lots for large format buildings that can provide effective landscaped buffering and minimise the range of potential sources of conflict with adjoining residential properties.

This interim policy will require conversion into permanent controls in a future planning scheme amendment. It would be appropriate for the permanent planning scheme controls to address the potential amenity issues associated with industrial use at the interface with residential areas.

It would be appropriate to include the 20 hectare industrial precinct identified in the adopted structure plan, in an Industrial 3 Zone. This zone would recognise the long established industrial zoning that has applied to the land whilst providing flexibility to permit some commercial development on the highway frontage. It would also ensure that any affected nearby residents are given an opportunity for input into the assessment process.

Any redevelopment on the highway frontage land within this precinct will need to be designed to create a positive contribution to its visually exposed gateway location. A Design and Development Overlay is considered the best technique for providing built form guidance to ensure future redevelopment appropriately responds to the opportunities offered by this site.

Recommendations • The current Industrial 1 Zone, (except for the land at Nos. 296-310 Maroondah

Highway) should be rezoned to more appropriate zones as part of a future planning scheme amendment to implement Council’s Master Plan for the Chirnside Park activity centre.

• The 20 hectare industrial precinct identified in the adopted structure plan for Chirnside Park MAC (296-310 Maroondah Highway) should be included in an Industrial 3 Zone, and supplemented with a Design and Development Overlay on the interface with the Highway and Brushy Creek, as part of a future planning scheme amendment to implement Council’s Master Plan for the Chirnside Park activity centre.


5.4 Healesville The industrial areas in Healesville comprise two separate precincts that are located on the two the western approaches into the town.

5.4.1 Hunter Road (Healesville)


Industrial 1 Zone

Restructure Overlay

Location and Access

The Hunter Road industrial area occupies approximately 8.9 hectares. It is generally bounded by Healesville- Yarra Glen Road, Lilydale Road, McGrettons Road and the Urban Growth Boundary.

The precinct has a direct frontage of approximately 220 metres to the Healesville - Yarra Glen Road which is a significant tourist route into the town from the RACV County Club and winegrowing areas of the Yarra Valley. A tourist oriented precinct focussed around the Healesville railway station site is being established by Council on land in Healesville-Yarra Glen Road opposite the industrial zoned land.

Lilydale Road provides a sealed road access connection to the Maroondah Highway. The rear of residential properties fronting McGrettons Road, forms the southern boundary of this industrial precinct.

Hunter Street is a fully constructed sealed road. However the other streets within the precinct (Ardill Street and Crisp Street) remain unconstructed.



This precinct is the main hub of industrial activity in Healesville. It has been extensively subdivided into relatively small rectangular lots ranging in size from lots of approximately 1000 to 2000 square metres. Industrial development has been concentrated in Hunter Street. It comprises mostly small scale industrial buildings on single lots, catering for a mix of businesses that predominantly service a localised market. This area experienced rapid development between 1998 and 2004, with 12 properties totalling 15,446 square metres being developed.

A 19 lot parcel of approximately 1.8 hectares occupies most of the eastern side of the precinct.

The balance of the precinct is occupied by several non industrial activities including a squash court / leisure centre and a Lions Club hall.


Industrial development trends and queries from prospective developers indicate that the predominant demand in Healesville continues to be for lots of around 1,000 square metres to accommodate light industries serving the local population.

There are two vacant lots in Hunter Street which are potentially available for industrial use. There is very little scope for further or more intensive development of the other lots in Hunter Street, given the relatively small size of the lots and the extent of existing buildings on them.

The main area of opportunity within this precinct is the 19 lot parcel on the eastern side of the precinct generally between Ardill Street and Lilydale Road. This 1.8 hectare parcel remains in single ownership. Most of the lots within it are rectangular and approximately 1,000 square metres in area. A disused timber processing factory occupies five of these lots, with the remainder of the site being undeveloped. The area is flat and mostly cleared, with reticulated services being available.

Development of this area has been inhibited by it being covered by a Restructure Overlay. This overlay has been carried forward from the former Healesville Planning Scheme. It requires all lots to be consolidated into a single title before further development of the land can be permitted. This requirement is understood to have been derived from concerns about potential flooding of the area. More recent information from Melbourne Water indicates that this land is in fact not flood prone, and that it could be made available for development.

There some issues with the possible removal of the overlay to allow individual development of the existing separate lots. The main concerns are:

• the ability to provide appropriate access to those lots that rely on the unconstructed Ardill Street for vehicle access;

• the visual impact of industrial development on individual small lots fronting Healesville-Kinglake Road, opposite the tourist precinct;

• the potentially inefficient use of the limited land area that would result from separate development of individual small lots each with their own independent access driveways and car parking areas.

Resolution of these issues would free up a significant resource of industrial zoned land with potential for a range of industrial uses.


The retention of the Industrial 1 Zone is considered appropriate for most of the land within this precinct. It reflects the long established industrial use of the area and recognises that most of the precinct does not have a direct interface with residential or other sensitive land uses.

There are some potential amenity conflicts with residential properties in McGrettons Road which abuts the southern boundary of the industrial precinct. Some of these residential properties were considered for possible rezoning to industrial as part of the introduction of the new format Yarra Ranges Planning Scheme in the late 1990’s. However that proposal was ultimately rejected by Council in response to strong adverse reaction from residents in McGrettons Road.


Several industrial zoned sites abutting these residential properties remain only partially developed. The rezoning to Industrial 3 of those lots that directly abut the residential properties in McGrettons Road is considered the most appropriate option for managing this interface.

The retention of the Restructure Overlay on the 19 lot parcel fronting Healesville –Yarra Glen Road is likely to impede future development of that potentially significant site. The current overlay should be replaced with an alternative control such as a Development Plan Overlay. The intention of the new control would be to give effect to an agreed overall subdivision and development concept for the site. Any such concept would need to resolve the vehicle access issues and establish design requirements that would ensure an appropriate presentation to the Healesville-Yarra Glen Road and the tourist precinct. The need to retain an overlay control on the land could be avoided if all lots are consolidated prior to the removal of the Restructure Overlay. This would satisfy the Restructure Overlay requirements and remove the risk of residual inappropriate lots being retained on the land. Permit applications for the subdivision and development of the land could then be considered under the standard zone provisions once the Restructure Overlay is removed from the site.

Recommendations • The Industrial 1 Zone should be retained except for those lots that directly abut

residential properties in McGrettons Road.

• Those lots directly abutting residential properties in McGrettons Road should be rezoned to Industrial 3.

• The Restructure Overlay on the 19 lot parcel fronting Healesville –Yarra Glen Road, should be replaced with an alternative control such as a Development Plan Overlay following consultation with the affected landowner unless the land is consolidated into a single lot prior to the removal of the Restructure Overlay.


5.4.2 Western Gateway (Healesville)


Industrial 3 Zone

Design & Development Overlay (DDO3)

Location and access

This precinct comprises 4 landholdings with a total area of approximately 7.7 hectares. It is located adjoining the Urban Growth Boundary at the southern entry to the town with a direct frontage of almost 300 metres to the Maroondah Highway. The Maroondah Highway between Healesville and the winegrowing areas of the Yarra Valley is one of Yarra Ranges most important tourist routes.

The precinct includes three lots that front on to Argoon Road which is a single lane sealed road that provides a direct connection to the Maroondah Highway. These lots are largely obscured from views from the Maroondah Highway. However the land shares a common boundary with residential properties that have been developed in accordance with the Low Density Residential Zone abutting to the north of the precinct.


This precinct remains largely undeveloped and is currently only a minor contributor to industrial activity in Healesville. However its visually prominent highway frontage location has attracted some development interest. The most significant site within the precinct is the former sawmill site on the Maroondah Highway frontage. This gently sloping parcel of approximately 3.37 hectares is mostly cleared and vacant. A stand of indigenous trees is located along sections of the Maroondah Highway frontage.

The balance of the precinct comprises the three landholdings fronting on to Argoon Road. These properties include several large (1.7 hectares and 0.8 hectares) industrial sites with a low intensity of development, as well as a State Emergency Services Depot.



There has been some community concern about the visual impact of future industrial development on the former sawmill site. Healesville is the largest of Yarra Ranges’ rural townships offering a wide range of services that support the local community. It is projected to continue to experience strong demand for additional development in response to ongoing population growth and the town’s increasing profile as a centre of tourist activity.

Council’s adopted Housing Strategy has identified opportunities for additional housing in the vicinity of the town centre and there remain opportunities for additional housing within other areas of residential zoned land in the town. Having regard to the extent of residential opportunities elsewhere within Healesville, the Western Gateway precinct is not considered to be a priority location for future housing development.

Larger towns in Yarra Ranges, such as Healesville, need to provide opportunities for employment generating businesses that serve the local community. Healesville is unusual amongst Yarra Ranges’ rural towns in that it contains a stock of undeveloped industrial zoned land that can accommodate these kinds of businesses. The Western Gateway precinct is a key site for future development of employment generating activity in the town.

The visual exposure of the site to the Maroondah Highway means that it is likely to attract development interest for retail and other commercial land uses. However the site is remote from the established Healesville town centre. It would not be appropriate to encourage its redevelopment for shops or other retail development that would weaken the role of the established town centre. It would not be appropriate to completely rule out commercial activity, as ‘industry’ can entail a range of associated uses such as storage, administration and manufacturing sales. Retailing activity could possibly be considered for the site. However Council would need to be satisfied that the retailing is a component of larger industrial activity on the site, and that any such activity would complement, rather than compete with and fragment, the existing retail activities in the town centre.

A planning permit for the subdivision of the land into three lots of around 7,000 square metres was issued in April 2006 following a successful application for review against Council’s refusal. A subsequent permit application for construction of a large warehouse type building occupying most of the site was ultimately refused by Council.

The former sawmill site would be particularly attractive for an enterprise comprising a form of industrial processing with a tourist oriented sales component.

The remaining sites within the precinct contain very limited site coverage of buildings with extensive hard stand areas. These sites offer longer term potential for more intensive redevelopment.


The inclusion of the Western Gateway industrial precinct within an industrial type zoning reflects the former use of much of the site as a sawmill. This zoning provides opportunities for the site to accommodate a wide range of potentially employment generating businesses. An industrial zoning more accurately reflects Council’s strategic direction of promoting the consolidation of retail activity around the established town centre than other possible alternatives such as a Mixed Use Zone or a Business 3 Zone.

An Industrial 3 Zone is considered the most appropriate option for the Western Gateway precinct given its visual prominence and its abuttal to residential properties.

Earlier concern about the future form of development on this site has resulted in Council preparing a planning scheme amendment to introduce development design guidelines with a Design & Development Overlay (DDO). This overlay was introduced in Amendment C59 which was approved in January 2008. The DDO contains development requirements such as a 15 metre building setback, 8 metre height control, landscaping and design guidelines, that are intended to ensure that any new development makes a positive contribution to the western approach into Healesville.

The DDO provides a useful complement to the Industrial 3 Zone and will continue to assist in encouraging new development to make a positive contribution to the image and appearance of Healesville.


The properties fronting Argoon Road also retain a significant potential for more intensive future industrial development. These lots are not visually prominent although the largest of them does share a common boundary with Low Density Residential Zoned land. Little benefit would be served by including these lots as an isolated pocket of Industrial 1 Zone.

Recommendations

• The current Industrial 3 Zone should be retained, although future consideration could be given to an alternative zone that provides for a suitable use of this ‘gateway site’ such as tourist accommodation.

• Vegetation removal controls should be retained

• The current Design and Development Overlay should be retained.


5.5 Monbulk There are three industrial precincts in Monbulk. None of these areas feature the kind of local light industry to be found in places such as Healesville.

5.5.1 Old Emerald Road (Monbulk)

Current planning scheme controls

Industrial 3 Zone

Significant Landscape Overlay (Silvan Agricultural Area)

Location and access

Located on the south east corner of Monbulk Road and Old Emerald Road, this precinct comprises 4 lots with a total area of approximately 12.1 hectares. It has direct access to sealed rural roads.

The precinct is in a predominantly rural setting at the northern extremity of the Urban Growth Boundary for Monbulk Township.


This industrial precinct was created as part of the introduction of the new format planning scheme in July 2000. Monbulk is a major centre of intensive horticultural production and Council had been approached by local horticultural industry representatives who were concerned about the lack of suitable sites for industrial type businesses required to support horticultural operations in the area. The introduction of this pocket of industrial zoned land was intended to provide sites for industrial uses that support local horticultural operations.

A local planning policy which was introduced as part of the new format planning scheme (now part of Clause 21.04), promotes the use of the industrial zones in Monbulk for “support industries and services to the intensive agricultural, horticultural, and other rural activities carried out in the area”.

However, since that time there has been no industrial development of the kind envisaged by the planning scheme on these industrial zoned lots. A poultry processing plant that was


originally located on one of the lots has since been replaced by a bus depot that was relocated from a confined site in Belgrave. A horticultural structures supplies business is established on an adjoining lot. The balance of the land comprising two lots each of approximately 4 hectares remain as essentially rural land, undeveloped for industrial use.

Factors contributing to the lack of industrial development in this precinct include: the tendency for existing businesses to seek to expand on established sites; and an apparent lack of market awareness about the extent of underdeveloped industrial zoned land in the area.

A further impediment to development has been the additional construction costs associated with the management of stormwater runoff from any new industrial development on the land. There is no reticulated stormwater drainage infrastructure to serve the land which naturally drains to Emerald Creek located nearby to the south. The introduction of extensive areas of covered buildings and hard stand areas associated with industrial development would significantly increase stormwater runoff into the creek. Any future development of the precinct would require construction of stormwater detention and treatment facilities to ensure that water quality and ecological values of the creek are not adversely effected.

Opportunities for future development

Horticulture in the Monbulk Silvan area is continuing to evolve in response to changing market preferences, increasing transport costs and climate change. Strategic research into the rural intensive industries in Yarra Ranges has revealed a discernible trend away from traditional vegetable and fruit crops, to higher value and often export oriented crops, such as plant nursery stock and cut flowers. However it is evident that intensive agriculture will continue to play an important role in the local economy.

The intensity of agricultural activity in the Monbulk and Silvan area generates a need for a range of supporting businesses such as depots for specialised transport vehicles, storage and packing of produce, repairs of farm vehicles and equipment, and sales and distribution of fertilizers, protective coverings and the like. Many of these operations have been established in the area long before the introduction of the current planning scheme and they continue to operate on sites that are not specifically zoned for industrial use.

Despite the limited take up of these industrial areas consideration needs to be given to the limitations on industrial uses that apply under the Green Wedge Zones that covers most of the area. It is considered appropriate to retain some appropriately located and zoned sites to offer opportunities for additional businesses that may in the future be required to service the evolving needs of the local horticultural industry.


The retention of the current Industrial 3 zone together with the related policy that seeks to ensure that the area is used for purposes that support local agriculture is considered appropriate on this site. The current zone provides permit controls over future development which would enable Council to ensure that stormwater management issues are appropriately addressed as part of any future development.

Recommendations


• The current strategy policy in Clause 21.04-4, which seeks to ensure that the area is used for purposes that support local agriculture, be retained.


5.5.2 Carcoola Road (Monbulk)


Industrial 3 Zone

No overlays

Location and access

This 6800 square metre precinct comprises three lots located on the western edge of the Monbulk town centre. Each lot has a direct frontage to Main Road which forms part of the arterial road network that serves the intensive farming areas of Silvan and Monbulk. The land is in a predominantly residential setting.


This industrial precinct was created was as part of the same process as the Old Monbulk Road precinct described above. However the largest lot, which has an area of approximately 3600 square metres,land remains undeveloped for any form of industrial use. The other two lots on the land are partially developed with commercial premises on the road frontage, and vacant land at the rear.


Future development of this site for industrial development is problematic. The land drops 13 metres down from the Main Road frontage and a number of large indigenous trees are clustered in the visually prominent south western corner of the site.

The combination of sloping land, relatively small site area and proximity of dwellings on adjoining and opposite land all inhibit the suitability of this site for industrial type use.

There have been no applications for industrial development of the land. However there have been a number of proposals for various forms of residential development of the land. These proposals have not been pursued due to the need for rezoning of the land to accommodate residential use, together with issues associated with effluent disposal on this unsewered site.


Opportunities for more intensive development in Monbulk are generally constrained by the lack of reticulated sewerage in most of the town. However in the longer term the limited diversity of housing stock, aging population and existence of a wide range of commercial and community facilities in Monbulk are expected to create pressures for at least some higher density housing in the town.

The Carcoola Road precinct offers potential to accommodate future residential development subject to the resolution of effluent disposal issues. This form of land use would be better able to respond to the site constraints.


The retention of the Industrial 3 Zone is not considered appropriate for this site. Consideration should be given to rezoning this land for future residential use. A Mixed Use Zone may be an appropriate option for the two smaller lots that currently contain commercial development. A Residential 1 Zone is considered a more appropriate option for the larger lot. This would provide for future residential development at an appropriate density, subject to resolution of design and servicing issues. The inclusion of this corner site in a Mixed Use Zone create the risk of further extending ribbon commercial development along the Main Road frontage and minimising opportunities for the site to provide alternative housing options in the town. Recommendations:

• The retention of the Industrial 3 Zone is not considered appropriate for this site and that the two smaller lots containing commercial development should be rezoned to Mixed Use with the balance of the precinct being rezoned to Residential 1..



5.5.3 Camms Road (Monbulk)


Industrial 3 Zone

Wildfire Management Overlay

Significant Landscape Overlay (The Patch)

Heritage Overlay

Location and access

This 10 hectare precinct is occupied by a large and long established complex of industrial buildings in a predominantly rural setting on the southern fringe of Monbulk township. Access to the site is via Camms Road, a sealed rural road that provides a connection to Monbulk Road and the surrounding rural hinterland.


This site was originally established as a large scale cannery processing local fruit from the surrounding intensive farming areas of Monbulk and Silvan. The industrial plant has been adapted since the closure of the cannery operations in the 1980’s. It is now used by a company specialising the manufacture and distribution of plastic plant pots, potting media and other products associated with the wholesale and retail plant nursery trade.

The current use of the site has a direct relationship with the wholesale and retail plant nursery industry that is a key element of local horticulture in the area.


The current site is extensive with almost 2 hectares of industrial buildings and associated hard stand areas. Although there are almost 8 hectares of undeveloped industrial zoned land on the site, any further development is severely constrained by the slopes associated with its hilltop location. There have been some ongoing complaints from nearby residents about the


operations of the factory, particularly concerning noise emissions. Any future expansion of operations could heighten potential amenity conflicts.


The retention of the land in an Industrial 3 Zone appropriately reflects its long established industrial use. Consideration could be given to reducing the size of the industrial zone to better reflect the extent of industrial development. However any such change may create expectations that the non industrial land could be excised from the site and developed with dwellings. This would be inconsistent with Green Wedge policies and could result in potential conflicts between new residences and the industrial operations on the site.

Recommendations • The current Industrial 3 Zone and applicable overlays should be retained.



5.6 Mt Evelyn


Industrial 3 Zone

No overlays

Location and access

The Mt Evelyn industrial precinct is located on the southern fringe of the Mt Evelyn township. It has a total area of approximately 6.7 hectares centred around Clancys Road, a narrow sealed road that provides a direct connection to Monbulk Road and the wider arterial road network. The easternmost portion of the precinct has a direct frontage to Clegg Road which is a key road link between Mt Evelyn and the upper Yarra Valley beyond Wandin.

The southern boundary of this industrial area abuts the Warburton Rail trail, a frequently used and regionally significant recreational trail. The northern boundary of the area directly abuts a mixture of residential properties ranging in size from under 1000 square metres to over 400 square metres.

The precinct also includes an additional two lots with a total area of 6100 square metres that are located on the southern boundary of the rail trail, between Monbulk Road and adjoining residential properties.


This industrial area is quite compact. It contains a mixture of industrial developments including 4 industrial unit type complexes, a number of industrial shed structures on sites of around 2000-4000square metres, a fuel depot, a concrete batching plant and several lots that are largely undeveloped with industrial buildings other than hard stand storage yards.

The industrial businesses in this precinct provides a predominantly local service function.


Unlike most industrial areas in Yarra Ranges, the Mt Evelyn precinct contains some prominent stands of indigenous vegetation which is mostly clustered on property boundaries, street frontages and the interface with the rail trail.


There has been little recent development in the area, and the existence of some empty buildings suggests a low demand. There is some apparent demand for more intensive industrial unit type development with a permit having been granted for the 7 lot subdivision of one of one the remaining undeveloped lots. In the longer term there is potential for most of the currently underdeveloped sites to be converted to industrial unit developments.

This precinct is confined between residential properties to the north and the rail trail to the south. This, combined with the access constraints imposed by the current dimensions of Clancys Road, are expected to limit further industrial development to small scale operations.


The current Industrial 3 Zone is considered appropriate for this area.

Given the existence of underdeveloped sites containing remnant vegetation adjoining the rail trail, consideration should be given to supplementing the zone controls with an appropriate overlay to ensure that new development minimises visual impact on the rail trail and minimises loss of remnant vegetation. The form of planning controls to address this issue should be considered in conjunction with the wider issue of development control to protect the amenity along the full length of the rail trail.

Recommendations

• The current Industrial 3 Zone should be retained


• Consideration be given to supplementing the zone controls with an appropriate overlay to ensure that new development minimises visual impact on the rail trail and minimises loss of remnant vegetation.


5.7 Powelltown


Industrial 3 Zone

Significant landscape Overlay (Little Yarra Valley)

Location and access

The Powelltown industrial precinct essentially comprises a single landholding of approximately 5.6 hectares that is centrally located in the township. It has direct access to Little Yarra Road, which is a major rural road that provides a link between the upper Yarra Valley and West Gippsland via Neerim South.


The site has been used as a major timber mill for many years and is the most prominent feature of Powelltown. The sawmill operations on the site have been pivotal to the development of the town. The intensity of activity on the site has declined in recent decades as opportunities for timber harvesting in the region have been curtailed.


Powelltown is one of Yarra Ranges’ most remote towns. It has a total population of only 192. There is unlikely to be strong demand for alternative uses of the site if it was no longer required for timber processing use. In view of the long history of sawmilling activities on this site, its use for residential or other sensitive uses would require thorough assessment of potential soil contamination issues.


The current zone recognises the established use of the land and provides an appropriate level of control in the event that there are any proposals for redevelopment of the site.

Recommendations

• The current Industrial 3 Zone and other applicable overlays should be retained


5.8 Seville


Industrial 3 Zone

No overlays

Location and access

The Seville industrial precinct is a very small (6200 square metre) pocket of industrial zoned land fronting the Warburton Highway at the western end of the Seville town centre. Each of the three lots within this precinct has a frontage to the Warburton Highway. Access to these lots from the Warburton Highway is via an unconstructed service road.

The land abuts residential properties to the west, south and east.


None of the lots within this precinct have been developed with substantial industrial buildings. Two of the lots are occupied by a garden supplies business, and only their rear halves are in an industrial zone (the front halves are in a Business 1 Zone). The other lot, adjacent to the first two, is used as a depot by an earthmoving contractor.


The lack of substantial buildings structures on the land leaves scope for these lots to be more intensively redeveloped. The location of the site adjacent to the main town centre and with direct abuttal to residential properties indicates that amenity issues could be raised by some forms of potential industrial use of the land. The proximity of the site to the town centre suggests that, in the future, there may be stronger interest in its development for commercial rather than industrial use.


Although the precinct is small, it still provides a potentially useful option for businesses that are unable to locate in a Green Wedge Zone or within a Residential Zone.


The retention of the current Industrial 3 zoning of the land is unusual in that two of the lots are partially within two different zones. It is generally undesirable to apply two different zones to a single property, as this can create interpretation difficulties and confusion for land owners and other interested parties.

The inclusion of all of the land in a Business 1 Zone is not considered a suitable option given the extent of underutilised Business 1 zoned land in the town centre.

The option of including all of the land in an Industrial 3 Zone is likely to be resisted by the current landowners as it would reduce the range of options for the use of the land on the highway frontage.

A further option would be to include all of the land in a Business 3 Zone which provides for a mixture of office and industrial uses. However this zone would introduce exemptions from the usual notice and third party appeal requirements and would provide a reduced level of protection for owners of adjoining residential properties.

Therefore the retention of the current combination of Industrial 3 Zone and Business 1 Zone is considered the most appropriate option for the precinct.

Recommendations

• The current combination of Industrial 3 Zone and Business 1 Zone should be retained


5.9 Wandin


Industrial 3 Zone

No overlays

Location and access

This precinct contains 2 lots with a total area of 4300 square metres which are located at the rear of business premises in Wandin town centre.


The Wandin industrial area is small, with only a single industrial operation and a rural supplies outlet. There is an extensive driveway area, but no vacant land as such. The area is too small to be a ‘magnet’ for like uses, and no demand for further industrial development has been identified.


The area is fully developed.


Retention of the current Industrial 3 Zone is considered appropriate.

Recommendations



5.10 Wesburn


Industrial 3 Zone

Wildfire Management Overlay

Location and access

This precinct has a total area of 1.76 hectares, located on Britannia Creek Road approximately 360 metres south-east of the Warburton Highway. It is located on the eastern margins of Wesburn township, with surrounding land variously zoned Rural Living Zone or Green Wedge Zone.


The Wesburn industrial area consists of four small industrial buildings with an extensive, but substantially vegetated, undeveloped area which is partially used for shipping container storage. The uses are typical locally-oriented automotive/metalwork establishments.


A current planning permit allows for the eventual development of 14 industrial units in a concept featuring a strong landscape theme based around the established vegetation on the site. To date four lots have each been developed with a small factory unit. However, an area of approximately 1.2 hectares, remains essentially undeveloped. There is a good deal of physical room on the site which could accommodate further development. The land remains under the ownership and control of the original developer who has adopted a selective approach to potential tenants in order to maintain a high quality setting for local businesses. Further opportunities remain for development of the remaining sites in accordance with the current permit.


Retention of the current Industrial 3 Zone is considered appropriate.

The substantial native vegetation cover on the site suggests that some form of overlay control to recognise and protect vegetation may be justified.

The owner has expressed some frustration with the need to regularly renew the original permit until all lots have been developed. An alternative option may be to give effect to the


overall development concept allowed under the current permit for the site through a Development Plan Overlay. This would then enable separate permits to be granted with notice exemptions, for any future development that is consistent with the approved development plan.

Recommendations

• The current Industrial 3 Zone and other applicable overlays should be retained.

• Vegetation removal controls should be retained.

• Further consultation be undertaken with the landowner about the possible introduction of a Development Plan Overlay to replace the current planning permit.


5.11 Woori Yallock


Industrial 3 Zone

No overlays

Location and access

The 9.6 hectare Woori Yallock industrial area is located south west of the intersection of the Warburton Highway and the Healesville Koo Wee Rup Road. It therefore has direct access to the main north south and east west road routes that serve the Upper Yarra Valley.

This area has a largely undeveloped frontage of over 300 metres to the Warburton Highway in a location opposite the main commercial centre of the township. Land adjoining to the south and west is rural land that lies outside the Urban Growth Boundary.


The southern portion of the precinct comprises an area of approximately 3.5 hectares that has been extensively subdivided and is now largely developed with small scale industrial uses. Most operations in this area are small light industrial workshops on lots of 1000 square metres or less containing businesses that are mostly catering for a localised market. There is also a concrete batching plant and timber yard within the precinct. It is worth noting that industrial operations are outnumbered by non-industrial establishments. In particular, there are a number of dwellings on the north side of Selby Road and along Healesville-Kooweerup Road.

The northern portion of the precinct is mostly comprised in two landholdings of 2.0 hectares and 1.8 hectares together with some smaller lots. This area is largely undeveloped although a funeral parlour has recently been constructed on part of the 1.8 hectare parcel. Several


dwellings and a produce store are located on small lots on the Warburton Highway frontage of the land.


This industrial area retains significant potential for further development. Three of the larger lots in Selby Road (with areas between 4000-5000 square metres) remain undeveloped although permits have been granted for industrial buildings on two of these lots.

The recent funeral parlour development has retained the option for future development on the highway frontage of the current landholding.

The 2.0 hectare parcel on the north western corner of the precinct remains undeveloped except for two dwellings on the highway frontage. There are no current permits for future development. This landholding has a frontage of over 140 metres to the Warburton Highway. However the land slopes over ten metres from the highway frontage to a drainage line. This lot also includes patches of remnant vegetation. These factors may limit its potential for traditional industrial use which typically favours flatter sites.

The highway frontage of the site may come under pressure for development for commercial or other retail oriented uses to take advantage of the visual exposure to highway traffic and proximity to the established commercial centre.

The remaining areas of vacant land may present a useful opportunity for future industrial development that incorporates a tourist oriented retail component.


There are few areas of undeveloped industrial zoned land in any of the rural towns in the Yarra Valley. Although the take up of industrial land in Woori Yallock has not been rapid, it is considered desirable to retain the option for this land to accommodate future industrial type businesses that are not permissible in Green Wedge areas.

The current Industrial 3 Zone remains appropriate for the site. The existence of two large landholdings fronting the Warburton Highway creates an opportunity to coordinate future development to take advantage of the land’s visual prominence whilst incorporating designs that reflect the sloping nature of the site and the extent of indigenous vegetation.

The Warburton Highway is a significant tourist route and industrial development generally is not visually compatible with the ‘village’ ambience of the settlements along the highway. Consideration could be given to the introduction of a Design & Development Overlay, similar to that applied to the Western Gateway precinct in Healesville, to address potential design issues along the prominent Warburton Highway frontage.

Recommendations • The Current Industrial 3 Zone should be retained.


• Consideration should be given to the introduction of a Design & Development Overlay (similar to that applied to the Western Gateway precinct in Healesville) to address potential design issues along the prominent Warburton Highway frontage.


5.12 Yarra Glen


Industrial 3 Zone

Land Subject to Inundation Overlay

Location and access

The precinct comprises a small pocket of 2 hectares on the eastern side of Yarra Glen township opposite the racecourse. Vehicle access to the land is via Armstrong Grove which is a sealed road that offers connections to the Melba Highway north of the town and to the Healesville Yarra Glen Road to the east of the town. The Healesville Yarra Glen Road provides a road connection to the Melba Highway south of the township. This road is proposed to be upgraded by VicRoads to form part of the Melba Highway bypass for the town.

The area of industrial zoned land abuts residential zoned to the north and west, whilst an area of recreational open space adjoins to the south.


The Yarra Glen industrial area currently consists of an integrated development comprising four separate businesses with a building of 1066 square metres, with a 3772 square metre setback and driveway area. This development is occupied by three light industrial operations and a rural supplies business.


The industrial land resource in this location has recently been enlarged through rezoning of the adjacent property, which is 1.5 hectares in area. However, approximately 8000 square metres of this site is subject to inundation which will limit its suitability for industrial development.


Future industrial development in Yarra Glen is likely to be of a similarly small scale to that which currently exists. However, the site directly abuts residential properties and any future development will need to take account of amenity considerations.


The retention of the current Industrial 3 Zone is considered the most appropriate option for the land.

Recommendations • The current Industrial 3 Zone and Land Subject to Inundation Overlay should be

retained.



5.13 Yarra Junction There are two separate parcels of industrial zoned land in Yarra Junction. One parcel is centrally located in the township on Little Yarra Road. The other parcel is located in Riversdale Road on the eastern fringe of the township.

5.13.1 Little Yarra Road (Yarra Junction)


Industrial 3 Zone

Environmental Significance Overlay

Location and access

This precinct comprises 3.9 hectares and is wholly occupied by the Reid Brothers sawmill and timber processing plant. Little Yarra Road is a major rural road that provides a direct link between the Upper Yarra Valley, towns in the Little Yarra Valley and through to west Gippsland via Neerim South.


The Reids Sawmill site is a long established and substantial industrial operation that includes a range of value adding timber processes. The site has a long frontage to Little Yarra Road and the existing sawmill operation is a prominent feature of the town.

The site is quite confined with a densely vegetated watercourse containing remnants of the largely depleted “Scented Paperbark – Riparian Thicket” floristic community forming its rear boundary. This vegetation community is the basis for an Environmental Significance Overlay that applies to part of the land. A mixture of dwellings including residential aged care


accommodation are located on adjoining land to the west of the watercourse, and on the opposite side of the Little Yarra Road.

A hard stand yard used for storage of stacked timber is located on Residential 1 zoned land adjoining to the south of the Industrial 3 Zone. This lot is in the same ownership as the balance of the sawmill operations. A permit for this use was issued in 2002 in accordance with a site specific provision that had been inserted into the planning scheme. A smaller area of timber storage located at the northern end of the site is partially zoned Public Use Zone 3 (this is the zone that applies to the adjacent residential aged care facility – it slightly intrudes onto the mill site).


The current sawmill and timber processing operations remain substantial although there has been some conjecture about the long term future of timber processing in Yarra Ranges. The site is fully occupied by the existing business. Much of the site is occupied by stacked timber storage yards rather than permanent buildings structures. There is very limited scope for further expansion on the site unless additional building sites were created by the relocation of the stacked timber areas to an alternative location.

The site is not ideal for industrial redevelopment due to its sloping terrain, and abuttal to sensitive uses including the aged care accommodation and the environmentally significant bushland remnants. However given the long established industrial use of the site there is no basis for proposing any change to the current zoning.


The retention of the current Industrial 3 Zone is considered the most appropriate option for the site. This would ensure permit control over any future redevelopment and also provide for third party notification to nearby sensitive land uses.

The parcel of Residential 1 Zoned land occupied by the timber storage area is something of an anomaly. The current use reflects previous planning scheme amendments and permit decisions relating to the site. The inclusion of this land within an Industrial 3 Zone would reflect its established use whilst providing an appropriate level of control in the event of future redevelopment proposals.

Also anomalous is the status of the small parcel of land on the eastern side of the watercourse which is currently included in a Public Use 3 Zone. It would be appropriate for the zone boundaries to be modified to reflect the established ownership and use of the land.

Given the site’s abuttal to the sensitive environment of the watercourse and nearby residential areas, consideration should be given to supplementing the Industrial 3 Zone with a technique such as a Design and Development Overlay. The overlay could be applied to all of the land owned and occupied by the current sawmill operator. The overlay could be structured to require that future redevelopment of the site incorporates appropriate setbacks to protect the riparian vegetation and the amenity of adjoining residential properties. This would provide a stronger basis for protecting the sensitive environmental and amenity issues associated with this site.

Recommendation

• The current Industrial 3 Zone and Environmental Significance Overlay should be retained


• The parcel of Residential 1 Zoned land occupied by the timber storage area (44 Little Yarra Road) should be included within an Industrial 3 Zone to reflect its established use whilst providing an appropriate level of control in the event of future redevelopment proposals.

• The Public Use 3 Zone on the eastern side of the watercourse be rezoned to reflect its established private ownership and use as part of the sawmill complex.

• Consideration should be given to supplementing the Industrial 3 Zone with a technique such as a Design and Development Overlay to ensure that any future


redevelopment of the site incorporates appropriate setbacks to protect the riparian vegetation and the amenity of adjoining residential properties.

• The portion of the Public Use Zone that applies to the aged care accommodation site on the western side of the watercourse (land at rear of 21 Hoddle Street) be rezoned to reflect its established residential use.


5.13.2 Riversdale Road (Yarra Junction)


Industrial 3 Zone

No overlays

Location and access

This precinct has a total area of 2.6 hectares comprising 4 lots each in separate ownership. Riversdale Road is a sealed road that provides direct access to the Warburton Highway.


The small parcel located on the south western corner of Riversdale Road and Warburton Highway contains a residential property that has been converted into a manufacturing sales outlet for a local pie manufacturer.

The two main properties within this precinct are both larger than one hectare, with one being developed with substantial industrial buildings, while the other has a history of use as a sawmill and associated storage yard.


There is potential for more intensive development of the 1.3 hectare lot that has been used as a sawmill and timber storage yard. The other major site within this precinct is already fully developed with substantial industrial buildings and any future use of the land is likely to involve adaptation of the existing structures.

The precinct is bordered on three sides by residential properties. In the event of any application for redevelopment on any of these sites, residential amenity concerns are likely to be raised.



The existing Industrial 3 Zone requires a planning permit for most forms of development, and is the appropriate zoning having regard to the established industrial use of the land and the proximity of dwellings on adjoining land.

Recommendations



6 Conclusions 6.1 Is there a need for need more industrial land in Yarra Ranges? The market demand for industrial zoned land in Yarra Ranges continues to evolve. The municipality is unlikely to experience any significant demand for the establishment of new large scale industrial premises. This is due to the absence of further greenfield development sites, the extent of existing development on the remaining larger lots, and Yarra Ranges’ separation from other nodes of industrial development and key infrastructure.

The strongest demand for industrial land in Yarra Ranges over the past decade has been in the urban industrial areas at Lilydale and Kilsyth, with Lilydale in particular experiencing rapid growth in the development of small scale industrial units. The lack of additional future development sites in the Lilydale area may lead to some spill over demand in other urban locations such as Kilsyth.

The structure planning process for the Chirnside Park activity centre has confirmed that most of the industrial zoned land in that area is no longer suitable for industrial use and that there are strong strategic imperatives for rezoning these areas for higher density housing and commercial use.

There will continue to be some opportunities to accommodate additional more intensive industrial development in the urban industrial areas of Yarra Ranges. These opportunities will mostly be in the form of infill development of existing underutilised sites and redevelopment of redundant industrial facilities.

However there are several undeveloped sites within the Urban Growth Boundary that may provide some long term opportunities for at least partial rezoning for industrial development. These include the VicRoads land abutting Colchester Road in Kilsyth and the northern section of the Unimin Quarry buffer in Lilydale.

A complicating factor in supply is the number and range of non-industrial uses within industrial areas. Examples include fitness/sports centres and churches. In many cases these are uses that require premises of a size that can only be found in industrial areas. Some uses, such as food shops, can provide direct services to businesses and employees within these areas. However, it would be a mistake to allow a situation whereby industrial land is seen simply as a ‘location of last resort’, the accepted destination for uses which, for whatever reason, decide not to locate in nominally more suitable locations.

Industrial areas are generally regarded as having the lowest level of required amenity, and thus may be seen as suitable locations for uses which might cause concerns elsewhere. However, difficulty in locating elsewhere is not in itself justification for treating industrial land as a sort of ‘default’ option for awkward non-industrial uses. Industrial land is an important resource for industrial uses, but not necessarily for non-industrial uses.

The demand for industrial land in the rural towns is largely driven by local factors. These areas contain predominantly small scale industrial premises and offer few sites for future development. However, Yarra Ranges’ largest rural town, Healesville, contains a significant stock of undeveloped industrial zoned land. Healesville is experiencing strong development pressures and retention of these industrial zones will provide opportunities for employment generating uses that require an industrial zoning.

The uptake of remaining vacant industrial zone sites in the other smaller rural towns has been generally slow. However it would be sensible to retain suitable industrial zoned land within these towns so that opportunities are available to accommodate new services and facilities that help support business activity in rural towns and surrounding agricultural areas.

The policies of urban containment and protection of Green Wedges have achieved bipartisan support for over 25 years from both the State Government and Council. This policy commitment limits the options of meeting demand for additional industrial land by rezoning sites outside the Urban Growth Boundary.

It would be difficult to demonstrate the strategic basis for rezoning Green Wedge land for industrial use while there remain opportunities for further development within the existing industrial zones.


6.2 Are the current planning scheme provisions for industrial areas still appropriate?

The strategic policy directions for industrial use and development are now contained in Clauses 21.04-4 and 21.06 of Yarra Ranges Planning Scheme Municipal Strategic Statement (MSS). Section 4.5 of this report provides an overview of these planning strategies and policies.

Yarra Ranges is unlikely to be regarded as not an appropriate location for encouraging major new greenfields industrial developments sites. Its urban areas are confined by the Urban Growth Boundary and most land within these defined urban areas is now committed to established land uses and development. From time to time opportunities may arise to release some new urban land for industrial development. For example the Cave Hill limestone quarry in Lilydale has a finite stone resource and the excavation site and its extensive buffer areas will ultimately become available for alternative forms of land use.

The opportunities for the creation of new sites for industrial development in the Green Wedge areas of Yarra Ranges are constrained by State and local planning policies which require that the Green Wedge must be protected from urban encroachment and sustainably managed to retain landscape and environmental values, and agricultural capability.

The protection of the Green Wedge from urban encroachment is one of the key principles that underpins the strategic and policies contained in Council’s MSS.

The analysis of industrial trends and issues undertaken in preparing this report has not identified the need for any significant changes to the planning strategies and policies in the current MSS. The policies relating to industrial land issues contained in the MSS continue to provide strategic direction for the use and development of land in Yarra Ranges’ industrial areas.

The policies contained in Objective 3 of Clause 21.06 contain some generic development provisions such as building setbacks and subdivision requirements. These policies may be more effective if translated into a more contemporary form of development control such as a Design and Development Overlay. This could enable these provisions to be targeted to those industrial zones that warrant additional controls such as those with underdeveloped sites and prominent frontages to main road routes.

Recommendations relating to the possible introduction of Design and Development Overlays are contained in the commentaries on individual industrial precincts in Section 5 of this report.

The selection of industrial zones applied under the Yarra Ranges Planning Scheme warrants some review. The Industrial 1 Zone has been widely applied to industrial precincts throughout the metropolitan urban areas of Yarra Ranges and to one of the industrial precincts in Healesville. The more restrictive Industrial 3 Zone has generally been applied to the industrial precincts in the rural townships.

There are several situations where Industrial 1 Zoned land containing opportunities for further development is located adjoining residential or other sensitive land uses. The inclusion of these interface areas within an Industrial 3 Zone would provide a more appropriate level of control the offers greater scope to resolve potential conflicts between industrial and residential uses.

Recommendations relating to the possible rezoning of some industrial areas are contained in the commentaries on individual industrial precincts in Section 5 of this report.


7 Recommendations

7.1 General strategic issues It is recommended that:

• The selection of appropriate zone controls for industrial precincts in Yarra Ranges be revised to create a more consistent approach to the application of the Industrial 3 Zone, in accordance with the following recommendations for specific precincts.

• The objectives and strategies contained in Clause 21.04 and 21.06 of the Yarra Ranges MSS relating to industrial strategic policy directions be retained.

• The policies relating to the built form of new development in industrial areas under Objective 3 in Clause 21.06 of the MSS be reviewed with the intention of replacing, where appropriate, general policy statements with more targeted controls for specific industrial precincts through a Design and Development Overlay.

• Permit control over vegetation removal only be retained for those industrial precincts where canopy trees are a significant feature of the area as identified in the following precinct specific recommendations.

• No further consideration be given to the possible rezoning of land outside the Urban Growth Boundary for industrial development while there remain opportunities for further development within the existing industrial zones.

7.2 Specific industrial precincts It is recommended that:

Lilydale Cavehill Beresford Road Precinct


• Consideration (as part of the preparation of new planning controls for the Lilydale activity centre) should be given to introducing more specific built form requirements for the section of the Olex Cables site abutting the Maroondah Highway frontage in recognition of its visual prominence and opportunity for change.

Lilydale Quarry Road Precinct

• The land should be included in an Industrial 3 Zone, except for the small parcel of land owned by Boral which should be included in the adjoining Special Use 1 Zone.

Lilydale Melba Avenue Precinct

• The land should be included in an Industrial 3 Zone.

• The future zoning of land within the adjoining Special Use Zone for the Unimin Quarry should be considered in consultation with the quarry owners as part of the wider examination of opportunities for the alternative use of any quarry buffer land that is surplus to the quarry’s operational needs.

Kilsyth

• The current Industrial 1 Zone should be retained except for those lots that share a common boundary with land in a Residential 1 Zone.


• Those lots that have a common boundary with the Residential 1 Zone should be rezoned to an Industrial 3 Zone.

• The subdivision policy contained in Clause 21.08 should be reviewed to more clearly promote retention of opportunities on at least some of the larger lots in the Kilsyth area, for businesses requiring larger industrial sites.

• Council encourage VicRoads to further review the need to retain its extensive landholdings for the Healesville Freeway route.

• If the VicRoads land is made available for industrial development, a Design & Development Overlay (or other suitable mechanism) should be put in place to ensure new development is coordinated with local road improvements the remove the need for industrial traffic to use residential streets.

• Council further consider opportunities for redevelopment of the quarry stockpile site in Fussell Road, once the longer future of the quarry operations has been clarified.

Chirnside Park

• The current Industrial 1 Zone, (except for the land at Nos. 296-310 Maroondah Highway) should be rezoned to more appropriate zones as part of a future planning scheme amendment to implement Council’s Master Plan for the Chirnside Park activity centre.

• The 20 hectare industrial precinct identified in the adopted structure plan for Chirnside Park MAC (296-310 Maroondah Highway) should be included in an Industrial 3 Zone.

Healesville – Hunter Road

• The Industrial 1 Zone should be retained.

• The Restructure Overlay on the 19 lot parcel fronting Healesville –Yarra Glen Road, should be replaced with an alternative control such as a Development Plan Overlay following consultation with the affected landowner.

Healesville – Western Gateway

• The current Industrial 3 Zone should be retained, although future consideration could be given to an alternative zone that provides for a suitable use of this ‘gateway site’ such as tourist accommodation.


• The current Design and Development Overlay.

Monbulk - Old Emerald Road


• The current strategy policy in Clause 21.04-4, which seeks to ensure that the area is used for purposes that support local agriculture, be retained.

Monbulk – Carcoola Road

• The retention of the Industrial 3 Zone is not considered appropriate for this site and that consideration should be given to rezoning this land for future residential use.


Monbulk Camms Road


• The current Industrial 3 Zone and applicable overlays should be retained.


Mt Evelyn



• Consideration be given to supplementing the zone controls with an appropriate overlay to ensure that new development minimises visual impact on the rail trail and minimises loss of remnant vegetation.

Woori Yallock

• The Current Industrial 3 Zone should be retained.


• Consideration should be given to the introduction of a Design & Development Overlay (similar to that applied to the Healesville – Western Gateway precinct) to address potential design issues along the prominent Warburton Highway frontage.

Yarra Junction - Little Yarra Road

• The current Industrial 3 Zone and Environmental Significance Overlay should be retained.


• The parcel of Residential 1 Zoned land occupied by the timber storage area (44 Little Yarra Road) should be included within an Industrial 3 Zone to reflect its established use whilst providing an appropriate level of control in the event of future redevelopment proposals.

• Consideration should be given to supplementing the Industrial 3 Zone with a technique such as a Design and Development Overlay to ensure that any future redevelopment of the site incorporates appropriate setbacks to protect the riparian vegetation and the amenity of adjoining residential properties.

• The Public Use 3 Zone on the eastern side of the watercourse be rezoned to reflect its established private ownership and use as part of the sawmill complex.

• The portion of the Public Use Zone that applies to the aged care accommodation site on the western side of the watercourse (land at rear of 21 Hoddle Street) be rezoned to reflect its established residential use.

Yarra Junction – Riversdale Road


Seville

• The current combination of Industrial 3 Zone and Business 1 Zone should be retained.

Powelltown


Wesburn




• Further consultation be undertaken with the landowner about the possible introduction of a Development Plan Overlay to replace the current planning permit.

Wandin


Yarra Glen

• The current Industrial 3 Zone and Land Subject to Inundation Overlay should be retained.



Appendix 1 Industrial Areas Review -Implementation Program General Recommendations

Recommended change Planning scheme amendment Action required

The selection of appropriate zone controls for industrial precincts in Yarra Ranges should be revised to create a more consistent approach to the application of the Industrial 3 Zone, in accordance with the following recommendations for specific precincts.

Rezone, through Industrial Areas Review Implementation Amendment, selected industrial sites from Industrial 1 to Industrial 3 as identified in site specific recommendations.

Council to prepare and exhibit an amendment to the planning scheme.

The objectives and strategies contained in Clause 21.04 and 21.06 of the Yarra Ranges MSS relating to industrial strategic policy directions should be retained.

No specific action required although some revision of MSS may be warranted to clarify strategic position, through Industrial Areas Review Implementation Amendment.


The policies relating to the built form of new development in industrial areas under Objective 3 in Clause 21.06 of the MSS should be reviewed with the intention of replacing, where appropriate, general policy statements with more targeted controls for specific industrial precincts through a Design and Development Overlay.

Revise MSS, through Industrial Areas Review Implementation Amendment, and selectively apply Design & Development Overlays as identified in site specific recommendations.


Permit control over vegetation removal should only be retained for those industrial precincts where canopy trees are a significant feature of the area as identified in the

Remove Clause 53 permit trigger for vegetation removal and selectively apply Vegetation Protection Overlays, through Industrial Areas Review Implementation Amendment, as identified



Recommended change Planning scheme amendment Action required

following precinct specific recommendations.

in site specific recommendations.

No further consideration should be given to the possible rezoning of land outside the Urban Growth Boundary for industrial development while there remain opportunities for further development within the existing industrial zones.

Revise MSS, through Industrial Areas Review Implementation Amendment, to clarify strategic policy position.



Industrial Areas Review - Implementation Program Recommendations for specific precincts

Industrial precinct Recommended change Planning scheme amendment process Other actions required

Introduction of more specific built form requirements for the section of the Olex Cables site abutting the Maroondah Highway frontage.

Include as part of the amendment to implement new built form controls for the Lilydale Activity Centre.

Council on 9/3/2010 resolved to prepare an amendment to implement new controls for Lilydale AC. The documentation for that amendment is currently being drafted.

Lilydale Cavehill/ Beresford Road

The current Industrial 1 Zone should be retained.

No action required.

The land should be included in an Industrial 3 Zone, except for the small parcel of land owned by Boral.

Has been actioned through Amendment C80. Lilydale Quarry Road

The small parcel of land owned by Boral should be included in the adjoining Special Use 1 Zone.

A separate planning scheme amendment would need to be prepared by the Minister for Planning to enable the Urban Growth Boundary to be amended to accord with property boundaries.

Negotiations would need to be undertaken with the Department of Planning & Community Development to initiate an amendment to the UGB.

Lilydale Melba Avenue The land should be included in an Industrial 3 Zone.

Include in as part of Industrial Areas Review Implementation Amendment.


The future zoning of land within the adjoining Special Use Zone for the Unimin Quarry should be considered in consultation with the quarry owners and VicRoads as part of the

Separate amendment to implement any outcomes from future negotiation with Unimin Quarry.

Further discussion with Unimin Quarries re long term structure planning for quarry buffer area.



wider examination of long term opportunities for the alternative use of any quarry buffer land and the future of the Lilydale Bypass.

Council to work with VicRoads to clarify future of Lilydale Bypass.

The current Industrial 1 Zone should be retained (except for those lots referred to below).

No action required. Further discussion with Boral Quarries re long term future of quarry operations.

Those lots that have a common boundary with the Residential 1 Zone should be rezoned to an Industrial 3 Zone.

Include rezoning of lots to Industrial 3 as part of Industrial Areas Review Implementation Amendment.


The subdivision policy contained in Clause 21.08 should be reviewed to more clearly promote retention of opportunities on at least some of the larger lots in the Kilsyth area, for businesses requiring larger industrial sites.

Include as part of MSS revisions in Industrial Areas Review Implementation Amendment.


Encourage VicRoads to further review the need to retain its extensive landholdings for the Healesville Freeway route.

No action required at this stage. The land is currently zoned Industrial 1, although a future planning scheme amendment would be required to implement agreed alternative land uses for freeway land. Any such amendment would need to remove the Public Acquisition Overlay.

Discussion with VicRoads and other relevant parties advocating for release of Healesville Freeway reservation land for alternative land uses.

Kilsyth

If the VicRoads land is made available for industrial development, a Design & Development Overlay (or other suitable mechanism) should be put in place to ensure

Dependent on commitment to abandon the freeway reservation. Would form part of a future amendment to

Review of alternative land use options for Freeway reservation land would need to be undertaken as part of preparation of



new industrial development is coordinated with local road improvements the remove the need for industrial traffic to use residential streets.

implement agreed alternative land uses for freeway land.

advocacy submission.

Council further consider opportunities for redevelopment of the quarry stockpile site in Fussell Road, once the longer future of the quarry operations has been clarified.

No action required.

The current Industrial 1 Zone, (except for the land at Nos. 296-310 Maroondah Highway) should be rezoned to more appropriate zones.

Part of a planning scheme amendment to implement the adopted Master Plan for the Chirnside Park activity centre.

Chirnside Park

The 20 hectare industrial precinct at 296-310 Maroondah Highway should be included in an Industrial 3 Zone, together with a Design and Development Overlay (or other suitable control) to ensure an appropriate built form for his key gateway site.

Part of a planning scheme amendment to implement the adopted Master Plan for the Chirnside Park activity centre.

The Industrial 1 Zone should be retained. No action required. Healesville Hunter Road

The Restructure Overlay on the 19 lot parcel between Ardill Street and Lilydale Road, should be replaced with an alternative control such as a Development Plan Overlay or Design & Development Overlay following consultation with the affected landowner. The need for a replacement overlay may be avoided if the land is consolidated into a

Include as part of Industrial Areas Review Implementation Amendment.

Council to prepare and exhibit an amendment to the planning scheme following further consultation with the affected landowner.



single lot prior to the removal of the Restructure Overlay.

The current Industrial 3 Zone should be retained, although future consideration could be given to an alternative zone that provides for a suitable use of this ‘gateway site’ such as tourist accommodation.

No action required. Council to prepare and exhibit an amendment to the planning scheme.

Healesville Western Gateway

Vegetation removal controls should be retained.

Replace Clause 53 permit trigger for vegetation removal in Industrial Areas with Vegetation Protection Overlay as part of Industrial Areas Review Implementation Amendment.



No action required. Monbulk – Old Emerald Road

The current policy in Clause 21.04-4, which seeks to ensure that the area is used for purposes that support local agriculture, be retained.

No action required – although recommendation needs to be acknowledged in preparation of revised MSS as part of Industrial Areas Review Implementation Amendment.

Industrial 3 Zone should be rezoned for future residential use.

Include rezoning of lots to Residential 1 as part of Industrial Areas Review Implementation Amendment.


Monbulk Carcoola Road


Replace Clause 53 permit trigger for vegetation removal in Industrial Areas with Vegetation Protection Overlay as part of Industrial Areas Review Implementation




Amendment.

The current Industrial 3 Zone and applicable overlays should be retained.

No action required. Monbulk Camms Road





No action required.




Mt Evelyn

Consideration be given to supplementing the zone controls with an appropriate overlay to ensure that new development minimises visual impact on the rail trail and minimises loss of remnant vegetation.

Would form part of any future planning scheme amendment to give more effective over inappropriate development abutting the Warburton Rail Trail.

Shire to further consider need to additional controls to protect amenity of Warburton Rail Trail from inappropriate development on adjoining land.


No action required. Wesburn


Replace Clause 53 permit trigger for vegetation removal in Industrial Areas with




Vegetation Protection Overlay as part of Industrial Areas Review Implementation Amendment.

The Current Industrial 3 Zone should be retained.

No action required.




Woori Yallock

Consideration should be given to the introduction of a Design & Development Overlay (similar to that applied to the Healesville – Western Gateway precinct) to address potential design issues along the prominent Warburton Highway frontage.

Draft Design & Development Overlay controls as part of Industrial Areas Review Implementation Amendment.


The current Industrial 3 Zone and Environmental Significance Overlay should be retained.

No action required. Yarra Junction Little Yarra Road


Remove Clause 53 permit trigger for vegetation removal in Industrial Areas and rely on vegetation protection controls in Environmental Significance Overlay as part of Industrial Areas Review Implementation Amendment.




The parcel of Residential 1 Zoned land occupied by the timber storage area (44 Little Yarra Road) should be included within an Industrial 3 Zone to reflect its established use whilst providing an appropriate level of control in the event of future redevelopment proposals.

Include rezoning to Industrial 3 as part of Industrial Areas Review Implementation Amendment.


Consideration should be given to supplementing the Industrial 3 Zone with a technique such as a Design and Development Overlay to ensure that any future redevelopment of the site incorporates appropriate setbacks to protect the riparian vegetation and the amenity of adjoining residential properties.

Draft Design & Development Overlay controls as part of Industrial Areas Review Implementation Amendment.


The Public Use 3 Zone on the eastern side of the watercourse be rezoned to reflect its established private ownership and use as part of the sawmill complex.

Include rezoning to Industrial 3 as part of Industrial Areas Review Implementation Amendment.


The portion of the Public Use Zone that applies to the aged care accommodation site on the western side of the watercourse (land at rear of 21 Hoddle Street) be rezoned to reflect its established residential use.

Include rezoning to Residential 1 as part of Industrial Areas Review Implementation Amendment.


Yarra Junction Riversdale Road The current Industrial 3 Zone should be retained

No action required.



Seville The current combination of Industrial 3 Zone and Business 1 Zone should be retained

No action required.

Powelltown The current Industrial 3 Zone and other applicable overlays should be retained

No action required.

The current Industrial 3 Zone. No action required.

Consideration be given to including the land in a Development Plan Overlay to give recognition to approved development concept .

Include land in a Development Plan Overlay and draft Development Plan Overlay Schedule (and a Development Plan based on current permit) as part of Industrial Areas Review Implementation Amendment.


Wesburn




Wandin The current Industrial 3 Zone should be retained.

No action required.

The current Industrial 3 Zone and Land Subject to Inundation Overlay should be retained.

No action required. Yarra Glen

Vegetation removal controls should be Replace Clause 53 permit trigger for Council to prepare and exhibit an amendment



retained.

vegetation removal in Industrial Areas with Vegetation Protection Overlay as part of Industrial Areas Review Implementation Amendment.

to the planning scheme.


Appendix 2

Overview of Previous Studies A number of studies have been carried out regarding industrial activity in Yarra Ranges, particularly in the past five years. These studies have examined a range of activities and actions and have drawn a number of conclusions regarding the nature and future of industrial activity.

Shire of Yarra Ranges Industrial Areas – Existing Conditions (Cathie McRobert, 1996).

This report addressed industrial zone provisions, land use in industrial zones, land use survey and estimate of current demand. Its main conclusions were:

• that the existing supply of land appears adequate, at least in short term

• the supply of vacant industrial buildings is very limited

• rezoning of land for future industrial development should be based on a comprehensive employment strategy.

Yarra Ranges Industrial Strategy (Macroplan, 2002)

This report looked at industrial activity and land in Yarra Ranges generally and resulted in recommendations for:

• an Industry Profile and Industrial Land Monitor

• an Industry Directions Statement

• an Industry Attraction and Retention Program and Industrial Area Strategies.

Maroondah Highway Industrial Area Development Framework (Macroplan, 2002)

Macroplan was retained in January 2002 to prepare a further report addressing the issue of the future of industrial development in the Maroondah Highway ‘Gateway’ area in Chirnside Park, in the context of growing demand for peripheral sales/bulky goods retailing. It provided an analysis of industrial land demand and recommendations about future use of different parts of land within the area.

Chirnside Park Activity Centre Land Use Advisory Report (Macroplan, 2003)

This report was prepared by Macroplan as a follow-up to the Maroondah Highway Gateway Land Use Study. The report drew no specific conclusion, but detailed four scenarios for future land use in the Gateway area where peripheral sales, industrial, residential, commercial, community and other uses are balanced.

Bayswater/Bayswater North Industrial Strategy (SGS, 2002)

SGS was engaged by a working group for Maroondah, Knox and Yarra Ranges Councils to provide an assessment of the Bayswater/Bayswater North industrial area. The study area included the part of Yarra Ranges generally referred to as the Kilsyth Industrial Area. The


objectives of the study were to investigate land use and business characteristics in the area, develop an action plan for retention and development of business in the area, and boost competitive strengths to attract investment. The report had two parts: a Strategic Action Plan and a Background Report. The Strategic Action Plan had eight strategies for furthering business and industrial activity in the area. The Background Report had analyses of a range of economic factors including industry output, job stock, skills base and size.

Bayswater North Industrial Study (M3Properties, 2004)

M3Properties was engaged in 2003 to prepare a Strategic Land Use Plan as a specific component of the 2002 SGS report recommendations. For reasons not made clear (the report does not contain an executive summary or introduction), the M3P report came out not as a land use plan but a broader industrial land study similar in nature to the SGS study.

Major Activity Centres Draft Structure Plan (Hassell, 2004)

The industrial land situation in Chirnside Park was assessed by Hassell consultants when preparing the Major Activity Centres Structure Plan. The plan made no specific recommendation with regard to the existing Industrial 1 zoned land in Lilydale, but suggested that Business 4 zoned land close to the Lilydale town centre be redeveloped for mixed commercial and residential development.

Shire of Yarra Ranges Economic Development Strategy (2005) The Economic Development Strategy, Action Plan and Economic Policy were adopted by Council in January 2005. The strategy focuses on a number of key result areas, including: • Business Development, Attraction and Retention • Infrastructure and Natural Resources • Tourism and Cultural Development • Skilled Local Workforce and Local Employment • Vibrant and Thriving Townships • Agribusiness • Youth Enterprise and Opportunity • Building Partnerships Shire of Yarra Ranges Economic Profile (October 2008) The ‘Economic Profile, October 2008’ was complied from ABS 2006 census data. It provides information about demographic data and trends, human capital, commercial and commercial infrastructure, the environment, and levels of commercial and domestic economic activity.

Rural Industries Review

The Rural Industries Review was prepared by Phillips Agribusiness with Tract Consultants in 2004, to identify future trends in intensive agricultural industries within the Yarra Ranges region, and the subsequent implications for the development of new buildings and infrastructure. It found that there has been a growth in the number and scale of on-site agricultural produce processing facilities in line with overall increasing scale of operation, which is identified as a trend throughout the agriculture industry as producers seek to produce higher outputs from larger properties.


References

Cathie McRobert 1996, Shire of Yarra Ranges Industrial Areas – Existing Conditions

Macroplan 2002, Yarra Ranges Industrial Strategy

Macroplan 2002, Maroondah Highway Industrial Area Development Framework

Macroplan 2002, Chirnside Park Activity Centre Land Use Advisory Report

SGS 2002, Bayswater/Bayswater North Industrial Strategy

M3Properties 2004, Bayswater North Industrial Study

Hassell 2004, Major Activity Centres Draft Structure Plan

Phillips Agribusiness 2003, Rural Industries Review

Shire of Yarra Ranges 2005, Economic Development Strategy

Shire of Yarra Ranges 2008, Draft Economic Profile

Shire of Yarra Ranges 2006, Vision 2020

Department of Sustainability and Environment (DSE) 2003, Melbourne 2030, DSE, Melbourne

Department of Planning & Community Development (DPCD) 2008, Retail Policy Review Discussion Paper

industrial areas review may 2010 - yarra ranges...

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