Brimbank Industrial Design Guidelines

Adopted August 2021

Our industrial precincts play an important role across state, regional and local economies.

The draft Guidelines aims to:

  • improve the amenity and environmental efficiency of our industrial areas
  • provide guidance and an evaluation tool for all new use and development in these areas.

We want feedback from anyone with an interest in our industrial areas, including:

  • occupiers
  • residents
  • landowners
  • business owners
  • community groups
  • industry professionals
  • Government agencies.

The draft Guidelines relates to land use planning and development. So your feedback needs to be about what Council controls through the planning process.

Renewal of industrial areas through these guidelines is not only the responsibility of private owners and operators. Both Council and State agencies have a role to play as they own and manage land and are responsible for some infrastructure and service delivery.

Examples of changes in the draft guidelines

  • reduced setback requirements in some areas
  • reduced height restrictions in some areas
  • greater emphasis on tree planting and canopy coverage
  • delivery of outdoor spaces for use of employees during personal breaks
  • Environmental Design
  • Water Sensitive Urban Design.

The draft Guidelines include guidance and direction for all industrial areas except:

  • Brooklyn which is guided by the Brooklyn Evolution Strategy
  • Design and Development Overlay Schedule 11 in the Brimbank Planning Scheme.

The draft Guidelines are not retrospective and will only come into effect when:

  • proposing to subdivide land
  • new use or development that triggers a planning permit.

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 need more features but the benefit of a modernised and desirable development, and associated economic uplift is expected to outweigh any extra costs.

The draft Guidelines are expected to provide the following extra benefits:

  • consolidates Council’s expectations in one easy to use guide. Making the design stage more transparent and simple 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
  • Tullamarine

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.
outline map of Brimbank muinicipality with colours sections indicating industrial locations and their estate names.