29 march 2018 planning panels victoria - amazon s3
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Level 10 114 William Street Melbourne | GPO Box 1466 Melbourne VIC 3001 Australia | DX 636 Melbourne T +61 3 9608 2000 | F +61 3 9608 2222 cornwalls.com.au | A limited partnership ABN 19 738 311 557
29 March 2018
YOUR REFERENCE OUR REFERENCE DLK:1042233:M:D4675082
Ms Andrea Harwood Planning Panels Victoria and All parties according to the distribution list Email: [email protected] Bcc: All parties according to the distribution list
Dear All
PLANNING REVIEW PANEL - FISHERMANS BEND PRECINCT OUR CLIENT: HANSON CONSTRUCTION MATERIALS PTY LTD We confirm that we continue to act for Hanson Construction Materials Pty Ltd in relation to the above matter.
Please find attached expert report of Mr Henry Turnbull from Traffix Group Pty Ltd in relation to traffic engineering assessment.
We note that the expert report of Mr David Barnes of Hansen Partnership Pty Ltd in relation to strategic planning is not available for circulation today. We anticipate that the report will be available for circulation as soon as possible after Easter and in any event prior to 6 April 2018. We apologise to the panel for any inconvenience.
Yours sincerely
Cornwall Stodart
Dean Katz
Partner
[email protected] Direct 03 9608 2253 | Mobile 0413 497 225
Enclosure(s)
- -
Fishermans Bend Ministerial Advisory Committee – 213 Boundary Street, Port Melbourne (Hanson)
Planning Panels Victoria
Committee Hearing Date: Thursday 17th May, 2018
Report Date: 27th March, 2018
Prepared For: Hanson Construction Materials Pty Ltd Instructed By: Cornwall Stodart Lawyers
STATEMENT TO THE FISHERMANS BEND MINISTERIAL ADVISORY COMMITTEE BY HENRY
TURNBULL, TRAFFIC ENGINEER
Fishermans Bend Ministerial Advisory Committee – GC81 213 Boundary Street, Port Melbourne
G24586R-01B
Traffic Engineering Assessment
Fishermans Bend Ministerial Advisory Committee – GC81 213 Boundary Street, Port Melbourne (Hanson)
Document Control
Issue No. Type Date Prepared By Approved By
A Initial Issue 23/03/2018 J. Place/H. Turnbull H. Turnbull
B Advisory Committee 27/03/2018 J. Place/H. Turnbull H. Turnbull
Traffix Template Version 1.0 – May, 2015
Our Reference: G24586R-01B
Fishermans Bend Ministerial Advisory Committee – GC81 213 Boundary Street, Port Melbourne
G24586R-01B Page i
Table of Contents
1 Introduction ........................................................................................................................ 1
2 Qualifications and Experience .............................................................................................. 1
3 Summary of Opinions .......................................................................................................... 1
4 Background ......................................................................................................................... 3
5 Submission ......................................................................................................................... 3
6 The Subject Site .................................................................................................................. 4
6.1 Site Locality ................................................................................................................................... 4
6.2 Existing Road Network .................................................................................................................. 5
7 Amendment GC81 ............................................................................................................... 6
8 Fishermans Bend Framework .............................................................................................. 8
9 Opinions ........................................................................................................................... 11
9.1 Need for 12 metre wide road adjacent to the freeway .............................................................. 11
9.2 Need for a 12 metre wide road along the north-west site boundary ........................................ 13
9.3 Permit Trigger for Road Creation ................................................................................................ 14
9.4 Access to the Site ........................................................................................................................ 15
10 Conclusions ....................................................................................................................... 16
List of Appendices
Appendix A: Practice Note – PNVCAT2 Expert Evidence
Appendix B: CV – Henry Turnbull
Fishermans Bend Ministerial Advisory Committee – GC81 213 Boundary Street, Port Melbourne
G24586R-01B Page 1
1 Introduction
I have been retained by Cornwall Stodart Lawyers on behalf of Hanson Construction Materials Pty Ltd
(Hanson) to undertake traffic engineering assessments and to prepare an evidence statement in
relation to the planning scheme changes proposed under Planning Scheme Amendment CG81 affecting
Hanson’s concrete batching plant located at 213 Boundary Street in Port Melbourne.
In preparing this report, I have relied upon the facts, matters and assumptions detailed in Appendix A.
2 Qualifications and Experience
Appendix A contains a statement setting out my qualifications and experience, and the other matters
raised by “Planning Panels Victoria – Planning Panels – Expert Evidence”.
Appendix B contains my CV.
3 Summary of Opinions
Having inspected the site, perused relevant documents and plans and undertaken traffic engineering
assessments, I am of the opinion that:
a) the Hanson site enjoys existing use rights, is an essential and central component of Hanson’s
business and provides an important resource for constructing towers, tramways and road repair
works within Fishermans Bend and the CBD having regard to the short “shelf life” and critical
nature of short delivery times for the product, and accordingly its operations should be facilitated
at the site in the foreseeable future,
b) the requirement for roads on the subject site equates to approximately 50% of the site area which
is excessive and unjustified in the event of a change of use,
c) sufficient and suitable access in accordance with the objectives of the draft Framework is available
to the subject site from Boundary Street noting that Boundary Street is not located within an
activity core, and is not on a dedicated public transport route or a strategic cycling corridor,
d) sufficient and suitable access is available to the properties located at 1 Rogers Street, 223-235
Boundary Street and 310-324 Ingles Street from the existing street network (including Rogers
Street and Boundary Street),
e) having regard to c) and d) above, the proposed 12 metre road adjacent to the northern side of
the West Gate Freeway between Boundary Street and Ingles Street is not required for access or
traffic circulation purposes and should be deleted from Map 2 of the proposed CCDZ – Schedule
4 to Clause 37.04 (Melbourne Planning Scheme) and also from relevant plans and diagrams within
the draft Fishermans Bend Framework,
f) having regard to c) and d) above, the proposed 12 metre road adjacent to the north-west
boundary of the site is not required for access or traffic circulation purposes and should be deleted
from Figure 20 of the Fishermans Bend Framework,
Fishermans Bend Ministerial Advisory Committee – GC81 213 Boundary Street, Port Melbourne
G24586R-01B Page 2
g) the proposed road closures do not adversely impact on the current delivery route(s) to the site,
and
h) potential future works such as streetscape works within Boundary Street or Rogers Street or rail
construction across Rogers Street should take into account the need to maintain suitable access
to the Hanson site for the largest delivery vehicles.
Fishermans Bend Ministerial Advisory Committee – GC81 213 Boundary Street, Port Melbourne
G24586R-01B Page 3
4 Background
Hanson operates a concrete batching plant at 213 Boundary Street in Port Melbourne (the site). The
site is located within the Fishermans Bend Precinct, more specifically in the Lorimer Precinct, within
the City of Melbourne.
The concrete batching plant was purchased by Pioneer Concrete (now known as Hanson Construction
Materials Pty Ltd) in 1992.
The site is currently producing concrete at its capacity, being approximately 100,000 cubic metres per
annum. The demand for ready-mixed concrete in inner Melbourne has increased dramatically in
recent years, and plans are underway to increase the capacity of the plant to 160,000 cubic metres per
annum.
I understand that the Port Melbourne Concrete Plant (the site) is an integral and essential part of
Hanson’s network of concrete production facilities across the Melbourne metropolitan area. Notably,
concrete has a relatively short shelf life in the vehicle before it “goes off” or hardens, and the location
of the site allows for manufacture of concrete close to the CBD (and developments within the
Fishermans Bend Urban Renewal Area) with minimal transport time between production and use.
Hanson has advised that increasingly with traffic delays across Metropolitan Melbourne, more and
more concrete is wasted as a consequence of delivery times exceeding the life of the concrete,
requiring the material to need to be dumped at concrete recyclers, which drives up the cost to
customers through overall higher prices and project delays.
5 Submission
Hanson made a submission to the Fishermans Bend Planning Review Panel dated 11th December 2017,
as follows:
Hanson supports the development of a strategic planning framework for Fishermans Bend that
leverages off the natural commercial advantage of port access close to the CBD with the existing
and emerging Employment Precinct that operates in conjunction with the identified residential
and missed use precincts.
Hanson operate the concrete batch plant located on Boundary Street, Port Melbourne. The site is
a key strategic location for Hanson supplying infrastructure and multi-rise projects within the
Melbourne CBD and bayside suburbs. Due to the perishable nature of the product concrete needs
to be located within close proximity to market, this is even more critical with the high specification
concrete used in high rise and infrastructure work.
It is requested consideration be given to allow the concrete plans located within the ‘Lorimer’
precinct to continue to operate under existing conditions delivering the infrastructure needs
identified within this framework and other planned works under the Melbourne 2050 vision.
Relocating the site will have a significant adverse environmental impact, increase project costs in
the CBD and have a substantial commercial impact to Hanson that we reserve our right to recover.
Fishermans Bend Ministerial Advisory Committee – GC81 213 Boundary Street, Port Melbourne
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6 The Subject Site
6.1 Site Locality
The site is located on the west side of Boundary Street adjacent to the West Gate Freeway, as shown
in the locality plan at Figure 1 below.
Figure 1: Locality Plan
The site has an area of approximately 4,220m2 and a frontage to Boundary Street of approximately 72
metres. Access to the site is currently provided via three crossovers as follows:
Gate 1 (northern crossover) is approximately 5.0 metres wide,
Gate 2 (central crossover) is approximately 6.8 metres wide and provides access for cement
tankers only, and
Gate 3 (southern crossover) is approximately 6.0 metres wide.
Median breaks are provided on Boundary Street at all of the access points, allowing for right turns in
at each location.
An aerial view of the site and surrounds is shown in Figure 2 below.
Subject Site
Fishermans Bend Ministerial Advisory Committee – GC81 213 Boundary Street, Port Melbourne
G24586R-01B Page 5
Figure 2: Aerial View
6.2 Existing Road Network
Boundary Street is a local access street within an historically industrial precinct. Boundary Street
comprises three sections, truncated at the West Gate Freeway and at the Port Melbourne light rail
reservation. The subject site is located at the southern end of the northern section of Boundary Street,
which extends approximately 220 metres in a southeast direction from Rogers Street, terminating at
the West Gate Freeway.
It is constructed with a 22.5 metre (approx.) seal kerb-to-kerb, which includes two 9.0 metre wide
carriageways separated by a 4.5 metre wide median, within a 30 metre road reservation.
Unrestricted kerbside parallel parking is permitted on both sides.
Full directional access is permitted to Boundary Street at Roger Street, and also at the Roger
Street/Lorimer Street intersection. Lorimer Street provides two traffic lanes in each direction and
forms part of the arterial road network, with access to the West Gate Freeway available at both ends
of Lorimer Street (via the Todd Road and Montague Street interchanges).
Subject Site
Fishermans Bend Ministerial Advisory Committee – GC81 213 Boundary Street, Port Melbourne
G24586R-01B Page 6
7 Amendment GC81
Amendment GC81 seeks to introduce a number of planning controls into the Melbourne and Port
Phillip Planning Schemes. Amendment CG81 essentially seeks to implement the provisions of the
Fishermans Bend Framework and the Fishermans Bend Vision, and proposes to:
update the schedule to the Capital City Zone,
update the Schedule to the Design and Development Overlay, and
apply the Parking and Environmental Audit Overlays.
The two primary changes sought to be introduced as a result of implementing the provisions of the
Fishermans Bend Framework and the Fishermans Bend Vision which potentially affect the subject site
are as follows:
creation of a new 12 metre wide road reservation across the southern portion of the Hanson site
and a new 12 metre wide road within the site adjacent to the northern boundary, and
changes to roads providing access to the site, including closure of part of Turner Street,
introduction of a future tram route across Boundary Street and reduced traffic lane widths for key
routes providing access to the site (to provide space within existing road reservations to prioritise
pedestrian and cycle facilities).
Clause 21.13-3 of the Melbourne Planning Scheme is proposed to be amended to address the
objectives of the Fishermans Bend Framework specifically in relation to the Lorimer Precinct.
Under the “Transport” sub-heading, the amended Clause 21.13-3 includes:
Support the creation of the northern tram route along Turner Street and Lorimer Street providing
direct, high frequency public transport connection to Docklands and the central city.
Support the creation of new or upgraded bridges over the Freeway at Ingles Street and Graham
Street to provide public transport, bike and pedestrian access to Sandridge.
Under the “Infrastructure” sub-heading, the amended Clause 21.13-3 includes:
Support Turner Street closure and widening to create a new Linear Parkway along the tram route,
and creating a green link to the new Lorimer West Open Space, and additional green link
connecting to new open space at intersection of Hartley and Lorimer Streets.
Support a network of new streets and laneways to transform the existing industrial scale blocks
into a walkable neighbourhood.
Schedule 4 to Clause 37.04 Capital City Zone (Melbourne Planning Scheme) is proposed to include the
following permit requirements under Section 4.0 (Buildings and works):
A permit must not be granted to construct a building or construct or carry out works where the
provision for any new streets, laneways, or public open space generally in accordance with Map 2
and Map 3 is not provided.
The proposed “Map 2” is shown below.
Fishermans Bend Ministerial Advisory Committee – GC81 213 Boundary Street, Port Melbourne
G24586R-01B Page 7
Figure 3: CCZ4 – Map 2: Street & Laneway Layout
Map 2 shows the proposed 12 metre road along the southern boundary of the site.
Map 3 is open space layout, and doesn’t affect the site.
These issues are addressed in detail in the body of my evidence.
Subject Site
Fishermans Bend Ministerial Advisory Committee – GC81 213 Boundary Street, Port Melbourne
G24586R-01B Page 8
8 Fishermans Bend Framework
The Fishermans Bend Draft Framework provides a long term strategic plan for the development of the
five Fishermans Bend precincts to 2050.
Figure 4 below shows the proposed road hierarchy, as detailed in Figure 6 of the Fishermans Bend
Draft Framework.
Figure 4: Fishermans Bend Draft Framework – Proposed Road Hierarchy
Figure 4 indicates the following:
Ingles Street will continue to be classified as a collector road.
Lorimer Street will be classified as an arterial road.
Turner Street will be closed between CityLink and Ingles Street.
Hartley Street will be closed.
A new network of local streets is proposed, including an east-west local street extending across
the southern boundary of the site, passing under Ingles Street, looping around at CityLink and
connecting to the end of Rogers Street.
The draft Framework is structured around eight sustainability goals identified in the Vision.
Sustainability Goal 1 is … “a connected and liveable community”. Objective 1.4 is to … “create a street
network that prioritises walking and cycling while still facilitating vehicle access”, and includes the
following strategies:
1.4.1 Introduce an expanded street network through the creation of new streets and laneways that
provide vehicular access to all properties, as illustrated in figure 8.
1.4.2 Design street networks to reduce conflicts between modes of transport.
1.4.3 Ensure properties on streets in activity cores, dedicated public transport routes and strategic
cycling corridors are accessed from streets and laneways off this core network to prioritise
safety and movement flow.
1.4.4 Provide rear access to properties on streets in activity cores, dedicated public transport routes
and strategic cycling corridors to prioritise safety and movement flow.
Subject Site
Fishermans Bend Ministerial Advisory Committee – GC81 213 Boundary Street, Port Melbourne
G24586R-01B Page 9
Figure 5 below shows the relevant part of ‘figure 8’ of the draft Framework, as referred to in strategy
1.4.1.
Figure 5: Fishermans Bend Draft Framework – Road Network
(extract from Figure 8)
The above road network plan identifies a 12 metre wide road required along the southern boundary
of the subject site, consistent with the requirement proposed to be introduced under Schedule 4 to
the Capital City Zone (CCZ) via Amendment GC81.
Figure 6 below shows the more detailed proposal set out in the draft Framework under the “Delivering
Lorimer” sub-heading.
Fishermans Bend Ministerial Advisory Committee – GC81 213 Boundary Street, Port Melbourne
G24586R-01B Page 10
Figure 6: Fishermans Bend Draft Framework – Infrastructure Delivery in Lorimer
(extract from Figure 20)
Figure 6 shows that in addition to the proposed road along the southern boundary of the site, a new
12 metre wide road is also shown within the site, running adjacent to the northern site boundary, as
indicated by the dashed orange line.
Subject Site
Fishermans Bend Ministerial Advisory Committee – GC81 213 Boundary Street, Port Melbourne
G24586R-01B Page 11
9 Opinions
9.1 Need for 12 metre wide road adjacent to the freeway
CG81 seeks to introduce a 12 metre wide road adjacent to the freeway. Figure 7 below shows the
approximate extent of the proposed road within the subject site, as well as the potential impacts of a
secondary 12 metre wide road along the site’s north-western boundary as depicted in Figure 20 of the
draft Framework (infrastructure delivery in Lorimer).
Figure 7: Potential Road Reservation Impacts within Hanson Site
Figure 7 shows the following:
The existing plant is located predominantly within the proposed road reservation adjacent to the
freeway.
Under the proposed plan, the (reduced) site would be surround by roads on all sides, making the
site an “island”.
As previously noted, Hanson intends to operate the concrete batching plant into the foreseeable
future, to service the concrete supply needs for projects in the CBD, other inner city locations and in
the Fishermans Bend renewal area.
However, even at such time that the site is redeveloped in accordance with the draft Framework, it is
submitted that the proposed 12 metre wide road along the southern boundary of the site is not
required.
Notably, there does not appear to be any justification provided within the material which supports the
inclusion of the proposed road.
Approx. extent of 12m road reservation
Subject Site
Approx. extent of
secondary 12m road
reservation
Existing Plant
Fishermans Bend Ministerial Advisory Committee – GC81 213 Boundary Street, Port Melbourne
G24586R-01B Page 12
Within the draft Framework, the proposed strategies to achieve Sustainability Goal 1 include the
following:
1.4.3 Ensure properties on streets in activity cores, dedicated public transport routes and strategic
cycling corridors are accessed from streets and laneways off this core network to prioritise
safety and movement flow.
1.4.4 Provide rear access to properties on streets in activity cores, dedicated public transport routes
and strategic cycling corridors to prioritise safety and movement flow.
The subject site and properties to the west (between Boundary Street and Ingles Street) are neither
located within an activity core, nor are they on a dedicated public transport route or a strategic cycling
corridor1. Accordingly, there is no justification within the draft Framework to suggest that access to
Boundary Street and Rogers Street is not appropriate.
Ingles Street has two adjacent carriageways which both provide for two-way traffic flow, including one
elevated carriageway which crosses the West Gate Freeway and a parallel carriageway on the west
side of the elevated road, which provides property access. Accordingly, I see no reason why Map 2
could not be modified as shown in Figure 8 below. Figure 8 also shows where property access is
available for the site and other properties affected by the proposed road network change.
Figure 8: Proposed Modification to Map 2 of the CCZ4
1 The Ingles Street flyover is a strategic cycling corridor, as is the proposed Turner Street closure, both of which
are identified under Map 2 of CCZ4 as streets where crossovers are not permitted.
Note: existing lower Ingles St carriageway
completes the loop here (adjacent to elevated
road) and there is no reason why direct property
access could not continue here.
Fishermans Bend Ministerial Advisory Committee – GC81 213 Boundary Street, Port Melbourne
G24586R-01B Page 13
The property access to Rogers Street and Boundary Street as shown by the red arrows in Figure 8 above
could either be direct crossovers or laneways with crossovers off the laneways depending on what
type of development is proposed.
9.2 Need for a 12 metre wide road along the north-west site boundary
Figure 20 of the draft framework (infrastructure delivery in Lorimer) shows that in addition to the
proposed road along the southern boundary of the site, a new 12 metre wide road is also potentially
required to be provided within the site, running adjacent to the northern site boundary, as indicated
by the dashed orange line (refer to Figure 6).
This road does not provide an access function for any other property other than the subject site, noting
that the adjacent property (223-235 Boundary Street) is required under the provisions of Figure 20 of
the draft framework (infrastructure delivery in Lorimer) to provide a similar 12 metre wide road
running parallel to Boundary Street and connecting to Rogers Street.
Furthermore, as previously noted, there is no justification within the draft Framework to suggest that
direct access to Boundary Street is not appropriate for the subject site and the adjacent property (223-
235 Boundary Street), given that Boundary Street is not located within an activity core, and is not on a
dedicated public transport route or strategic cycling corridor.
Accordingly, I am of the opinion that the “orange dashed” 12 metre wide road shown running
northeast to southwest within the subject site on Figure 20 of the draft framework (infrastructure
delivery in Lorimer) should be deleted from the plan as it is not required and unreasonably restricts
the future development of the subject site.
If the road has been included on the plan for the purposes of providing a “finer grain” laneway network
for pedestrian connectivity, I note that this objective can be achieved under the existing wording of
the framework, and does not require a 12 metre wide reservation, nor does it necessarily need to be
in the location shown.
Fishermans Bend Ministerial Advisory Committee – GC81 213 Boundary Street, Port Melbourne
G24586R-01B Page 14
9.3 Permit Trigger for Road Creation
If Map 2 of CCZ4 is not amended as recommended in Figure 8 to remove the 12 metre road
requirement within the site, the proposed wording for buildings and works permit triggers under CCZ4
is detrimental to the future operations of Hanson.
Notably, the existing concrete batching plant is currently operating at capacity (approximately 100,000
cubic metres per annum) and I understand that there is a desire to upgrade the plant to increase
production to approximately 160,000 cubic metres per annum. A permit will be required to undertake
the upgrade works. I understand that it is also proposed to improve the amenity impacts of the site at
the time of the upgrade, to reduce noise and dust emissions.
The proposed CCZ4 controls allow the concrete batching plant to continue to operate as it currently
does, and requires future proposed sensitive uses (residential, etc.) to design accordingly to minimise
the impacts.
However, the controls don’t take into account the importance of the concrete batching plant in
supplying materials for buildings and works in the CBD, other inner city locations and in the Fishermans
Bend renewal area, and the need for this facility to remain in its current location having regard to the
short “shelf life” and delivery times associated with the product.
The proposed wording of CCZ4 states … “A permit must not be granted to construct a building or
construct or carry out works where the provision for any new streets, laneways, or public open space
generally in accordance with Map 2 and Map 3 is not provided”.
Works to upgrade the existing plant to improve amenity may require a permit for building works, but
a permit application for building works would not be able to be granted under the proposed controls
unless provision is made for the 12 metre street within the site (along the southern boundary).
However much of the plant equipment that would be sought to be upgraded is located within the 12
metre setback from the southern boundary, as depicted in Figure 7, and accordingly it would not be
practical to comply with the permit requirement.
In order to rectify this issue, I believe Map 2 of CCZ4 (and associated maps within the draft Framework)
should be amended to remove the requirement for a 12 metre wide road adjacent to the West Gate
Freeway (north side) between Boundary Street and Ingles Street, noting that it is not required from a
traffic movement or property access perspective having regard to the objectives and strategies set out
in the draft Framework.
Fishermans Bend Ministerial Advisory Committee – GC81 213 Boundary Street, Port Melbourne
G24586R-01B Page 15
9.4 Access to the Site
Hanson has advised the following in relation to access requirements to the broader road network:
The aggregates used in the plant are delivered from Werribee, Brooklyn and Wollert.
Sand is delivered from Bacchus Marsh or Lang Lang.
Cement Australia has a cement silo in Lorimer Street (on the north side, between Salmon Street
and Hall Street) from which cement (powder) is supplied.
In the case of all of the above, the most direct access to the arterial road network is via Boundary
Street, the short northern section of Rogers Street, and Lorimer Street, with Lorimer Street (classified
as an arterial road – Road Zone Category 1) providing access to the freeway network both to the east
and to the west of the site.
The proposed road closures shown on Map 2 of the proposed CCZ4, i.e. Turner Street (between Ingles
Street and Graham Street) and Hartley Street (south of Lorimer Street) do no impact on the existing
delivery routes to/from the site.
However, Figure 20 of the draft Framework (infrastructure delivery in Lorimer) identifies a proposed
tram route which passes through both the Lorimer Street/Rogers Street and Rogers Street/Boundary
Street intersections (shown as project No.4 – refer to Figure 6 of my report). This infrastructure, as
well as works to construct it, have the potential to impact on the operations of Hanson’s site, and will
need to take into account the need to ensure Hanson trucks can continue to access the site during
construction and into the future.
I also note that Boundary Street currently has a road reservation width (30 metres) which is wider than
a standard local residential access street (typically 16 metres). Any future proposals for streetscape
works which have the potential to reduce the carriageway width to accommodate cyclists/increased
landscaping, etc., will need to be designed to ensure continued access to the Hanson site for the largest
vehicle type which requires access having regard to Hanson’s existing use rights and the intent to
continue to operate the concrete batching plant at the site for the foreseeable future. The same
applies to the northern section of Rogers Street between Boundary Street and Lorimer Street, to
ensure trucks accessing the site from the arterial road network can do so safely and efficiently.
Fishermans Bend Ministerial Advisory Committee – GC81 213 Boundary Street, Port Melbourne
G24586R-01B Page 16
10 Conclusions
Having inspected the site, perused relevant documents and plans and undertaken traffic engineering
assessments, I am of the opinion that:
a) the Hanson site enjoys existing use rights, is an essential and central component of Hanson’s
business and provides an important resource for constructing towers, tramways and road repair
works within Fishermans Bend and the CBD having regard to the short “shelf life” and critical
nature of short delivery times for the product, and accordingly its operations should be facilitated
at the site in the foreseeable future,
b) the requirement for roads on the subject site equates to approximately 50% of the site area which
is excessive and unjustified in the event of a change of use,
c) sufficient and suitable access in accordance with the objectives of the draft Framework is available
to the subject site from Boundary Street noting that Boundary Street is not located within an
activity core, and is not on a dedicated public transport route or a strategic cycling corridor,
d) sufficient and suitable access is available to the properties located at 1 Rogers Street, 223-235
Boundary Street and 310-324 Ingles Street from the existing street network (including Rogers
Street and Boundary Street),
e) having regard to c) and d) above, the proposed 12 metre road adjacent to the northern side of
the West Gate Freeway between Boundary Street and Ingles Street is not required for access or
traffic circulation purposes and should be deleted from Map 2 of the proposed CCDZ – Schedule
4 to Clause 37.04 (Melbourne Planning Scheme) and also from relevant plans and diagrams within
the draft Fishermans Bend Framework,
f) having regard to c) and d) above, the proposed 12 metre road adjacent to the north-west
boundary of the site is not required for access or traffic circulation purposes and should be deleted
from Figure 20 of the Fishermans Bend Framework,
g) the proposed road closures do not adversely impact on the current delivery route(s) to the site,
and
h) potential future works such as streetscape works within Boundary Street or Rogers Street or rail
construction across Rogers Street should take into account the need to maintain suitable access
to the Hanson site for the largest delivery vehicles.
I have made all the inquiries that I believe are desirable and appropriate and there are no matters of
significance which I regard as relevant which, to the best of my knowledge, have been withheld from
the Tribunal.
HENRY H TURNBULL, RFD
B.E.(Civil), M.I.E.Aust., M.I.T.E., F.V.P.E.L.A.
27th March, 2018
Fishermans Bend Ministerial Advisory Committee 213 Boundary Street, Port Melbourne
G24586R-01B
Appendix A: Practice Note – PNVCAT2
Expert Evidence
Fishermans Bend Ministerial Advisory Committee 213 Boundary Street, Port Melbourne
G24586R-01B
STATEMENT OF WITNESS
Name
Henry Hume Turnbull
Position
Principal Consultant, Traffix Group
Address
Suite 8, 431 Burke Road
GLEN IRIS
VICTORIA 3146
Qualifications
My qualifications and membership of professional associations are as follows:-
My educational qualifications and membership of professional associations are as follows:-
Bachelor of Civil Engineering, University of Melbourne
Life Member, Institute of Transportation Engineers
Member, Institution of Engineers, Australia
Life Fellow, Victorian Planning & Environmental Law Association
Experience
I have in excess of 40 years’ experience in Engineering including:
ten years Country Roads Board of Victoria,
two years with TTM Consulting, and
twenty-nine years with Turnbull Fenner Pty Ltd/Traffix Group Pty Ltd.
Additional activities and appointments include:-
Sessional member, Planning Panels Victoria (1982-2017)
Member, Priority Development Panel (2004 - 2010)
Councillor, Shire of Euroa (1980-1983)
Shire President (1982-1983)
President, Victorian Planning and Environmental Law Association (1999-2002)
Life Fellow, Victorian Planning and Environmental Law Association (2003)
Bail Justice (Victoria)
Area of Expertise
I have substantial experience and expertise in major road design and construction, contract
administration, road construction material and construction methods, development impact
assessment, including traffic generation and parking generation characteristics, traffic management
and general traffic engineering, road safety and transportation planning.
I was a member of both the recent Minister for Planning Advisory Committees making a review of
Clause 52.06 (Car Parking) that led to changes being incorporated into the scheme on 5th June, 2012.
Fishermans Bend Ministerial Advisory Committee 213 Boundary Street, Port Melbourne
G24586R-01B
Disclosure of Interests
I disclose that I have no private relationship with Hanson Construction Materials Pty Ltd. Traffix Group
has worked with other companies involved in this submission.
These relationships have not impacted on my ability to provide impartial Expert Evidence to the Panel.
Engagement and Scope of Report
I was retained by Cornwall Stodart Lawyers on behalf of Hanson Construction Materials Pty Ltd to
undertake traffic engineering assessments and to prepare an evidence statement in relation to the
proposed planning scheme changes affecting 213 Boundary Street, Port Melbourne (the Hanson site).
Facts and Assumptions
As detailed in evidence.
Reference Documents
I have reviewed the following documents as part of my assessment:
Fishermans Bend Draft Framework,
Fishermans Bend Vision 2016,
Hanson’s submission to Amendment GC81 dated 11 December 2017,
Hanson memo of factual background of the site,
Bundle of documents relating to CG81 draft Planning Scheme Amendment in mark-up,
Bundle of draft Framework fact sheets,
Relevant sections of the Melbourne Planning Scheme, and
Relevant experience.
Summary of Opinions
See Conclusions section of the evidence statement.
Provisional Opinions
Not applicable.
Identity of Persons Undertaking Work
Henry H Turnbull as per the evidence statement.
Jodie Place (Associate, Traffix Group) assisted with preparation of the evidence report.
Report Completeness
Final report.
Fishermans Bend Ministerial Advisory Committee 213 Boundary Street, Port Melbourne
G24586R-01B
Appendix B: CV – Henry Turnbull
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HENRY TURNBULL
Qualifications: Bachelor of Civil Engineering (Melbourne University)
Professional Affiliations: Life Member, Institute of Transportation Engineers
Life Member, Institute of Engineers, Australia
Life Fellow, Victorian Planning and Environmental Law Association
Key Activities: Sessional Member Planning Panels Victoria (1982 - 2017)
Councillor, Shire of Euroa, 1980 – 1983 (Shire President, 1982 – 1983)
President, Victorian Planning and Environmental Law Association, 1999 - 2002
Member Priority Development Panel (2004-2010)
Bail Justice (Victoria)
1988 to 2002: Turnbull Fenner Pty Ltd 2002 to 2014: Traffix Group Pty Ltd Since 2014: Principal Consultant – Traffix Group Pty Ltd
Founding Principal and Managing Director of Turnbull Fenner Pty Ltd, now Traffix Group Pty Ltd, until July 2014 and currently appointed as the Principal Consultant to the company, Henry has managed numerous traffic engineering assessments for major developments and other significant commissions including:
Redevelopment of Freemasons Hospital
National Bank Head Office at Victoria Harbour (Docklands)
Construction advice and supervision for Euroa Bypass and the Yass Bypass on the Hume Freeway
Co-ordination of a development contribution plan for the City of Maribyrnong including extensive traffic investigations and assessments
TAC funding strategies and priority assessment for VicRoads -
Northern Region
Setting of speed limits for the Warrnambool Region of VicRoads
Preparation of Parking Precinct Plans for Ocean Grove and Belmont (City of Greater Geelong)
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Oakleigh Modal Interchange
Preston and Fairfield Parking and Access Strategy Studies including PPPs.
Traffic studies for future residential development strategies at Echuca, Beaconsfield, Plenty Corridor, Pakenham, Toolern and Bendigo
West Gate Bridge resurfacing traffic management strategy
South Morang Retail Development for National Mutual
Guidelines for the Redevelopment of the Austin and Repatriation Hospital site for Banyule City Council
Assessment of the PANCH redevelopment for Darebin City Council, and
Bicycle Plans for the Rural City of Mildura, Swan Hill and Warrnambool.
Henry has also managed numerous other projects including local and district traffic management studies, road pavement assessments for quarries and broiler farms in rural areas, pedestrian safety research, public transport passenger surveys and route studies, property rezoning, office and retail development impact assessment and health care projects.
A large part of his practice is providing a peer review of the traffic engineering work undertaken by other consultants. In addition, he regularly appears before Planning Panels and the Victorian Civil and Administrative Tribunal as an expert witness.
Henry was the longest serving sessional Planning Panels Victoria Member with over thirty five years’ service. He was regularly appointed as a Planning Panel (either as the Chairman or as a Member) by the Minister for Planning.
Significant Panels and EES Inquiries include:
Major retail expansions for Chadstone, Forest Hill and Como,
Traralgon Bypass,
Webb Dock expansion,
Melbourne Airport Rail Link,
Geelong Bypass Section 3,
Kilmore Bypass,
Armstrong Creek Structure Planning,
Barwon Heads Bridge refurbishment, and
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Frankston Bypass (Peninsula Link). Henry has served successive Governments on Advisory Committees to assist with policy development including:
Steering committee on the development of Practice Notes for Parking Precinct Plans,
Reference Group for Residential Code 2000,
Armstrong Creek Precinct Structure Plans (Feb 10),
Review of Clause 52.06 – Carparking (adopted Jun 12), and
Punt Road Advisory committee.
He is regularly retained to advise on major parking studies and the introduction of parking overlays into municipal planning schemes.
Land Acquisition & Compensation
During his career, Henry has often been retained to provide expert evidence, both for Government and private clients, in relation to land acquisition and compensation matters. His appearances include Compulsory Conferences, VCAT and the Supreme Court in Victoria. TTM Consulting Pty Ltd (1986 –1988)
Senior Traffic Engineer responsible for the management of traffic engineering transportation planning projects including the following major projects:
Greensborough District Centre, Shire of Diamond Valley/Lend Lease Developments
Broadmeadows District Centre, City of Broadmeadows (via Wilson Sayer Core Pty Ltd)
Calder Technology Park, The Jane Corporation
La Trobe University Tech Park, Witan Investments Pty Ltd
Herald Street Local Area, City of Moorabbin Traffic Management Study
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Country Roads Board – VicRoads (1972 –1982)
As an engineer with the Country Roads Board, Henry gained experience in Traffic Engineering, Metropolitan, Plans and Surveys, and Major Project Divisions.
Main areas of work included major road/freeway contract administration and direct works construction, major road/freeway design (both detail and functional), drainage design, road planning and municipal development approval coordination. In addition, Henry (with Colin Horman) developed analysis methods for roundabouts and pioneered their use in Victoria (and Australia). Henry was instrumental in roundabout intersection design, signalised and unsignalised intersection analysis, gap acceptance and traffic volume and road capacity analysis. Royal Australian Engineers (Army Reserve) (1974 – 2000)
As an engineer with the Royal Australian Engineers, Henry rose from the rank of Sapper to finish his military career with the rank of Major. The majority of his service was with 22 Construction Regiment including as Officer Commanding 105 Construction Squadron. As part of his military engineering, Henry was involved with the design, construction and maintenance of both civilian and military roads and creek crossings.
Technical papers: Turnbull, H.H. & Horman, C.B., Design and Analysis of Roundabouts, Australian Road Research Board Proceedings, 1974
Turnbull, H.H. & Cottrell, T.E., Parking and the Planning Scheme, 2nd Australian Parking Convention, 1990