C263morn & CP19/001 - Alexandra Park Pavilion Redevelopment
Why is a planning scheme amendment and planning permit needed?
The planning scheme amendment (the amendment) and planning permit application affects 275 Main Street, Mornington.
Aerial image of Alexandra Park
The two existing pavilions (pictured below) at Alexandra Park have been assessed as being no longer fit for purpose and an upgrade of the pavilions is needed to meet the facility requirements of all sporting user groups based at Alexandra Park. Furthermore, the current first floor social rooms and viewing area constrain accessibility to many user groups as they are only accessible by outdoor narrow stairs. The current pavilions access is also not consistent with the Disability Discrimination Act, 1992 (DDA) or best practice design such as Universal Design Principles.
Existing pavilions at Alexandra Park
The two storey Alexandra Park Pavilion redevelopment provides an opportunity to co-locate (among other uses) sports and orthopaedic specialist consultation (consultant suites) described as a ‘medical centre’ use and rehabilitation space as part of the redeveloped pavilion. It is proposed that these services be provided by the Bays Healthcare Group (owner of the Bays Hospital located to the east of Alexandra Park on the opposite side of Main Street).
Under the planning scheme a ‘medical centre’ use is only permitted in the pavilion if it is run by or on behalf of Council, or an Incorporated Plan allows for the use. A planning scheme amendment is required to enable the ‘medical centre’ use given it will be run by the Bays Healthcare Group, not Council and a planning permit is required for the redevelopment of the pavilion and car parking.
Because the redevelopment of the Pavilions requires both a planning scheme amendment and a planning permit, a combined planning scheme amendment and planning permit process is being undertaken (pursuant to Section 96A of the Planning and Environment Act 1987).
What is proposed by the planning scheme amendment and planning permit?
Planning Scheme Amendment C263morn would enable the use and development of the medical centre use.
Planning Permit Application CP19/001 would enable the development of the pavilion, car park and associated works.
The planning scheme amendment proposes to include an Incorporated Plan into the Mornington Peninsula Planning Scheme to enable the use and development of a ‘medical centre’ which is not to be conducted by or on behalf of Council and is otherwise a prohibited use within the current Public Park and Recreation Zone (PPRZ). The Amendment formally:
• Amends the schedule to Clause 36.02 of the Public Park and Recreation Zone Schedule by introducing the Alexandra Park Pavilion Redevelopment (275 Main Street, Mornington), Incorporated Plan, September 2020; and
• Amends the schedule to Clause 72.04 by inserting Alexandra Park Pavilion Redevelopment (275 Main Street, Mornington), Incorporated Plan, September 2020 into the list of documents incorporated into the Mornington Peninsula Planning Scheme.
The planning permit application is for a permit for the development of the land for the purposes of a sports pavilion and associated works
What will future development look like?
If the amendment and planning permit is approved, the existing two pavilions will be demolished and replaced with a double storey pavilion which is generally to be contained to the footprint of the two existing pavilions.
The below context plan identifies the location of the proposed pavilion whilst the elevation plans demonstrate how the building will look
The existing netball shed and toilet block will also be demolished. All existing vegetation is to be retained. Within the redeveloped pavilion, the following facilities will be provided:
Unisex umpire’s facilities which can be divided into two separate compartments through a roller shutter door for mixed gendered use. This includes new unisex amenities in line with local AFL standards.
Public toilets, including disability facilities.
First aid room.
Home and away change rooms, unisex amenities, training room and property store, including disability facilities.
Netball, cricket and football equipment storage.
Rehabilitation and gymnasium area.
Kiosk, store and servery.
Lift and stair access to the first floor
Proposed ground floor plan(PDF, 695KB)
Four allied health consulting suites including waiting room/reception store and tea room facilities.
Public toilets, including disability facilities.
Multi-purpose social rooms able to accommodate a maximum of 181 patrons.
Kitchen, store and servery area.
Balcony and plant area.
Lift and stair access to the ground floor
Proposed first floor plan(PDF, 605KB)
As per below site plan an area accommodating 20 car parking spaces and 3 bicycle parking spaces will be formalised and sealed with the remainder of the existing gravel car park to be retained as gravel and to allow access for vehicles to park around the oval.
Proposed site plan(PDF, 1MB)
A maximum of six medical practitioners will be allowed to operate from the ‘medical centre’ use (the allied health consulting suites) and the ‘medical centre’ use can only operate between the hours of Monday to Friday, 7:00am – 5:30pm, unless otherwise permitted by Council.
A change to the current sign requirements is also proposed to enable the future tenants of the ‘medical centre’ use to provide a business identification sign appropriate to their business needs whilst also considering the amenity of the surrounding area. A planning permit will be required for future business identification signage, should the amendment be approved.
Amendment and Planning Permit Application Documentation
All supporting documentation in relation to Planning Scheme Amendment C263morn and Planning Permit Application CP19/001 will be available for public inspection, free of charge from Thursday 19th November 2020 via the Department of Environment, Land, Water and Planning website at:
https://www.planning.vic.gov.au/schemes-and-amendments/amending-a-planning-scheme/planning-documents-on-exhibition by searching for C263morn.
Online information / Q&A session
The Mornington Peninsula Shire conducted an online information/Q&A session on Tuesday 8th December 2020 from 2:00pm onwards.
Copy of submissions
Any person who may of been affected by the amendment or planning permit application was able to make a submission.
The closing date for submissions was 5:00pm on Sunday 20th December 2020.
The planning authority must make a copy of every submission available at its office for any person to inspect free of charge for two months after the amendment comes into operation or lapses.
C263morn and CP19/001 Submissions
Submissions are public documents and Council must consider all submissions received during the exhibition period. If concerns raised in submissions cannot be resolved by making changes to the amendment or planning permit, Council is required to decide whether to abandon the amendment/planning permit or refer all submissions received to an Independent Planning Panel.
At the panel hearing, owners can present their own submissions or engage a consultant to present an argument on their behalf. Information on the Independent Planning Panel processes can be found via: https://www.planning.vic.gov.au/panels-and-committees/planning-panel-guides
The panel’s report and recommendations will be considered by Council. Council will then make a decision on whether to abandon or adopt the amendment/planning permit. If Council adopts the amendment/planning permit, then the amendment/planning permit is submitted to the Minister for Planning for consideration and a decision.
The Minister is responsible for deciding whether or not a permit should be granted, with or without changes, and subject to conditions. There is no opportunity for review by VCAT as this a combined planning scheme amendment and permit under Section 96A of the Planning and Environment Act 1987.
Once the permit is granted, Mornington Peninsula Shire becomes the responsibility authority for the permit.
To assist with planning for the next stages the following panel hearing dates have been set for this amendment and Planning Permit Application:
Directions hearing: to commence in the week of 12 April 2021
Panel hearing: to commence in the week of 10 May 2021
Phone: Planning Support (03) 5950 1010; or