Brimbank’s industrial precincts play an important role across state, regional and local economies.
The draft Guidelines seek to improve the overall amenity and environmental efficiency of Brimbank’s industrial areas, providing guidance and an evaluation tool for all new use and development in these areas.
Council is seeking feedback from any member of the community who has an interest in Brimbank’s industrial areas. This may include landowners, occupiers, business owners, industry professionals, Government agencies, community groups and residents.
The draft Guidelines have been prepared using existing Council policy and specifically relates to land use planning and development. This means that feedback being sought is specific to matters that Council can control through the planning process.
Some examples of changes you will find in the draft design guidelines
- Reduced setback requirements in some areas
- Reduced height restrictions in some areas
- Greater emphasis on tree planting and canopy coverage
- The delivery of outdoor spaces for use of employees during personal breaks
- Environmental Design and Water Sensitive Urban Design.
Renewal of industrial areas through these guidelines is not only the responsibility of private owners and operators. Given Council and State agencies both own and manage land within industrial areas, and are responsible for some infrastructure and service delivery, they have a role to play also.
The draft Guidelines include guidance and direction for all industrial areas except in Brooklyn which is guided by the Brooklyn Evolution Strategy and the Design and Development Overlay Schedule 11 (DDO11) in the Brimbank Planning Scheme.
The draft Guidelines are not retrospective, and will only come into effect when proposing to subdivide land, or apply for any new use or development that triggers a planning permit.
Importantly the draft Guidelines have been prepared using existing Council standards and adopted planning policy, in some cases demonstrating how to deliver them on the ground. In some industrial areas they may reduce expectations in design from what is already required through existing design documents. In other areas they may require additional features however the benefit of a modernised and desirable development, and associated economic uplift is expected to outweigh any additional costs.
The draft Guidelines are expected to provide the following additional benefits:
- Consolidates Council’s expectations in one easy to use guide, making the design stage more transparent and simple, potentially resulting in less changes to development plans and less time spent negotiating outcomes.
- Supports the renewal of older industrial areas by providing guidance on how to modernise in line with current market expectations.
- Over time potentially increases desirability and economic performance of industrial precincts.
- Improves the presentation, amenity, operation and environmental performance of industrial precincts.
Some industrial land is located in an area that already has a set of design guidelines, or has a restriction or covenant on title which sets out design guidelines.
The aim is that the draft Guidelines will supersede previous guidelines and restrictions in order to provide a single, simple, clear and consistent vision for industrial development throughout the entire municipality.
Design guidelines listed on title as a restriction or referred to in a Section 173 Agreement or covenant may require removal via a separate process before the new guidelines can take effect. Areas that may require this process:
- Translink Business Estate Stage 5
- Proximity Industrial Estate
- Paramount Industrial Estate
- Parts of Sunshine West, west of Fairbairn Road
Where there is no restriction as described above, the new design guidelines if adopted would supersede any previous estate guidelines. The following estates are in this category:
- Derrimut Park Industrial Estate
- Gilbertsons Industrial Estate
- Glengala Industrial Estate
- North Sunshine Industrial Precinct
- Key West Place Industrial Precinct
- Translink Business Park (all except Stage 5)
- West Park Industrial Estate
- Parts of Sunshine West.