Commercial and Industrial Land Use Strategy

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Council has now released its Draft Commercial and Industrial land Use Strategy and is inviting public comment.

The public consultation period is Monday 26 October 2020 through COB Thursday 24 December 2020.

To further support the public consultation phase, Council will facilitate an online community workshop scheduled on Thursday 26 November at 6.30pm. Please register to attend by emailing Council’s Stategic Planner, Anthony Diaferia at Anthony.diaferia@mansfield.vic.gov.au

Registrations are required no later than Monday 23 November 2020 to assist in planning the online session.

A separate online stakeholder consultation session will be held Wednesday 25 November at 6.30pm with invitations sent directly to stakeholders for this session

How can you be involved?

Please read through the Commercial and Industrial Land Use Draft Strategy and your submission below. We are interested in knowing your thoughts or concerns related to commercial and Industrial land and whether the document has captured these.

A new Industrial Land Development Strategy

A new Industrial Land Development Strategy presents us within an opportunity to understand how we might meet the future needs of industry, to help drive economic growth across the Shire.

The purpose of the strategy is to define Council’s vision for its commercial and industrial precincts. It seeks to encourage and facilitate investment and renewal by establishing a clear planning policy framework and identifying strategies and actions it can implement as a planning authority and local government agency.

The strategy will also provide Council with a better understanding of the importance that commercial and industrial uses will play in the long-term development and economic diversification of the shire.

The shortage of both vacant commercial space and vacant industrial land is cited as a major impediment to local economic growth.

The Commercial and Industrial Land Use Strategy will enable Mansfield Shire Council to:

  1. Identify an appropriately located land supply and retail hierarchy, which maintains the importance of the existing main street commercial area and the changing industrial land needs;
  2. Identify the economic, social and environmental characteristics of the shire and region as they relate to industrial and commercial development;
  3. Facilitate an investment environment that provides certainty and security to investors / developers, the community, Council and Government Agencies
  4. Consider the existing and future infrastructure requirements and availability in making recommendations about changes in land use;
  5. Allow existing businesses to expand that are restricted by the lack of industrial zoned land available;
  6. Increase employment from expanded and new business activity;
  7. Increase the diversity and depth of business activity;
  8. Increase the opportunity for a small number of larger existing manufactures to attract and support more locally based supply chain businesses.

Current Industrial Zoning

There are five distinct industrially zoned areas in Mansfield, being:

  • Dead Horse Lane,
  • Monkey Gully Road,
  • Lakins Road,
  • Sawmill site and
  • Mt Buller Road.

Of these, Dead Horse Lane is the primary industrial area which accommodates a range of business types set on large lots, including construction services, automotive services, transport and storage. Mansfield has experienced a shortfall of vacant and serviced zoned Industrial land. With regard to the population growth expected during the next 20 years, the delivery of serviced industrial land is critical.

Council has now released its Draft Commercial and Industrial land Use Strategy and is inviting public comment.

The public consultation period is Monday 26 October 2020 through COB Thursday 24 December 2020.

To further support the public consultation phase, Council will facilitate an online community workshop scheduled on Thursday 26 November at 6.30pm. Please register to attend by emailing Council’s Stategic Planner, Anthony Diaferia at Anthony.diaferia@mansfield.vic.gov.au

Registrations are required no later than Monday 23 November 2020 to assist in planning the online session.

A separate online stakeholder consultation session will be held Wednesday 25 November at 6.30pm with invitations sent directly to stakeholders for this session

How can you be involved?

Please read through the Commercial and Industrial Land Use Draft Strategy and your submission below. We are interested in knowing your thoughts or concerns related to commercial and Industrial land and whether the document has captured these.

A new Industrial Land Development Strategy

A new Industrial Land Development Strategy presents us within an opportunity to understand how we might meet the future needs of industry, to help drive economic growth across the Shire.

The purpose of the strategy is to define Council’s vision for its commercial and industrial precincts. It seeks to encourage and facilitate investment and renewal by establishing a clear planning policy framework and identifying strategies and actions it can implement as a planning authority and local government agency.

The strategy will also provide Council with a better understanding of the importance that commercial and industrial uses will play in the long-term development and economic diversification of the shire.

The shortage of both vacant commercial space and vacant industrial land is cited as a major impediment to local economic growth.

The Commercial and Industrial Land Use Strategy will enable Mansfield Shire Council to:

  1. Identify an appropriately located land supply and retail hierarchy, which maintains the importance of the existing main street commercial area and the changing industrial land needs;
  2. Identify the economic, social and environmental characteristics of the shire and region as they relate to industrial and commercial development;
  3. Facilitate an investment environment that provides certainty and security to investors / developers, the community, Council and Government Agencies
  4. Consider the existing and future infrastructure requirements and availability in making recommendations about changes in land use;
  5. Allow existing businesses to expand that are restricted by the lack of industrial zoned land available;
  6. Increase employment from expanded and new business activity;
  7. Increase the diversity and depth of business activity;
  8. Increase the opportunity for a small number of larger existing manufactures to attract and support more locally based supply chain businesses.

Current Industrial Zoning

There are five distinct industrially zoned areas in Mansfield, being:

  • Dead Horse Lane,
  • Monkey Gully Road,
  • Lakins Road,
  • Sawmill site and
  • Mt Buller Road.

Of these, Dead Horse Lane is the primary industrial area which accommodates a range of business types set on large lots, including construction services, automotive services, transport and storage. Mansfield has experienced a shortfall of vacant and serviced zoned Industrial land. With regard to the population growth expected during the next 20 years, the delivery of serviced industrial land is critical.

Submissions on Draft Strategy

Please submit your submission on the Draft Commercial and Industrial Land Use Strategy.

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Liz Bannister1. Rezoning of Ailsa Street properties between Bank Place and Erril Street from Commercial to Residential.As the owner/occupier of 45 Ailsa Street, I am happy to have the rezoning carried out. Actually, I don't mind either way, so if the owners of the other 2 properties wish to remain commercial - so be it.2. Rezoning of properties on the corner of Crosby's Lane and Mt. Buller Road from Commercial to Residential.With well established commercial/industrial businesses already in place I cannot understand how the proposed rezoning can even be contemplated. The area has been viewed as a commercial/industrial precinct for many years including the properties on the eastern side of Crosby's Lane. The Shire should maintain the status quo.3. Rezoning of the properties on the western corner of Maroondah Highway and Station/Ultimo Street from Commercial to Residential.I fully support this rezoning to ensure that the 'gateway/entrance to Mansfield remains in keeping with neighbouring residential properties on the eastern side of Station/Ultimo Street.A residential zoning will also ensure that the nature of the precinct on the opposite of Maroondah Highway - Interpretive/Information Centre, Rail Trail and Mullum Mullum Wetlands will not be compromised by inappropriate buildings of a commercial nature. The proposed rezoning will also maintain a more aesthetically pleasing and appropriate town entrance/gateway.

Lizzie Bannister about 1 month ago

9 December 2020Strategic PlanningMansfield ShirePrivate Bag 1000MANSFIELD 3722Attention: Anthony.diaferia@mansfield.vic.gov.au Ben.mckay@mansfield.vic.gov.auDear Sir/MadamDraft Mansfield Commercial and Industrial Land Use StrategyMy name is Stephen Marks owner/operator of Marks IGA Mansfield.After becoming aware of the Mansfield Commercial and Industrial Land Use Strategy by chance I must voice a strong objection to the Strategy and in particular the suggestion of rezoning land in Baldry and Nolan Streets to residential.As you are aware our Supermarket has rear access via Nolan Street, Mansfield.The Strategy suggests the rezoning of land in Baldry Street and also the eastern corner of Nolan Street to residential. Comercial businesses are located directly opposite this area.The suggested change in zoning would move residential uses closer to the Commercial sector and the back of our supermarket, many other commercial businesses and public carparks.If the land in Baldry and Nolan Street were rezoned from Commercial to Residential any permit for buildings and works would require public notice to be given if within 30 metres. This will be the case if the zone is changed and encourage objections to the growth of the Commecial centre by pitting residential against commercial uses. Many of the shops that have rear access to Nolan Street are on sites that are undeveloped with an ability to expand so that Nolan Street becomes a frontage similar to our Supermarket.Access to Nolan Street is via Baldry Street and this route is used by many delivery vehicles for goods and services to our Supermarket, Bakery, Target, Chemist shop to name a few . The change in zone to residential could put pressure from residents for the removal of delivery vehicles from this location. The houses in Baldry Street and the units in Nolan Street do not need to be rezoned residential. Under the Commercial zone these buildings can still be used for residential purposes but also into the future they could be used for a shop and office (as of right) other uses would require a planning approval.If this area is rezoned to residential then the buildings can only be used for residential purposes and a shop or office are prohibited. The current zoning has been in place for many years and has worked well. The units in Baldry street and on the eastern corner of Nolan Street were approved whilst the land was zoned Commercial. They were well aware of the commercial area they were locating in. -2-Another issue we can envisage is where will Counci put future public carparking if land circling the commercial centre is zoned residential, where does the carparking grow to.Stephen MarksIGA SupermarketMansfield

Steve M about 2 months ago

I am interested in the re-zoning issue.I have a property that I would like to have re-zoned as residential

Judy Mahoney about 2 months ago

Re: Commercial and Industrial Land Use StrategyAs the owner of 10 Collopy St, I do not support the rezoning of the land from Commercial Zone 1 toResidential Zone. Currently there is a business operating directly opposite us, and one diagonally behind us. These businesses are actually the perfect neighbors and cohabit perfectly with the current residential use around them. We have also built a 2 story office and workshop at the rear of our residence which I run my plumbing business from. There are other businesses in both Ailsa st and Collopy st currently operating successfully, and there have been other businesses in the past that have operated with no complaints from neighboring residents. As council has itself pointed out, there will only be an increased need for commercial (and industrial) properties, therefore the current commercial 1 zoning makes sense to me; as long as future developments are approved with a mindfulness to the current use around them (this seems to be working so far). The proposed strategy appears to be a large step backwards in the future development of our town. To change completely the zoning from Commercial to Residential seems to be a shortsighted strategy that is almost guaranteed to require changing again in the future. Please note my objection to this proposal.

R Olbrich about 2 months ago

As owners of the allied health business, High Country Health, 31 Ailsa Street, we would like to object on a number of items. 1. The Map on page 34 and 35 of the Mansfield Commercial and Industrial Strategy 2020 shows Current land use - 31 Ailsa St as being Residential and the property behind (33A Ailsa) being Commercial . This is incorrect. Currently 31 Ailsa Street is used Commercially with a planning permit issued ( P087/18) and the land 33A is vacant with proposed residential property.2. The Mansfield population is growing, and plans to reduce Commercial Zoning opposes this information. We agree that Commercial Zoning needs to be coordinated and planned. Properties on the Northern aspect of Ailsa Street are ideally situated for professional rooms - medical, allied health, lawyer, accountant etc. These properties can accommodate off street parking and provide some confidentiality for client attendance. They are close to the main retail streets of Mansfield, encouraging clients to walk or ride bikes from work for attendance of appointments. Keeping this land for Commercial use will support the aims 6. Increase employment from expanded and new business activity and 7. Increase the diversity and depth of business activity. Reducing Commercial allocation will do the opposite.3. Properties 41, 43 and 45 Ailsa Street should not be rezoned Residential. There is a shortage of properties suitable for medical rooms (eg specialist and allied health) and professional rooms and these properties are ideally situated. 4. We started our business in a commercial zone, 17 Hightett Street. This building had poor disability access and after a year of practice we started looking to purchase a property to work from. Due to the small amount of suitable properties in commercial zoning and off street parking up for sale, it took 5 years to purchase 31 Ailsa Street. This further supports that a reduction in commercial zoning is to the detriment of future business growth in Mansfield.5. I am not a planning expert. I have read the Draft Mansfield Commercial & Industrial Land Use Strategy. I have been informed at the stakeholder consultation workshop on 25th November that if the Land Use strategy is adopted for Ailsa Street rezoning to residential - properties with current Commercial use operation will keep that Commercial zone/use operation to the future purchaser. If this is not the case, then our business will NOT have any potential purchasers.

J & J Appleton about 2 months ago

As part owner of Mansfield Constructions and the depot at Western end of Dead Horse Lane, It is my opinion that council must include our land in the strategy for rezoning. This land is located on the proposed over dimensional truck route, has existing services available and has been operating as an industrial site for many years. This land is not viable for any other use due to its proximity to the GMW treatment plant. It makes sense to acknowledge the existing use and rezone the land to Industrial. Ant Bateup

Ant Bateup about 2 months ago

On behalf of Owners Corporation No 525447D ( 4 unit residential development at 9 Chenery St, Mansfield, 3722) we note that the property is currently zoned Commercial 1 and a meeting held with all owners last night unanimously agreed that if changing to residential zoning is possible then we would support that change. Thank-you, Andrea PickettSecretary/Treasurer of Owners Corporation 525447D

Andrea Pickett 2 months ago

Vacuum Truck Supplies (VTS) has long been an established manufacturing business supplying equipment to waste companies all over Australia. established in Mansfield some 25 years ago we have recently surpassed 800 vacuum trucks manufactured solely by our 16 locally employed staff.VTS is situated at 18 Crosbys Lane Mansfield in combination with other industrial zoned business located adjacent off Crosbys Lane.As the owner of VTS I strongly disagree with the plans to change the zoning from Industrial 1 to Residential as we have a significant investment in our infrastructure which would be a massive cost to relocate which I am not even contemplating.Please take this submission as my total rejection of any plans to rezone the site which VTS is located on. Rod Glue

Rod Glue 2 months ago

As a preliminary look at the document the following is raised:Land described in 4.7.4 Limited landThis land would require extra consideration if it were to be rezoned re: interface with the Midland Highway and opposite the Race Club. This is a major entrance to the Mansfield Township and one that could easily be blighted with industrial buildings (scale and height), industrial fencing and the likes. Land further to the west along Lakins Road adjacent to Council owned land makes sense for industrial as not seen from the highway. This entrance to Mansfield Township is one of the best and undisturbed views. Developers of industrial and commercial land need clarity on planning for both subdivisions and development eg contributions etcNo mention in report regarding niche businesses, small scale industrial that would attract innovation - innovation hubAnthony.diaferia@mansfield.vic.gov.auADDENDUM TO SUBMISSION BY ELLEN HOGANI understand the closing date for submissions to the final draft closed prior to Christmas 2020 but sincerely request the following information be added as an addendum to my very brief submission lodged in early 2020 when the strategy was in its infancy.Firstly, I note that purpose of the project below:1.1 Project Purpose The project seeks to achieve multiple inter-related objectives that: • Profile the economic and social characteristics that will drive future demand for industrial and commercial land. • Establish a commercial and industrial land use framework that will enable existing businesses to expand, attract new businesses, strengthen supply chains, and diversify business activity. • Identify land to support commercial expansion. • Review the structure and zoning of existing commercial and industrial precincts • Enable and facilitate employment growth.The purpose of the project was to support the expansion of commercial and industrial land and provide a framework for the growth of existing and new business…... It was initially viewed as a strategy that would look at current land stock in both zones and provide guidance to expanding them to cater for the projected growth of the Mansfield Township and the Mansfield Shire, if and when necessary.After examining the latest draft in more depth, the document appears focused on reducing commercial land stock around the Mansfield Townships commercial hub and promoting linear commercial development along the major highways, particularly the western section of High Street. The rezoning of commercial land to residential, particularly around the commercial hub, in my view, is counter productive and not the aim of the project. If we are expecting an increase in population and commercial activity why reduce the land stock?. The document promotes if rezoned back to Residential 1 some commercial activity can occur in the existing dwellings. The planning scheme prohibits retail and offices in a residential 1 zone, residential is primarily for residential use, large carparks are not supported.The Strategy at Clause 5 discusses current State and Local Government Planning Policy.Clause 5.1 – Victorian Planning Provisions. This policy encourages sufficient land supply, avoiding conflicts in land use and seeks to discourage out of centre proposals particularly the expansion of single use retail, commercial and recreational facilities outside of nominated activity centres (Cl. 17.02-2S) Clause 5.2 Mansfield Planning Scheme outlines our current Planning Policy. This policy also encourages commercial development around the Mansfield shopping centre as follows: Future growth and change: Planning policy seeks to contain commercial and retail growth within and around the Mansfield shopping centre, while emphasising the need to avoid ‘out of sequence’ development and rezoning (Cl. 21.09). ……………………………………………….Future commercial, retail and industrial uses: The Mansfield Planning Scheme encourages a range of retail and commercial opportunities in the Mansfield town centre (Cl. 21.09). It also encourages the redevelopment of existing residential properties in Commercial 1 zoned land in the town centre for commercial uses (Cl. 21.09 – Strategy 5.6). (Page 28)Changes in the need for commercial development will occur over time and due to demand, so the question needs to be asked why the desire to reduce our current commercial land stock? There is no where else to go unless it relocates further away from the commercial hub and/or creates linear development along the highways, the entrances to the Township. The latter approach is at odds with both State and Local planning policy and Council’s recently adopted Mansfield Township Approaches Planning Controls and Guidelines.Although supportive of the Dead Horse Lane industrial precinct, the project does not investigate the opportunity or ability of the current industrial park to expand. Many of the allotments in this area are underdeveloped. The following recommendation in relation to Dead Horse Lane have been ongoing and are well overdue and supported (Page 46)Policy Recommendations Updated planning policy should provide policy support for the following outcomes: • Support the continued operation of Dead Horse Lane as an established industrial precinct. • Upgrade road infrastructure to support heavy vehicle traffic along Dead Horse Lane • Require the implementation of buffer treatments between at the interface residential and industrial uses along Dead Horse Lane. The proposed rezoning of industrial land in other areas of the Township such as Crosby’s Lane/Mt. Buller Road where successful established businesses are located is not supported. If the issue here is buffer treatments to residential land use, as has been discussed at public briefings, then a buffer could be put in place when the Highton Lane Development Plan is one day finalised. This would be in keeping with the last dot point in relation to Dead Horse Lane above.Land located further west on Dead Horse Lane near the GVW Sewerage outlet is already connected to services, has a setback buffer where residential land use is prohibited, due to the treatment plant, has established industrial/commercial enterprises with the potential to expand and therefore should be rezoned industrial.Ellen Hogan

Ellen Hogan 7 months ago