(Lot 2) Waterloo Road, Yarragon VIC 3823
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Lot 2 Waterloo Road Yarragon – Planning Application Report April 2021
(Lot 2) Waterloo
Road, Yarragon VIC
3823
Construction of a new
industrial building, removal of
trees in nature strip and a
waiver of car parking, in
Industrial 1 Zone
April 2021
Produced by:
Unit 6, 1F Moore Street, Moe Ph: 03 51262431
P.O. Box 585, Moe Fax: 03 86777636
Email: admin@lvdrafting.com.au DP-AD 20258
0Lot 2 Waterloo Road Yarragon – Planning Application Report April 2021
Contents
1 Property Information 2
2 Introduction 2
3 Site and Context Description 2
4 Scope of Works 4
5 Industrial 1 Zone 4
6 Design and Development Overlay 7
7 Development Contributions Plan Overlay 13
8 Car Parking 13
9 Signs 15
10 Tree removal 17
11 Conclusion 19
12 Photos 19
Attachment Schedule
PAGE NO. TITLE REFERENCE
1 Copy of Title & Title Plan
2 Site Context Plan Lv3846-001
3 Existing Site Plan Lv3846-002A
4 Proposed Site Plan Lv3846-002B
5 Proposed Landscape Plan Lv3846-002D
6 Street Views Lv3846-002E
7 Landscaping Details Lv3846-009
1Lot 2 Waterloo Road Yarragon – Planning Application Report April 2021
Buildings within the industrial precinct along Waterloo Road and Cemetery Road consist of similar steel-
clad portal frame industrial buildings, several weatherboard or brick dwellings, and brick industrial
buildings. Most buildings are for industrial use.
Figure 1: Location Area & zoning map
Subject site Figure 2: Aerial Image
Note: The Aerial photo is not recent and may not reflect changes within the past twelve months.
3Lot 2 Waterloo Road Yarragon – Planning Application Report April 2021
Figure 3: Locality Map
4 Scope of works
• Construction of one warehouse with attached office and car park spaces.
• Removal of trees in nature strips as shown on plan Lv3846-002B.
• Connection to sewer main.
• Construction of crossovers as shown on plan Lv3846-002B.
5 Industrial 1 Zone
Purpose
To implement the Municipal Planning Strategy and the Planning Policy Framework.
To provide 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.
Permit requirements
Section 1 – Permit not required:
Industry (other than Materials recycling and Transfer station)
Must not be a purpose shown with a Note 1 or Note 2 in the table to Clause 53.10.
The land must be at least the following distances from land (not a road) which is in a residential zone,
Capital City Zone or Docklands Zone, land used for a hospital or an education centre or land in a Public
Acquisition Overlay to be acquired for a hospital or an education centre:
The threshold distance, for a purpose listed in the table to Clause 53.10.
30 metres, for a purpose not listed in the table to Clause 53.10.
Must not adversely affect the amenity of the neighbourhood, including through the:
Transport of materials, goods or commodities to or from the land.
Appearance of any stored goods or materials.
Emission of noise, artificial light, vibration, odour, fumes, smoke, vapour, steam, soot, ash,
dust, waste water, waste products, grit or oil.
Warehouse (other than Mail centre and Shipping container storage)
Must not be a purpose shown with a Note 1 or Note 2 in the table to Clause 53.10.
4Lot 2 Waterloo Road Yarragon – Planning Application Report April 2021
The land must be at least the following distances from land (not a road) which is in a residential zone,
Capital City Zone or Docklands Zone, land used for a hospital or an education centre or land in a Public
Acquisition Overlay to be acquired for a hospital or an education centre:
The threshold distance, for a purpose listed in the table to Clause 53.10.
30 metres, for a purpose not listed in the table to Clause 53.10.
Must not adversely affect the amenity of the neighbourhood, including through the:
Transport of materials, goods or commodities to or from the land.
Appearance of any stored goods or materials.
Emission of noise, artificial light, vibration, odour, fumes, smoke, vapour, steam, soot, ash,
dust, waste water, waste products, grit or oil.
Use of land
Application requirements
An application to use land for an industry or Response
warehouse must be accompanied by the
following information, as appropriate:
The purpose of the use and the types of The building will house a retaining
processes to be utilised. wall/earthworks business, with the warehouse to
be used for the storage of associated products,
supplies, materials and vehicles (excavators and
trucks).
The type and quantity of goods to be stored, Storage of associated products, supplies,
processed or produced. materials and vehicles for a retaining
wall/earthworks business. Appropriate quantity
of materials to ensure vehicles can enter and
utilise the space additionally.
How land not required for immediate use is to be The land not being developed will be maintained
maintained. responsibly (i.e. rubbish will be cleared
immediately, and grass will be kept
mowed/maintained).
Whether a Works Approval or Waste Discharge N/A
Licence is required from the Environment
Protection Authority.
Whether a notification under the Occupational N/A
Health and Safety Regulations 2017 is required, a
licence under the Dangerous Goods Act 1985 is
required, or a fire protection quantity under the
Dangerous Goods (Storage and Handling)
Regulations 2012 is exceeded.
The likely effects, if any, on the neighbourhood, As the warehouse will be for the storage of
including: supplies and materials and not used for any
– Noise levels. production or processing, noise levels will be
– Air-borne emissions. minimal; consisting of accompanying noise from
– Emissions to land or water. vehicles within, and entering and exiting, the
– Traffic, including the hours of delivery and property during business hours; similar noise
despatch. levels to other industrial buildings within the
– Light spill or glare. vicinity.
There will be no air-borne emissions.
There will be no emissions to land or water.
Waste water from washing vehicles will be
disposed of via the sewer system.
Business hours will be between 7am-5pm on
week days and 9-5pm on weekends, maximum.
5Lot 2 Waterloo Road Yarragon – Planning Application Report April 2021
Traffic, including staff cars, visitor cars, delivery
trucks and company vehicles, will enter and exit
the site within the above-stated business hours.
The buildings will be occupied during the above-
stated business hours and therefore there will be
no light spill in hours of darkness. Security
lighting will be activated by sensors only.
Building & Works
Permit requirement
A permit is required to construct a building or construct or carry out works.
This does not apply to:
A building or works which rearrange, alter or renew plant if the area or height of the plant is
not increased.
A building or works which are used for crop raising or informal outdoor recreation.
A rainwater tank with a capacity of more than 10,000 litres if the following requirements are
met:
– The rainwater tank is not located within the building’s setback from a street (other than a
lane).
– The rainwater tank is no higher than the existing building on the site.
– The rainwater tank is not located in an area that is provided for car parking, loading,
unloading or accessway.
A building or works which are used for grazing animal production, except for permanent or
fixed feeding infrastructure for seasonal or supplementary feeding constructed within 100
metres of:
– A waterway, wetland or designated flood plain.
– A dwelling not in the same ownership.
– A residential or urban growth zone.
Application requirements
An application to construct a building or construct or carry out works must be accompanied by the
following information, as appropriate:
A plan drawn to scale which shows:
– The boundaries and dimensions of the site.
– Adjoining roads.
– Relevant ground levels.
– The layout of existing and proposed buildings and works.
– Driveways and vehicle parking and loading areas.
– Proposed landscape areas.
– External storage and waste treatment areas.
Elevation drawings to scale which show the colour and materials of all buildings and works.
Construction details of all drainage works, driveways and vehicle parking and loading areas.
A landscape layout which includes the description of vegetation to be planted, the surfaces
to be constructed, a site works specification and the method of preparing, draining, watering
and maintaining the landscape area.
Response
Please refer to plans Lv3846 for the above information.
6Lot 2 Waterloo Road Yarragon – Planning Application Report April 2021
6 Design and Development Overlay (DDO5)
Figure 4: Map 1 to Schedule DDO5
Purpose
To implement the Municipal Planning Strategy and the Planning Policy Framework.
To identify areas which are affected by specific requirements relating to the design and built form of
new development.
Building and works
Permit requirement
A permit is required to:
Construct a building or construct or carry out works. This does not apply: – If a schedule to this
overlay specifically states that a permit is not required. – To the construction of an outdoor
swimming pool associated with a dwelling unless a specific requirement for this matter is
specified in a schedule to this overlay.
Construct a fence if specified in a schedule to this overlay.
Buildings and works must be constructed in accordance with any requirements in a schedule to
this overlay. A schedule may include requirements relating to:
Building setbacks.
Building height.
Plot ratio.
Landscaping.
Any other requirements relating to the design or built form of new development.
7Lot 2 Waterloo Road Yarragon – Planning Application Report April 2021
A permit may be granted to construct a building or construct or carry out works which are not in
accordance with any requirement in a schedule to this overlay, unless the schedule specifies
otherwise.
Permit requirement as stated in Schedule DDO5:
A permit is required to construct a building or carry out works.
This does not apply to:
Construction or carrying out the following within a Commercial Zone:
– The installation of an automatic teller machine.
– An alteration to an existing building facade provided:
The alteration does not include the installation of an external roller shutter.
At least 80 per cent of the building facade at ground level is maintained as an entry or window
with clear glazing.
A permit may be granted for buildings and works that do not accord with the requirements of this
schedule provided the design objectives of this schedule and the outcomes in Table 1 are satisfied.
New development and alterations to existing buildings should address the design requirements and
outcomes specified for in Table 1 to this schedule.
Schedule – DDO5
Yarragon Township Character
Precinct 3 - Industrial
Design Objectives
To encourage high quality building design that provides an attractive and articulated form when
viewed from the Princes Highway.
To ensure that development is of a low-rise scale and design that is compatible with the streetscape
character of the town.
To ensure that building setbacks provide adequate space for landscaping.
To ensure that pedestrian routes, streets, footpaths, open spaces and other public spaces are
overlooked by buildings.
To promote active frontages to streets, walkways and public spaces.
To ensure that signs are used for business identification purposes rather than product advertising
and that signs do not dominate or detract from the visual amenity, rural character or identity of the
town.
Design Requirements and Objectives to be achieved
Refer to Figure 5 for Table 1 of DDO5
Design category & Outcomes to be achieved Response
Building Height and Setbacks The scale-built character of the town is respected
Building height retains a harmonious skyline with the maximum two storey height of the
when viewed from the Princes Highway and proposed development, with the exception of
public places. the parapets of the warehouse being over 9m in
Industrial development interacts appropriately height, in order to hide the roof lines behind. The
with adjoining uses. warehouse has a side wall height of over 9m to
ensure that an overhead crane can be installed.
The parapet to the warehouse is curved high to
create an architectural feature which ties in with
the office design.
The proposed building is setback more than 7m
from the street, to enable appropriate car
parking and landscaping.
There is a large industrial building on the
property adjacent to the west, and a slightly
smaller industrial building on the property to the
8Lot 2 Waterloo Road Yarragon – Planning Application Report April 2021
east, both of which face the Princes Highway.
The proposal’s roofline would integrate well with
these and ensure that a harmonious skyline is
retained when viewed from the Princes Highway.
Building appearance Other buildings within the Yarragon industrial
High architectural quality area include steel portal frame sheds/buildings
Building design retains a harmonious skyline with gables and/or parapets to front facades;
when viewed from the Princes Highway. some being standalone sheds, and some with
Design and choice of materials should be adjoining offices. Colours vary from blue, to grey
reflective of the Yarragon architecture in the and cream. The architectural style is very basic,
Yarragon industrial area. economical, and industrial, and all buildings are
Building elements are integrated into the overall of similar heights.
building form and facade design. This proposal encompasses an industrial look
within the warehouse; matching style (pitched
roofs), heights and colours of the Yarragon
industrial area, while introducing some
architectural elements; in the curve of the
warehouse parapet and office building, and use
of modern colours, materials and glazing. These
elements ensure a high quality presentation of
the front facade from the street; and introduce a
more modern and enhanced industrial style –
adding value to the precinct.
Bins are to be located at the side of the property,
and screened from the street.
Public/private interface There is minimal pedestrian traffic in this area as
Buildings contribute to enhanced pedestrian there are no footpaths. Pedestrian traffic will be
safety. localised to the car park.
Building frontages provide for natural The setbacks of the building, the open carpark,
surveillance and security of public spaces. open style fencing, open portico and low
Development clearly connected to public spaces. landscaping ensure that the building frontages
Development to provide comfort and amenity to provide for natural surveillance and security of
pedestrians. these spaces when viewed from the street.
The car park and low landscaping ensure
appropriate integration to the nature strip and
street.
The colour design and integrated roller doors of
the long side wall of the warehouse, ensures this
walls is not “blank” when viewed from the street.
Vehicle access and parking A small number of car parks are provided within
Vehicle movements and connections within the the front setback of Waterloo Road, however
development and the street network are landscaping has been provided around the
convenient, safe and efficient with minimal visual perimeter. The large depth of the nature strips
impact on the streetscape and adjoining public on Waterloo Road and Cemetery Road also
spaces. ensure the carpark has minimal visual impact on
the streetscape. The remainder of the car parks
are provided on the side street, also with
perimeter landscaping.
Wide crossovers to Waterloo Road enable trucks
and vehicles to enter and exit the lot safely.
The crossovers on Cemetery Road are also wide
to enable safe vehicle movements.
Parking areas will be clearly and appropriately
signed.
9Lot 2 Waterloo Road Yarragon – Planning Application Report April 2021
Signage Business identification signs are to be displayed
Signage is integrated into the design of the on the building’s front façade and side wall and
building facade, surrounding streetscape and will be of appropriate size as to not dominate the
landscape setting. façade. They will clearly indicate the building
name/business.
Landscaping The lot has appropriate low line landscaping to
Landscaping is integrated with the design of the reduce the amount of hard surface area on the
development. lot, while ensuring integration of the building to
the car park, and the car park to the nature
strips, and also allowing security and surveillance
of these spaces from the street. There will be a
canopy tree in the front landscaping.
10Lot 2 Waterloo Road Yarragon – Planning Application Report April 2021
Figure 5: Table 1 of DDO5
11Lot 2 Waterloo Road Yarragon – Planning Application Report April 2021
7 Development Contributions Plan Overlay
Purpose
To implement the Municipal Planning Strategy and the Planning Policy Framework.
To identify areas which require the preparation of a development contributions plan for the purpose
of levying contributions for the provision of works, services and facilities before development can
commence.
Development contributions plan
A permit must not be granted to subdivide land, construct a building or construct or carry out works
until a development contributions plan has been incorporated into this scheme.
This does not apply to the construction of a building, the construction or carrying out of works or a
subdivision specifically excluded by a schedule to this overlay.
A permit granted must:
- Be consistent with the provisions of the relevant development contributions plan.
- Include any conditions required to give effect to any contributions or levies imposed,
conditions or requirements set out in the relevant schedule to this overlay.
Response
The proposed site falls within Area 48 of the Baw Baw Shire Development Contributions Plan, and is
subject to the Business Levy, however the Business Levy for Area 48 is $0.00, as per the schedule for
DCPO1.
8 Clause 52.06 Car Parking
Purpose
To ensure that car parking is provided in accordance with the Municipal Planning Strategy and the
Planning Policy Framework.
To ensure the provision of an appropriate number of car parking spaces having regard to the demand
likely to be generated, the activities on the land and the nature of the locality.
To support sustainable transport alternatives to the motor car.
To promote the efficient use of car parking spaces through the consolidation of car parking facilities.
To ensure that car parking does not adversely affect the amenity of the locality.
To ensure that the design and location of car parking is of a high standard, creates a safe
environment for users and enables easy and efficient use.
Scope
Clause 52.06 applies to:
a new use
Provision of car parking spaces
Before:
a new use commences…
the number of car parking spaces required under Clause 52.06-5 or in a schedule to the Parking
Overlay must be provided to the satisfaction of the responsible authority in one or more of the
following ways:
on the land;
or in accordance with a permit issued under Clause 52.06-3
Permit Requirement
A permit is required to:
12Lot 2 Waterloo Road Yarragon – Planning Application Report April 2021
Reduce (including reduce to zero) the number of car parking spaces required under Clause
52.06-5 or in a schedule to the Parking Overlay.
Provide some or all of the car parking spaces required under Clause 52.06-5 or in a schedule
to the Parking Overlay on another site.
Provide more than the maximum parking provision specified in a schedule to the Parking
Overlay.
A permit is not required if a schedule to the Parking Overlay specifies that a permit is not required
under this clause.
A permit is not required to reduce the number of car parking spaces required for a new use of land if
the following requirements are met:
The number of car parking spaces required under Clause 52.06-5 or in a schedule to the
Parking Overlay for the new use is less than or equal to the number of car parking spaces
required under Clause 52.06-5 or in a schedule to the Parking Overlay for the existing use of
the land.
The number of car parking spaces currently provided in connection with the existing use is
not reduced after the new use commences.
Number of car parking spaces required under Table 1
Warehouse:
2 To each premises
1.5 To each 100 sq m of net floor area
Office:
3.5 To each 100 sq m of net floor area
Response
Warehouse (2349m2): 2 + 35 = 37 car park spaces.
Office (220m2): 7 car park spaces.
Total: 44 car park spaces required. 24 car park spaces provided.
Total waiver of: 20 car park spaces.
2 disabled car park spaces provided.
Where accessway is more than 6.4m, all 90 degree angle parks are 2.6m x 4.9m.
Where accessway is 5.2-5.8m, all 90 degree angle parks are 3.0m x 4.9m.
Parallel parks are 2.3m x 6.7m.
9 Clause 52.05 Signs
Purpose
To regulate the development of land for signs and associated structures.
To ensure signs are compatible with the amenity and visual appearance of an area, including the
existing or desired future character.
To ensure signs do not contribute to excessive visual clutter or visual disorder.
To ensure that signs do not cause loss of amenity or adversely affect the natural or built environment
or the safety, appearance or efficiency of a road.
Application Requirements
As stated in Schedule DDO5:
Sign requirements are at Clause 52.05, Category 1 – Commercial Areas for land in the C1Z, B1Z, C2Z
and B4Z and Category 2 – Office and Industrial for land in the Industrial 1 Zone. The following signs
are strongly discouraged:
Promotion sign
Pole sign
13Lot 2 Waterloo Road Yarragon – Planning Application Report April 2021
Reflective sign
Illuminated sign
Fence sign
Signs protruding above the parapet or roof line
An application must be accompanied by the following information, as appropriate:
Site context
A site context report, using a site plan, photographs or other methods to accurately describe:
– The location of the proposed sign on the site or building and distance from property
boundaries.
– The location and size of existing signage on the site including details of any signs to be
retained or removed.
– The location and form of existing signage on abutting properties and in the locality.
– The location of closest traffic control signs.
– Identification of any view lines or vistas that could be affected by the proposed sign.
Sign details
The location, dimensions, height above ground level and extent of projection of the
proposed sign.
The height, width, depth of the total sign structure including method of support and any
associated structures such as safety devices and service platforms.
Details of associated on-site works.
Details of any form of illumination, including details of baffles and the times at which the sign
would be illuminated.
The colour, lettering style and materials of the proposed sign.
The size of the display (total display area, including all sides of a multi-sided sign).
The location of any logo box and proportion of display area occupied by such a logo box.
For animated or electronic signs, a report addressing the decision guidelines at Clause 52.05-
8 relating to road safety.
Any landscaping details.
Signs with a display area of 18 square metres or more
For a sign with a display area of 18 square metres or more:
– A description of the existing character of the area including built form and landscapes.
– The location of any other signs over 18 square metres, or scrolling, electronic or animated
signs within 200 metres of the site.
– Any existing identifiable advertising theme in the area.
– Photo montages or a streetscape perspective of the proposed sign.
– Level of illumination including:
Lux levels for any sign on or within 60 metres of a Road Zone or a residential zone or public
land zone.
The dwell and change time for any non-static images.
– The relationship to any significant or prominent views and vistas.
Category 2 – Office and Industrial
Purpose
To provide for adequate identification signs and signs that are appropriate to office and industrial
areas.
Section 1 - Permit not required
Business identification sign - The total display area of all signs to each premises must not exceed 8
sqm. This does not include a direction sign.
Section 2 - Permit required
Any sign not in Section 1
Response
The building will have 2 ‘business identification’ signs. One to be displayed on the main office
building’s front façade facing Waterloo Road, and the other to be above the roller door on the east
14Lot 2 Waterloo Road Yarragon – Planning Application Report April 2021
façade, facing Cemetery Road. Each sign will be no more than 4 sqm, equating to a total of 8 sqm
maximum. Refer to the Elevations (Lv3846-004) for the distance from the signs to the property
boundaries.
The sign is to look like the above image. It is to sit flat against the façade material and will not
protrude out; to be fixed directly to the façade material. There is to be no illumination of the sign.
The sign is to be printed onto sheet metal or similar flat all-weather material.
There are no existing signs on the property. The closest road signs are at the entrance to the
roundabout on both Waterloo Road and Cemetery Road (“Roundabout” and “Keep Left” signs).
There are no other road signs in the vicinity.
10 Application for removal of trees in nature strip
In order to place the crossovers where requested, a small number of trees within public property
(nature strips) is requested to be removed. These trees are (as shown on site plan Lv3846-2B).
Within nature strips:
1, 2, & 5. Queensland Peppermint tree, Eucalyptus exserta (native).
15Lot 2 Waterloo Road Yarragon – Planning Application Report April 2021
View of trees 1-5 from roundabout of Waterloo Road and Cemetery Road.
Three native trees will be replanted within the nature strip (as shown on site plan Lv3846-2B) to replace
those trees removed.
11 Conclusion
This application outlines the proposal for the construction of an industrial building at (Lot 2) Waterloo
Road, Yarragon.
Each relevant regulation/policy has been appropriately responded to and it is of our opinion that the
development will be respectful of and beneficial to the precinct. We believe the development will
increase the value and enhance the character of the precinct; demonstrating that the Yarragon
Industrial Precinct is a valuable and significant part of the town.
12 Photos
16Lot 2 Waterloo Road Yarragon – Planning Application Report April 2021
Photo 1: View to north from east side of proposed site
Photo 2: View to north-west from east side of proposed site
17Lot 2 Waterloo Road Yarragon – Planning Application Report April 2021
Photo 3: View to west from east side of proposed site
Photo 4: View to west from east side of proposed site
18Lot 2 Waterloo Road Yarragon – Planning Application Report April 2021
Photo 5: View to south - south-west from east side of proposed site
Photo 6: View to south-east side of proposed site
19Lot 2 Waterloo Road Yarragon – Planning Application Report April 2021
Photo 7: View of the site to the south-west from the north-east corner of property.
Photo 8: View of the Waterloo Road nature strip to the west, from the south-east corner of the
property.
20Lot 2 Waterloo Road Yarragon – Planning Application Report April 2021
Photo 9: View of Cemetery Road to the north from the roundabout.
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