South Gippsland Shire Council

Draft

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Korumburra Town Centre Framework Plan | Context Report
Contents
1
Introduction .............................................. 1
1.1 What is a framework plan .................................................. 1
1.2 Project purpose .................................................................. 1
1.3 Project aims ....................................................................... 1
1.4 Project methodology .......................................................... 1
2
context ...................................................... 2
2.1 Regional context ................................................................ 2
2.2 Township context ............................................................... 3
2.3 Study area .......................................................................... 5
3
Background .............................................. 7
3.1 Korumburra Township Structure Plan ................................ 7
3.2 Korumburra Central ........................................................... 7
3.3 The Vision for the Korumburra Town Centre ..................... 7
4
Korumburra history and development ...... 8
4.1 aboriginal ........................................................................... 8
4.2 european ............................................................................ 8
5
Demographics .......................................... 9
5.1 Korumburra township ......................................................... 9
5.2 Framework plan implications ............................................. 9
6
Stakeholder engagement ........................ 10
6.1 What we heard .................................................................. 10
7
Policy context .......................................... 13
7.1 State Planning Policy Framework ..................................... 13
7.2 Regional policies ............................................................... 13
7.3 Municipal strategic statement and local planning policies 13
7.4 Zones ................................................................................ 13
7.5 Overlays ............................................................................ 14
7.6 Relevant council reports and documents .......................... 14
8
Economic analysis .................................. 16
8.1 Activity ............................................................................... 16
8.2 Trade area demographics .................................................. 16
8.3 Retail analysis .................................................................... 16
8.4 Future retail demand .......................................................... 17
8.5 Future retail development .................................................. 17
8.6 Future non-retail development ........................................... 17
8.7 Summary ........................................................................... 17
8.8 Framework plan implications ............................................. 18
9
Urban structure and land use .................. 19
10 Built form and character .......................... 21
10.1 Existing built form .............................................................. 21
10.2 Architectural styles and eras .............................................. 21
10.3 Heritage places and landmark buildings ............................ 22
11 Landscape and visual setting ting .................. 24
12 Access and circulation ............................ 26
12.1 Demographics and travel behaviour .................................. 26
12.2 Road network ..................................................................... 27
12.3 Car parking ........................................................................ 27
12.4 Public Transport Network .................................................. 28
12.5 Pedestrain network ............................................................ Dwork
28
12.6 Bicycle facilities .................................................................. 28
12.7 Implications for framework plan ......................................... 28
13 Public realm and streetscape experience30
14 Implications of analysis ........................... 32
14.1 Strengths ........................................................................... 32
14.2 Weaknesses ...................................................................... 32
14.3 Opportunities ..................................................................... 32
14.4 Threats ............................................................................... 33
14.5 Summary ........................................................................... 33
Appendices
Appendix 1 –Policy Review Table ................................................
Appendix 2 – Economic Analysis (see separate report) ...............
Appendix 3 – Stakeholder survey results (see separate report) ...

1 Korumburra Town Centre Framework Plan | Context Report
1 Introduction
South Gippsland Shire Council has engaged Hansen Partnership, in association with
GTA Consulting and Tim Nott Economics, to prepare the Korumburra Town Centre
Framework Plan (KTCFP). The KTCFP builds upon the Korumburra Township Structure
Plan, 2010 and other projects completed or underway by Council that cover the
Korumburra Central Area.
This Context Report provides a summary of existing conditions, relevant planning
policies, stakeholder and community consultation outcomes to date and highlights key
strengths, weaknesses, opportunities and threats that have the potential to influence the
Town Centre’s future. At this stage of the project no outcomes or conclusions have
been reached. From this analysis, a number of key directions that will guide the future
form of the town centre will be developed and the Framework Plan advanced.
This report has been prepared on the basis of information gathered through the
following:
Review of existing background documents, plans, policies and other information.
Fieldwork and observation of the existing conditions within the study area.
Consultation with Councillors, Council officers, community groups, State
Government Departments, servicing authorities and the wider community.
Surveys of town centre users and businesses.
An economic assessment of the town centre.
A transport assessment if the town centre.
1.1 What is a framework plan
The preparation of a Framework Plan for the Korumburra Town Centre represents an
important stage in the development of Korumburra. The Framework Plan will identify
land use, built form, public realm and transport directions that can encourage the town
centre to embrace opportunities for redevelopment and reach its full potential, as a
vibrant Town Centre and the primary location for business, retail, entertainment and
community activities for local residents and visitors.
A Framework Plan is a document that sets out the future form and character of a
particular place or locality. It is principally an urban design tool that provides a physical
framework for managing change and setting new directions for the development of a
place over time. Community values are considered alongside the needs of government
departments, servicing agencies and commercial stakeholders in the overarching desire
to contribute positively to the urban form of a place. A Framework Plan also integrates
non-physical initiatives and opportunities with the built form outcomes.
Framework Plans are more detailed than Structure Plans and aim to create a flexible
framework for the creation of practical actions, ideas and solutions that consider
constraints and provide guidance for capital budgets and future planning scheme
controls.
1.2 Project purpose
According to the project brief, the purpose of this project is to identify and provide short,
medium and long term actions to invigorate the Korumburra Town Centre and provide a
strong basis to attract and retain business and customers. The actions needs to respond
to the constraints and synergies of the Town Centre as well as support and support and
supplement current and adopted strategic work and policies.
As part of the preparation of the KTCFP, a Car Parking Strategy is also being prepared
to inform development of the Framework Plan. The Parking Strategy will provide
recommendations on appropriate levels of parking to be provided by new development
and establish mechanisms to better manage car parking within the town centre.
1.3 Project aims
As set out in the project brief, the aims of the Korumburra Town Centre Framework Plan
(and Car Parking Strategy) are:
To Identity and support the relevant clauses of the State and Local Planning Policy
Framework through recommended goals, strategies and actions for
implementation.
To define the role of Korumburra within the South Gippsland Region.
To define and provide unambiguous support for the primacy of the town centre as
the principal activity hub of the town encompassing retail, office and service centre
with discussion on the role of Korumburra’s Mixed Use Zone.
To examine urban design elements and community aspirations in terms of
constraints, opportunities and the current capacity for growth in Korumburra.
To establish an inclusive and integrated consultation approach
with stakeholders
to the design, development, operation and management of the
town centre.
To assess the adequacy of the existing ing parking provision, car parking rates and
whether any future parking shortfalls require a Parking Precinct Plan.
To review the existing parking layouts including the adjacent Public Acquisition
Overlays to identify ify and provide recommendations on improved car parking
layouts and yields.
1.4 methodologyDraft
Project ethodology

3 Korumburra Town Centre Framework Plan | Context Report
2.2 Township context
Having been well established since the early 1900s and due to its rural service centre
nature, the township is well serviced by a number of community, education, recreation
and leisure facilities. This includes Korumburra Hospital, Milpara Community House,
Botanic Gardens, Showgrounds, Swimming Pool, Indoor Recreation Centre, Library and
Art Gallery, 2 Primary Schools and 1 High School.
While once being associated with the coal mining industry, Korumburra’s economic
activities are now primarily associated with dairying and other forums of agriculture,
including food processing. Small scale tourism and provision of commercial services
and facilities for the urban and rural population are also strong industries.
The fertile soil and reliable seasonal rainfall make Korumburra and the surrounding
district highly suitable for agriculture. Burra Foods, the town’s largest employer, is a
major dairy processing plant, which produces milk, cheese, ice cream and related
products, located on the edge of town. The snow pea industry is also an important
industry within the township and surrounds. Over two thirds of Australia’s export snow
peas are grown near Korumburra.
Korumburra is a recognised tourist centre, which currently trades most on the Coal
Creek Community Park and Museum, a re-created Coal mining village. Local, regional
and State-wide tourist information is provided at the visitor information centre at Cola
Creek.
The South Gippsland Tourist Railway also attracts tourists to the township. Following
the cessation of passenger and freight services on the historic railway line Korumburra is
now a stop on the tourist railway, which operates on Sundays, most public holidays and
additionally during school holidays.
New residential development has recently begun to take place in the township with new
housing estates (Daisybank Estate, Gippsland Park Estate, and Valley Views Estate)
being located on the south-west side of the township.
The Korumburra Industrial Estate is located to the north-west of the Town Centre. It has
an area of approximately 60 ha, incorporating a diverse range of industries servicing
local resident needs (ie. motor mechanics) and the agricultural sector.
Transport within the township is heavy reliant on motor vehicles, with the South
Gippsland Highway the major road corridor running north-west to south-east through the
township. As discussed above, while the railway corridor has been maintained it is not
being used for passenger services, thus public transport within the township is reliant on
V/Line buses.
Draft

5 Korumburra Town Centre Framework Plan | Context Report
2.3 Study area
The Korumburra Town Centre provides the main shopping facilities for the township and
surrounding district and also accommodates professional and community services.
The Town Centre is centred on Commercial, Radovick and Bridge Streets. The railway
line, which runs parallel to Commercial Street currently functions as the north-west
boundary to the Town Centre. Commercial Street is a divided dual carriageway.
Victoria Street, forms the south-west boundary of the study area and the interface
between the commercial and civic activities and established residential areas of the
township. To the north-west, the study area is bound by King Street. The south-eastern
portion of the study area encompasses the ‘dog-leg’ intersection of Commercial Street
and Bridge Street as well as the IGA Supermarket and religious and civic uses, including
the Uniting Church, Court House and Masonic Centre. Little Commercial Street runs
parallel to Commercial Street and is primarily developed with at-grade car parking areas
and ‘back of house’ functions.
One of the most noticeable aspects of the Korumburra Town Centre is its topography.
Bridge Street lies along one of the main ridgelines in the township and the intersection
with Commercial Street occurs at one of the highest points in the study area. This
provides for long range views to the distant hills down Commercial, Little Commercial
and Bridge Streets and across the roofs of the township, emphasising the rural and
picturesque character of the town.
Another key feature of the Town Centre is its traditional ‘main street’ encompassing
Commercial and Radovick Street as well as the intactness of many of the heritage
assets on these streets. In addition, the State listed heritage Railway Station sits
prominently within the townscape, despite being physical and visually disconnected from
the primary retail activities.
The study area is illustrated on the following page.
Precincts
A number of precincts have been identified as an indication of the differing forms and
functions of the Town Centre:
Commercial Street/Radovick Street is the retail and commercial core of the town
centre, comprising the traditional ‘main street’ strip-shopping precinct.
The Station Precinct associated with the existing railway station buildings, railway
lines and surface car parking areas to the north of Commercial Street.
Civic and community uses, such as the Police Station and Court House,
concentrated at the ‘top end’ of town around the intersection of Bridge Street and
Mine Road.
South Railway Crescent is the peripheral retail precinct comprising a small
purpose-built IGA supermarket, associated shops and car-parking. The Italian
Social club and Austral Pub are also contained within this precinct. Mine Road,
also within this precinct, provides a less active business precinct comprising
secondary retailing, services and small scale manufacturing.
A Mixed Use precinct, which is primarily dominated by detached single storey
dwellings, located at the corner of King and Victoria Streets.
A recreation precinct is located just to the west of the Town Centre on Charles Street.
This area incorporates the Indoor Leisure Centre, Bowling Club and Tennis Counts.
Access to this precinct from the Town Centre is provided via Sports Lane. As discussed
above, intensive industrial activities are located to the north-west of the Town Centre in
the purpose-built Korumburra Industrial Estate. Several industrial enterprises are also
located on the South Gippsland Highway to the south-east of the Town Centre.

7 Korumburra Town Centre Framework Plan | Context Report
3 Background
3.1 Korumburra Township Structure Plan
Korumburra has previously been the subject of a substantial planning effort. The focus
of these efforts has been to plan for future growth and to ensure that development
creates the strongest and most sustainable township for local residents. Most notably,
the KOrumburra Structure Plan was prepared by Council in 2010.
Following a request from Council, the Minister for Planning’s Priority Development Panel
(PDP) agreed to provide advice relating to the future direction and content of the
Korumburra Structure Plan, and in particular the future role of the Korumburra Town
Centre and the former municipal saleyards site. The PDP prepared a detailed report
titled Korumburra Town Centre and Structure Plan, May 2010.
In response to the PDP’s recommendations, the Structure Plan was amended and a
planning scheme amendment process commenced. Following further consultation with
the community and a Panel Hearing, the recommendations of the Structure Plan were
incorporated into the South Gippsland Planning Scheme in February 2013.
The Structure Plan is a comprehensive study of Korumburra and provides a strategic
framework for the future physical development of the township over the next 20 years. It
identifies a future vision for the town that captures the community’s objectives and
aspirations for Korumburra. It also provides a series of planning, design and
development objectives that will be upheld in order to attain the vision. The Structure
Plan was informed by an extensive process of community consultation and background
research, as well as the PDP’s report.
In regard to the Town Centre, the Structure Plan identifies the specific issues and
opportunities it faces, and the important and ongoing social, economic and
environmental role that the Town Centre will have in the future of Korumburra. The
Structure Plan seeks to maintain the primacy of the Town Centre as the location for
retail, business, leisure, entertainment, community, civic, cultural activities, services and
facilities. In regard to commercial areas outside the Town Centre, such as the
Saleyards and the Mixed Use Zone, the Structure Plan designates these areas as the
preferred location for non Town Centre retail uses such as trade supplies, hardware and
timber, agricultural and machinery sales and service businesses.
The PDP recommendations similarly provide further guidance on detailed issues to be
addressed in the Town Centre and made the specific recommendation for Council to:
Undertake as a priority preparation of a detailed framework plan for the Town Centre
(consistent with the broad guidance of the Structure Plan) to establish an inclusive and
integrated approach to the design, development, operation and management of the
centre.
3.2 Korumburra Central
Korumburra Central is a group of key projects Council is working closely with the
community on to improve the growth and strength of the Town Centre and make it an
attractive place to live, work and shop. The Town Centre Framework Plan is major
initiative of Korumburra Central.
Dr
3.3 The Vision for the Korumburra Town Centre
A vision for the Korumburra, rra, including
the Town Centre, was developed with the
community as a part of the Structure Plan process:
Vision
A thriving and sustainable town, where the rural town
characteristics and a relationship to the rolling
agricultural hills of South Gippsland have been
retained and are valued.
Having a vibrant Town Centre as the primary
location for business, retail, entertainment and
community activities, providing a full range of
goods, services and facilities for the local and
regional population, and tourists.
Providing its community with a comprehensive range
of health, education, leisure, recreation and social
facilities.
Providing residential accommodation for all age
groups, family types and lifestyles.
Having strong transport linkages to Melbourne and
Gippsland.
Having a strong and distinctive sense of community
pride that reflects the rich cultural, social and
environmental heritage of the town.
Having a road traffic network that appropriately
manages heavy vehicle movements through the Town
Centre.
A community where all residents have access to a
quality pedestrian and cycle network linking them to
key services and facilities.
An attractive and vibrant tourism destination.
Having a sustainable economy providing employment
for the local community and region.
A community, which minimises energy requirements
and is committed to environmentally sustainable
development principles.

9 Korumburra Town Centre Framework Plan | Context Report
5 Demographics
The future role of the Korumburra Town Centre is likely to be influenced by population
and demographic changes within the township. Korumburra’s existing and future
population, age profile, household types and dwelling numbers provide useful
information that helps to inform the type and mix of activities that are likely to be needed
in the Town Centre over the next 15 – 20 years.
Much of the information contained in this Section of the Context Report is based on the
State Government’s Victoria In Future Population Projections and Council’s
demographic analysis website, prepared by Informed Decisions (id.)
5.1 Korumburra township
The Korumburra district population and demographic forecasts prepared by .id on behalf
of South Gippsland Shire Council provide the most useful and current population and
demographic information. The geographic area included in the Korumburra district
boundary utilised by id. is shown below:
Figure 5: Korumburra district geographic area
population and age structure
In 2011, the Korumburra district had an estimated population of 4,373 people.
Within the next 20 years the area is expected to absorb an additional 1,931
people, equating to an estimated population of 6,304 people by 2031 at an
average annual growth rate of 2.29%.
In 2011, the most dominant age groups were 60-64 year olds and 10-14 year olds,
capturing 7.5% and 7.6% respectively of the population.
Overall, approximately 27% of the population was aged 19 or under, and 19%
were aged 65 years and over.
Households
In 2011, Korumburra had an estimated 1,732 households. The dominant
household type in the district was couples without dependents, which accounted
for 32% of all households, followed closely by lone person households which
accounted for 28.7% of households.
By 2031 it is expected that there will be a total of 2,667 households
accommodated in the Korumburra district. The main changes in household type
between 2011 and 2031 are forecast to be:
The largest increase is forecast to be in couples without dependents, which
will increase by 329 households, comprising 33.1% (884) of all households by
2031.
Lone person households are also forecast to increase by 280 households. By
2031 Lone person households will comprise 29.1% (777) of all households
compared to 28.7% in 2011.
In 2031 the most dominant forecast age
groups will continue to be 10-14 year olds
and 60-64 year olds with 6.9% and 6.7%
of the population respectively.
The number of people aged undeD
under 19 is forecast to increase by 494 (45%),
representing a slightly lesser proportion of the population at 25.2%. The number of
people aged over 65 is expected to increase by 646 (78.3%), and represent 23.3%
of the population by 2031.
The age group which is forecast to have the largest proportional increase (relative
to its 2011 population size) by 2031 is 70-74 year olds, who are forecast to
increase by 96.2% to 314 persons.
Dra
5.2 Framework plan implications
The need to plan for a growing ageing population.
A large and growing proportion of lone and single person households.
Recognition of Korumburra’s continuing popularity as a place for families and
relatively consistent household structures anticipated over time.

Korumburra Town Centre Framework Plan | Context Report 10
6 Stakeholder engagement
A comprehensive engagement strategy has been prepared to guide community and
stakeholder input into the preparation of the Framework Plan. The engagement strategy
seeks to ensure all communications and engagement activities are undertaken in such a
way as to promote active participation from a broad cross-section of the community. To
achieve this, events and workshops have so far included:
Town Centre Forum #1 (March 2013)
Street stall display (March 2013
Project bulletins (ongoing)
Web and email updates (ongoing)
Business and user surveys (March 2013)
As part of the background stage, the first round of stakeholder and community
engagement was undertaken to develop an improved understanding of the Korumburra
Town Centre, as well as identify what are perceived as the issues in the Centre. This
included targeted meetings with Council officers, relevant authorities, key stakeholders
and community groups, a public forum with the broader community and a street stall
display. These events were held as Town Centre Forum #1 on 14th and 15 th of March
2013. Business operator and user surveys were also distributed as part of the first Town
Centre forum.
6.1 What we heard
The following is a summary of the feedback received via Town Centre Forum #1, the
Street Stall Display and analysis of survey results. It is important to note that these
comments in no way reflect future project outcomes, but provide a record of feedback
that has been received to date from the key stakeholders and the broader community.
User survey
A user survey seeking feedback on a range of issues was distributed to residents and
business owners within the immediate vicinity of the Town Centre. The user survey was
also available at various locations within the Town Centre, from Council’s website,
distributed at Town Centre Forum #1 and at the Street Stall Display. Over 110 survey
responses were returned to Council. The following provides a summary of the feedback
received through the user survey, the full results of which can be found at Appendix 3.
The majority of respondents use the Town Centre for shopping and/or business
services (75%), followed by as a resident (48.9%) and for work (14.1%).
The majority of respondents liked the Town Centre because of the views to the
hills (72.8%), followed by the heritage-style buildings (69.6%) and the variety of
shops (30.4%). Other main reasons not listed for which respondents liked the town
centre include: the friendly, welcoming atmosphere; and the small town/ village
feel.
The majority of respondents thought the appearance and function of the
Korumburra town centre could be improved by the Streetscape (e.g. seating,
paving, landscaping etc) (69.7%), followed by the presentation of buildings
(57.3%).
Other popular suggestions for 52.8% of respondents suggested other
improvements including: a town square/ plaza/ meeting spaces; street
improvements, including more rubbish bins, seating, lighting, greenery and public
toilets; redirecting through traffic; more parking; more spaces for children and
young people; and improving the entrance to town at the saleyards.
Improvements to the town centre suggested by a majority of respondents, in order
of most responses, include:
Maintenance of buildings in the main street, to make the street more attractive
(for example consistent heritage theme or colours, visual improvements);
More car parking, including disabled car parking, and better directional
signage to car parking for safety (specific areas suggested for more car
parking include: main street, the top end of commercial street, post office,
supermarket, chemist and doctors);
More seating, especially near the top of the hill and in main street;
Improvements to the footpaths to make them even and non-slip;
More pedestrian crossings including at the top of commercial street and on
main street;
More crossovers from the footpath to the street, which match at each side for
ease of crossing, particularly rly for elderly and mobility
impaired;
Improvement of the saleyards s as a gateway to the
town; and
More visual interest est in the streetscape ie. murals, sculptures, colours,
landscaping.
Draft
Summary of what we heard
What people like
The heritage buildings
Views to the hills
Friendly/welcoming atmosphere
Small town / village feel.
What needs improvement
Streetscape (paving, seating, landscaping,
lighting, bins)
Presentation of buildings -visual interest
Signage to car parking
Pedestrian crossings
How people get to the town centre
By car (71.7%)
By foot (21.7%)
Most popular destinations
Supermarket
Newsagent
Post office
Bakery
Cafes and restaurants
What shops, services or facilities are missing
Second supermarket
Discount Department Store (Kmart,
Target, BigW)
Shoe Shop
Clothing store (Rivers)
Outdoor plaza, meeting space
Recreation spaces
Dedicated youth space
Longer trading hours

11 Korumburra Town Centre Framework Plan | Context Report
Business survey
As part of the engagement process, business operators in the Korumburra Town Centre
were asked their opinions about the Town Centre and its economic prospects via a
survey. Fourteen respondents completed the survey and their full results can be found
at Appendix 3. Responses can be summarised as follows:
Some growth in the Centre was expected. Whilst most firms expected to stay the
same, more firms were expecting to employ more people over the next two years
compared with firms that were expecting to employ fewer people. Similarly, more
firms were expecting to increase their floorspace over the next two years than
were expecting to decrease it. Overall, respondents had a “moderate” expectation
for business prospects in the Town Centre.
Most businesses were not intending to move or close in the next two years. Of
those that were expecting to move, most were likely to remain within Korumburra.
Key barriers to business growth were seen as:
Poor market conditions (eg poor returns in the dairy industry)
Poor amenity of available business space in the Town Centre
Not sufficient people in the Town Centre because of a lack of key attractors
(eg supermarket)
Finding a car-parking space was nominated as the most significant barrier in terms
of accessing the Centre. However, no respondents nominated additional carparking
as their key priority. There was recognition that car parking in Little
Commercial Street was probably adequate but that access to it was poor (and this
was nominated as the single most important improvement to access and
circulation in the Centre).
When asked to nominate additional services or facilities in the Town Centre,
respondents suggested:
Improved bicycle parking and access
A town bus and improved taxi services
New shops, especially a supermarket
Local craft and produce outlets
Outdoor fitness trail
Improved signage and seating
Easy access business support services
The visual appearance of Commercial Street and, to a lesser extent, Little
Commercial Street were seen as very important to the business prospects of
respondents and the success of the Centre as a whole.
Clearly, business respondents were keen to see improvements in the appearance
and function of the Centre and in the quality of the business space available.
Town Centre Forum #1
Town Centre Forum #1 was held on 14 and 15 March. This forum involved themed
meetings with Councillors, Council officers, State Government Department and an open
public meeting with the wider community. At these meetings, numerous ideas,
suggestions and opportunities for improving the Town Centre were put forward by the
community and other stakeholders. The following is a brief summary of the key issues
and opportunities raised:
Streets for success
Issues
Not a very walkable town due to slope
Council seen as an impediment to
development – need for Council support
Lack of retail variety and competition
High escape expenditure
Investment attraction in town centre
Getting around and access
Issues
The ‘dog-leg’
Poor driver visibility on Commercial
Street (Post Office car park)
Lack of signage to parking areas
Poor access to bus stops
Accessibility of public toilets
Difficulty accessing parking
Lack of enforcement of speed limits and
parking restrictions
Opportunities
Railway Station
Creating a town centre that makes
people want to stop and explore
Radovick Street as the major road link
from growth areas
Public gathering space
Youth space
Coleman Park
Extended businesses operating hours
Under-utilised senior citizen car park
More entertainment and public events in
the street
Encourage trade supplies to relocate out
of the town centre
Draft
ora
Opportunities
Better use for car parking areas
More caravan parking
More activities for youth
Bicycle facilities – paths, parking etc
Improve footpaths
Better through connections to
Commercial St (laneways are being
blocked)
Look and feel
Issues
Poor appearance of town centre,
particularly some shops
Lack of a brand / identity
Visually not appeal
Poor signage
Other meetings and submissions
Opportunities
Reinvigorating Korumburra
Potential for a diverse range of housing
opportunities in the town centre
Protect historic buildings
Reflect traditional built form
characteristics in new development
Need to improve shop frontages and
window displays
Tradition of public art (murals) in
Korumburra
Public space around railway station
Uniform approach to paving, street
furniture, lighting, marketing etc
Consistent brand and image for town
centre. Ideas included: one tree hill,
green rolling hills, Korumburra sunset –
gold, verandahs vertical wooden
elements, Korumburra rocks
(earthquake centre), murals/paintings,
warm and friendly, charm and character,
history and hertiage
Creating views to the railway station
Improving the town centre entrance /
gaeway
As part of the events associated with Town Centre Forum # 1, Council Officers met with
Korumburra High School Students and the Access and Inclusion Advisory Committee. A
summary of the feedback and comments received as relates to the Town Centre is
provided below.
Access and Inclusion Advisory Committee
The topography make it very hard to get around to the shops
Lack of seating (and shelter) in the main street, at Court House and Police Station
Parking is difficult on Commercial Street and more disabled parks are required.
Limited linkage or pathways between shops, parking and other facilities.
Lack of directional signage in the Town Centre.
The public toilet location is difficult to access.
Except for the existing traffic lights, the Highway lacks safe pedestrian crossing
points, especially at the top of the hill.

Korumburra Town Centre Framework Plan | Context Report 12
Ideas for Korumburra’s future included:
A shuttle bus service to get around the town, residential and service areas.
Another supermarket to create some competition.
A train service to Cranbourne.
Braille signs at tourist destinations and ATMs.
Students
Students were asked what they want in Korumburra. Their ideas, as relates to the Town
Centre are summarized below.
A music centre.
An outdoor place with opportunities for water play.
Improved public transport services.
More places to visit and find employment.
A shopping plaza.
A skating rink - roller and/or ice skating
Outdoor chess (large size) but under a shelter.
A video games arcade.
Places to shop at, do things and get food when people are visiting Korumburra.
Laser tagging venue, Go-Karting.
A shop selling video/computer games.
A market with a variety of clothes, old and new.
A playground for older people (teenagers).
More food places (including brand name fast food outlets).
Nightclubs & bars for younger people.
Drive-in cinema or movie nights.
An ice-creamery.
A gym (including womens only)
Draft

13 Korumburra Town Centre Framework Plan | Context Report
7 Policy context
A range of State, Regional and Local Planning Policies, plans and reports are relevant to
the planning, development and management of the Korumburra Town Centre. A
detailed analysis of the relevant policy context, including existing planning controls
applying to the study area, is contained table format in Appendix 1. The following is a
brief summary.
7.1 State Planning Policy Framework
State Planning policies are overarching policies that affect land use and development
throughout Victoria. The State Planning Policy Framework covers strategic issues of
State importance addressing settlement, environmental and landscape values,
environmental risks, natural resource management, built environment and heritage,
housing, economic development, transport and infrastructure.
Clause 15 of the State Planning Policy Framework sets out ten principles to guide
positive built environment and heritage outcomes. These principles provide the
foundation for the recommendations of this project and primarily seek to “create urban
environments that are safe, functional and provide good quality environments with a
sense of place and cultural identity.” Of key importance is the responsiveness of
development and planning to the particular location and site context of an area. The
clause encourages the protection and enhancement of key landmarks and vistas, places
of heritage significance. Architectural and landscape architectural quality is also upheld
as an important factor in new development in existing urban areas. In addition, design of
places and spaces to ensure and support community safety and the protection of
‘neighbourhood character’ are also objectives.
7.2 Regional policies
Regional policies, while not having an immediate impact on the Town Centre, provide
the overarching regional framework for which land use and development within South
Gippsland Shire, including its settlements such as Korumburra, is to be guided.
Regional planning policies and plans recognise that there will be considerable
population growth across the Gippsland region, particularly in areas within closest
proximity to metropolitan Melbourne, such as Korumburra. A hierarchy of urban centres
is designated across the region. Korumburra is identified as a ‘District Town’ with
moderate growth potential is the Gippsland Regional Plan.
7.3 Municipal strategic statement and local planning policies
The Local Planning Policy Framework contains the Municipal Strategic Statement and
local planning policies. The framework identifies long term directions about land use and
development in the Shire; presents a vision for the community and other stakeholders;
and provides the rationale for the zone and overlay requirements, and particular
provisions in the South Gippsland Planning Scheme.
Clause 21.04-5 Korumburra was recently introduced into the Planning Scheme following
Adoption of Amendment C70, which implements the Korumburra Structure Plan, 2010.
This clause includes specific objectives, strategies and actions relevant to the Town
Centre that the KTCFP must have regard to.
Relevant objectives:
To maintain the primacy of the Town Centre as the retail and service hub of the
town.
To actively support the establishment of new retail opportunities in the Town
Centre Retail Core.
To improve highway traffic movement through the town.
To provide strong pedestrian and cycling connectivity to the Town Centre, key
community assets and the schools.
Relevant strategies:
Maintain a compact, convenient and well-connected Town Centre that is the
primary activity hub of the town.
Actively encourage major retail, office and community developments to
concentrate in the Town Centre Retail Core, comprising the blocks bounded by
Commercial Street, King Street, Victoria Street and Bridge Street.
Encourage the consolidation of sites in the Town Centre Retail Core to
accommodate new large floorspace developments.
Promote development in the Town Centre that improves pedestrian connectivity
and the layout and operation of car parking, and enhances the amenity of the
streetscape.
Strongly discourage the development elopment of new retail uses outside of the Retail Core
where such uses may weaken the principal role
of the Town Centre.
Support the protection of the town’s heritage buildings and streetscapes in
recognition of their central role in protecting the rural township character and
‘sense of place of Korumburra.
Support tourism developments that promote Korumburra as a tourist destination
and plan for the provision nof
services and features that support highway tourism
traffic.
Ensure new development and road traffic improvements do not compromise the
longer term potential return of rail services to Melbourne.
Relevant actions
Draft
Prepare an updated Town Centre Framework Plan to encourage major retail,
office and community proposals to concentrate in the Town Centre Retail Core in
accordance with the principles established in the Priority Development Panel
(PDP) report May 2010.
Investigate with VicRoads plans for traffic management, calming and pedestrian
safety improvements along South Gippsland Highway and Radovick Street within
the Town Centre in accordance with the PDP’s recommendation.
7.4 Zones
Business 1 Zone (B1Z)
Public Use Zone (PUZ)
Road Zone Category 1 (RDZ1)
The majority of the study area is included in the
Business 1 Zone (B1Z). This is the main zone
applied in most retail/commercial areas across
the State. It allows a wide range of commercial
activities to take place, which is considered
appropriate for a town centre. The purpose of the
Business 1 Zone is:
To encourage the intensive development of
business centres for retailing and other
complementary commercial, entertainment
and community uses.
Within the Korumburra Town Centre, the Public
Use Zone (PUZ) generally applies to the car
parking areas on Little Commercial Street and to
community uses such as the Library, Childcare
and Seniors Citizens Centre. The purpose of the
PUZ is:
To recognise public land use for public utility
and community services and facilities.
To provide for associated uses that are
consistent with the intent of the public land
reservation or purpose
The South Gippsland Highway and Radovick
Street are both included in the Road Zone
Category 1 (RDZ1). These roads are declared
roads and VicRoads is the responsible authority.
The purpose of the RDZ1 is:
To identify significant existing roads, and
land, which has been acquired for a
significant proposed road.

Korumburra Town Centre Framework Plan | Context Report 14
7.5 Overlays
Heritage Overlay (HO)
The Heritage Overlay (HO) identifies sites of local and State heritage significance
(Victorian Heritage Register) and is used to protect places that have heritage value,
meaning that individual buildings or whole urban precincts may be covered. The
purpose of the HO is:
To conserve and enhance heritage places of natural or cultural significance and
those elements which contribute to the significance of heritage places.
To ensure development does not adversely affect the significance of heritage
places.
To conserve specifically identified heritage places by allowing a use that would
otherwise be prohibited if this will demonstrably assist with the conservation of the
significance of the heritage place.
There are three individual sites within the study area, which are affected by the HO:
HO5: Part of Korumburra Railway Station Complex (local significance)
HO18: Korumburra Railway Station Complex (Victorian Heritage Register)
HO53: Korumburra Post & Telegraph Office (former), 24-26 Bridge Street
HO63: Korumburra Comfort Station for Women (former), Radovick Street
Public Acquisition Overlay (PAO)
The Public Acquisition Overlay (PAO) has been applied to various parcels of land behind
Commercial Street that particularly relate to off street car parking areas.
The PAO is used to identify land which is proposed to be acquired by an authority or to
reserve land for a public purpose and to ensure that changes to the use or development
of the land do not prejudice the purpose for which the land is to be acquired.
7.6 Relevant council reports and documents
As discussed above, Korumburra has been the subject of a substantial planning effort
over a number of years. These studies provide considerable background material that is
relevant to the Korumburra Town Centre Framework Plan.
In addition, the South Gippsland Shire Council has completed number of Shire-wide
strategies which review recreation, economic, heritage, health and wellbeing, economic
development and settlement and housing issues across the Shire. These all provide
relevant background material and are summarised in Appendix 1.
Draft

Korumburra Town Centre Framework Plan | Context Report 16
8 Economic analysis
Tim Nott has undertaken an economic analysis of the Korumburra Town Centre to assist
the Project Team, Council and community understand the supply and demand for
commercial land and activities. This analysis draws upon previous work, including the
Korumburra Retail Assessment undertaken in 2007 (Tim Nott, 2007). It has also relied
on consultant estimates and forecasts as well as on primary and secondary data from a
variety of Government and commercial sources. The key findings are summarised
below: A full copy of the Economic Analysis report is included in Appendix 2.
8.1 Activity
A survey of commercial activity was undertaken in March 2013, the results of which are
summarised below.
The town centre has a total floor space of 21,200m², of which 9,500m² is
dedicated to retail goods and services.
Other significant activity generators are automotive services (petrol stations, tyre
sales and auto repairs), business services (including lawyers and accountants),
trade supplies (wholesale activities) and hotels and clubs, health and community
services, finance and insurance (banks) and cultural and recreational services
(including the library and the Masonic Hall).
Based on the existing floorspace, the Town Centre provides full and part time
employment for an estimated 600 people, most of whom are likely to live in the
local area. This makes the Town Centre a key employment node in for the Shire.
8.2 Trade area demographics
Korumburra town centre is located within the centre of the township along South
Gippsland Highway and acts as the main activity centre for the township and its
surrounding district. The trade area of an activity centre is the area from which it
gets most of its sales; the area from which residents naturally visit the centre to
obtain particular goods and services.
Figure 6: Trade area of Korumburra Town Centre
The area has been set with reference to the location of surrounding centres (eg.
Leongatha, Wonthaggi, Cranbourne, Warragul and Moe) and following previous
economic analysis reports.
The population of the Korumburra trade area is expected to grow from 8,900 in
2012 to 10,590 in 2021 and 12,860 in 2031.
Whilst there are variations across the Korumburra trade area, on average, the
area is older, with slightly fewer people per household and with significantly lower
household incomes than for Victoria as a whole. However, compared with the
South Gippsland Shire and Country Victoria, the area has slightly higher
household incomes.
8.3 Retail analysis
The retail function of the centre is as a local convenience service with extensive
services for those who do not have the resources to travel (a high proportion of opshops,
for example) and for those who are travelling lin through (with floorspace
devoted to cafés and restaurants being larger than that devoted to food and
groceries). The centre does not cater strongly for the weekly retail needs of its
trade area, which is traditionally the role of centres of this
type and size.
Total employment at the centre is estimated at 600 people, most of whom are
likely to live in the local area
Retail sales at the centre are estimated ted at approximately
$49 million in 2012 (refer
Table 1), 78% of which comes from people living in the catchment and 22% from
visitors living outside the catchment.
chmen
Table 1: Estimate of retail sales, Korumburra
town centre, 2012
Retail turnover
Activity
density
Sales
m
$/sq m $m
Food and groceries DFloorspace
Dsq
D1 1,680 $7,800 $13.1 27%
Non-food goods 4,420 $4,800 $21.2 43%
Food service 2,680 $4,500 $12.1 25%
Retail services 672 $3,800 $2.6 5%
Total 9,451 $5,200 $48.9 100%
The annual retail spending of catchment residents in shops is estimated at $109
million (Table 2) with 35% of this being spent at Korumburra town centre. Most of
the remaining 65%, or $70 million (Refer Table 3), “escapes” from the catchment
to larger centres such as Leongatha, Wonthaggi and Warragul.
Floorspacer
Draft
The capture of spending on food and groceries is low (24%) because of the rather
small supermarket in the centre and the lack of specialist food shops. A normal
capture rate in food and groceries for centres of this size would be between 60%
and 70%.
The centre does capture a relatively high proportion of food services (café,
restaurants and take away food), which service the needs of both local residents
and visitors alike.
Table 2: Estimate of annual retail spending, Korumburra Trade area, 2012
Retail activity
Retail spending per
person
Country
Victoria
Korumburra
trade area
Total retail
spending by
trade area
residents
$ $ $m
Retail spending in
shops
% of total
spending $m
Food and
groceries $5,500 $5,500 $48.9 99% $48.4
Non-food goods $5,300 $5,500 $48.9 94% $46.0
Food service $1,300 $1,300 $11.6 99% $11.5
Retail services $400 $400 $3.6 80% $2.8
Total retail
spending $12,500 $12,700 $113.0 96% $108.7
Table 3: Retail Escape Spending, Korumburra town centre, 2012
Retail
activity
Food &
groceries
Non-food
goods
Food
service
Retail
services
Retail
sales
Share
of sales
to
visitors
Spending
by
visitors
Sales to
residents
Total
spending
by
residents
$m % $m $m $m %
Escape
spending
$13.1 10% $1.3 $11.8 $48.4 $36.7 76%
$21.2 20% $4.2 $17.0 $46.0 $29.0 63%
$12.1 40% $4.8 $7.2 $11.5 $4.2 37%
$2.6 10% $0.3 $2.3 $2.8 $0.6 19%
Total $48.93 22% $10.6 $38.3 $108.7 $70.45 65%

17 Korumburra Town Centre Framework Plan | Context Report
8.4 Future retail demand
A series of assumptions are made to forecast retail demand at Korumburra Town
Centre by 2031:
Population in the trade area is expected to grow by around 4,000 people
between 2012 and 2031. This growth is expected in newly developing
residential areas of Korumburra Township and in the newly small towns of
Loch, Poowong and Nyora.
Online retail sales are expected to grow from 4% to 15% of all retail sales by
2031.
Table 4 provides an estimate of retail spending by trade area residents of $144
million by 2021 and $197 million by 2031, which is an increase of approximately
$88 million than present conditions. This calculation assumes that retail spending
per person will grow by 1% per year on average in real terms over the period to
2031. This reflects past growth trends in retail spending over several economic
cycles as real wages have grown and new products have been introduced. The
estimates in the following table are based on the trade area population forecast
outlined above.
Table 4: Estimate of annual retail spending by trade area residents, 2021 and 2031
Retail
activity
Food and
groceries
Non-food
goods
Food
service
Retail
services
2021 2031
Retail spending Total retail Retail spending
per person spending per person
Total retail
spending
$/per person $m $/per person $m
$6,000 $63.5 $6,600 $84.9
$5,800 $61.4 $6,600 $84.9
$1,400 $14.8 $1,600 $20.6
$400 $4.2 $500 $6.4
Total $13,600 $144.0 $15,300 $196.7
How much of this spending will be undertaken at Korumburra Town Centre will
depend on a wide range of factors which are explored in detail in Appendix 2.
Many similar sized towns to Korumburra have two supermarkets and some have
one of the major operators, such as Coles, or Woolworths/ Safeway indicating a
supermarket of significant size (usually >2000m²). The economic assessment
assumes that the Korumburra Town Centre can achieve a market share of 50% of
the resident spending in its own trade area, mainly through the provision of larger
supermarket facilities.
8.5 Future retail development
The forecast expects additional growth of 2,600m² of retail space by 2021 and
5,600m² by 2031 when compared to the existing supply (2012). This growth
depends mainly on the provision of a new medium- sized supermarket.
Table 5: Forecast retail floorspace supported, Korumburra town centre, 2021
Retail
activity
Food and
groceries
Non-food
goods
Food
service
Total sales
at
Korumburr
a TC
Retail
turnover
density
Retail
floorspace
supported
Current
retail
floorspace
Additional
floorspace
supported
compared
with 2012
$m $/sq m sq m sq m sq m
$41.3 $10,000 4,100
$22.7 $5,000 4,500
1,700 2,400
4,400 100
$14.1 $4,700 3,000
2f
2,700 300
Retail
$2.0 $4,000 500
services
700 -200
Total $80.0 12,100
9,500 2,600
Table 6: Forecast retail floorspace supported, Korumburra town centre, 2031
Retail
activity
Food and
groceries
Non-food
goods
Food
service
Retail
services
$/D
densityra
RetailDr
aft7
Additional
Total sales
Retail Retail
floorspace
at
turnover floorspace Current supported
Korumburr
density
supported retail compared
a TC
floorspace with 2012
$m Dd
D$/sq m
sq m sq m sSq m
Draft
$50.9 $10,500 4,800 1,700 3,100
$29.7 $5,300 5,600 4,400 1,200
$19.5 $4,900 4,000 2,700 1,300
$2.9 $4,200 700 700 0
Total $103.0 15,100 9,500 5,600
Local centres within the Korumburra trade area, including Loch, Nyora and
Poowong, where retail provision may expand to improve the convenience
services to the growing number of local residents.
8.6 Future non-retail development
Whilst retailing in the town centre may be the most dynamic activity, more than
half the activity space (12,700 sq m ) is taken up by non-retail activities. This
space provides health and community services, professional services, banks and
trade supplies, hotels and clubs, which are all important to the level of service for
residents and businesses in the trade area.
Demand for non-retail space is likely to be more fluid. There is potential to attract
investment in offices catering to health and professional service providers, bars,
gyms and boutique accommodation. Some of these activities could be developed
above existing shops.
The report anticipates that 30% of additional space requirements will be for nonretail
activities.
8.7 Summary
It is expected that 7,100m² of additional space is required in the town centre by
2031. 5,600m² of the anticipated future growth is forecasted for additional retail
floor space within the centre (table 12- 13).
Table 7: Net space potential, Korumburra Town Centre, 2021 and 2031 (sq m)
2021 2031
Retail space requirement 2,600 5,600
Non-retail space (30% of total) 1,100 2,400
Total additional space 3,700 8,000
Existing vacant space 900 900
Net space requirement 2,800 7,100
Taking into account the existing vacant space, vacant sites and under- utilised
land, there is ample room for expansion within the existing town centre for the next
decade.
In the longer term, extension of the town centre along Mine Road and into
residential properties on the north side of Victoria Street can provide for growth.
The future growth of Korumburra town centre will depend in part on competition
from surrounding centres, especially in the food and grocery sector. This
competition may come from:
Leongatha, which is already the chief grocery shopping destination of many
local residents and which is likely to expand its supermarket provision over the
timeframe of this study.

Korumburra Town Centre Framework Plan | Context Report 18
8.8 Framework plan implications
The following measures to improve the competiveness and future performances of the
Town Centre are suggested by the preceding analysis and by the views of business
operators expressed through surveys and in discussion:
Provide support for the proposal to redevelop the library and adjacent sites for a
significant supermarket in order to deliver improved food and grocery services that
will attract trade area residents back to the centre.
Improve the provision of food, including green-grocer, another butcher, ice-cream
etc.
Provide support for the proposal to develop a community hub in a central location
in the town centre to house the library and other community services, with the
potential to provide a design that generates an attractive open space/piazza.
Whilst additional shop space (apart from a supermarket) is not presently required,
over time trade and automotive activities could be encourages to relocate from the
town centre to designated industrial areas.
Consider the establishment of a special rate to generate funds for promotion and
marketing of the centre.
Develop a more attractive and comprehensive online presence for the centre with
links to traders and timely promotion of events.
Encourage the use of empty retail spaces for community uses or pop-up shops.
Encourage the development of shop top residences and office uses in order to
improve the vibrancy of the centre.
Highlight the large collection of op-shops with signage and a walking trail brochure
(which could be a mobile phone application) in order to attract visitors.
Ensure that services to visitors are provided throughout the weekend and evening
by developing a roster of opening times.
Encourage the use of customer service improvement programs.
Improve pedestrian and cycle links into the surrounding residential districts
through signage, improved crossings and bicycle lanes.
Ensure that any new buildings achieve a high quality design, adding to the
physical attractiveness of the centre.
Develop some attractive and protected on-street seating for cafés and restaurants.
Create a piazza in an appropriate central location to encourage pedestrians to
linger and develop a more pedestrian-friendly atmosphere.
Commission art for public spaces and encourage provision of public art as part of
new developments of sufficient scale.
In appropriate locations within the centre, encourage quality residential
development and offices that will improve the local demand for goods and services
and extend the hours of activity in the centre.
Improve car-parking areas to generate more usable space.
Draft

19 Korumburra Town Centre Framework Plan | Context Report
9 Urban structure and land use
The Korumburra Town Centre is a rural service centre with a sub-regional catchment in
South Gippsland. It is the main focus of urban activity within the township, and for
surrounding small settlements and rural areas. The Town Centre will continue to serve
the primary retail, servicing and community needs of Korumburra. The urban structure
and land use analysis map overleaf identifies key aspects of land use activity and the
type of development generated in different parts of the Town Centre.
The Town Centre has developed over time along Commercial Street and Bridge
Street. These streets comprise the retail and commercial core of the Town
Centre, and provide a traditional strip-shopping centre experience.
The urban structure of the Town Centre is primarily informed by the existing grid
street network, the South Gippsland Highway and the associated ‘dog leg’ at the
‘top of the town’ and the railway line, which runs parallel to the highway.
Commercial attractions and activities within the Town Centre are fragmented.
Mine Road, in particular, is only sparsely occupied with economic activities.
South Railway Crescent is the supermarket precinct, comprising the IGA
supermarket, associated shops and car parking. This location is slightly out-ofcentre
and disconnected from other core retail activities. It effectively splits the
functions of the Town Centre between comparison retail and service precinct
(Commercial Street/Bridge St) and a convenience retail precinct (the IGA
supermarket in South Railway Crescent).
The south side of Commercial Street provides the primary retail experience of the
Centre and the traditional Main Street experience. There are a variety of shops,
offices, banks cafes and restaurants located on the south side of Commercial
Street.
The north side of Commercial Street comprises a number of light industry /
services uses, including two petrol stations, which dilutes the retailing activities of
the Centre. Notably the Post Office and Bendigo Bank are located on this side of
Commercial Street
Mine Road provides a less active business precinct comprising secondary
retailing, services and small scale manufacturing.
A range of community services are provided behind Commercial Street, principally
within the block between Little Commercial and Victoria Streets. This includes the
Korumburra library, gallery and community meeting room, which despite having a
main road frontage to Commercial Street, present an inactive interface to the
street with access to each facility located either down the side of the building or
King Street.
There is a civic precinct at the southern end of Bridge Street, which includes the
Police Station, Courthouse and Uniting Church. h. A
number of restaurants and
cafes are also located in Bridge Street (on the west side).
The Korumburra Railway Station is a focal point within the
Town Centre and
currently functions on weekends as part of the South Gippsland Tourist Rail.
Tourism opportunities associated with the historic station are not being maximised
primarily because it is visually and physically disconnected from the main street.
Draft
A number of underutilised / undeveloped of parcels of land are scattered
throughout the Centre. Key sites include land on the east side of the Library,
undeveloped land at the rear of properties fronting Commercial Street.
There is an abundance of off street surface car parking areas within the Town
Centre. Surface car parking areas in Little Commercial Street are poorly
configured and underutilised. Combined within this, ‘back of house’ functions such
as waste storage associated with the retail core are the primary interfaces with
Little Commercial Street.
Residential properties are located within the Business Zone behind Commercial
Street on the corner of King and Victoria Streets.
The western Town Centre Gateway is addressed by a terraced park on the side of
the railway embankment.
Other land use activities within the Town Centre are often of a temporary nature.
This includes a number of events and festivals such as the Korumburra Buskers
Festival and the Swap meet, as well as a small number of outdoor dining areas.
Within the immediate vicinity of the study area are a number of recreation, open
space and education facilities including Coleman Park, the recreation precinct to
the west incorporating the Indoor Leisure Centre, Bowls Club and Tennis Courts.

21 Korumburra Town Centre Framework Plan | Context Report
10 Built form and character
The Korumburra Town Centre is made up of several disjointed built form sub-precincts;
each distinguished by varying built form characteristics, a mix of fine and broad grain
developments, building eras and architectural styles.
10.1 Existing built form
Generally built form within the study area is low in scale (1 - 2 storeys) with
existing traditional buildings and large format industrial and retail buildings
presenting higher forms within the streetscape.
Fine grain development is generally concentrated on the south side of
Commercial Street. This precinct generally comprises terraced shops, often with
tall parapets of a traditional 1 -2 storey building height (equivalent to a 2 -3 storey
contemporary building). Buildings are built to the front boundary along the street
edge, forming a continuous street wall. A vacant lot to the east of the library
presents a break in an otherwise consistent shopping strip, which incorporates
continuous canopy cover over the footpath and active shop frontages.
Opportunities for future rear infill development exist within the western end of this
precinct.
Broad grain development is concentrated on the north side of Commercial
Street in a linear fashion. Commercial and industrial development presents a
mixed and fragmented character due to inconsistent front setbacks, the historic
railway station, underpass access entry, car parking layouts and access
arrangements, variation in the natural topography and varying building typologies.
This precinct is ‘book-ended’ on both ends by service stations and industrial
garages. Larger single storey traditional buildings exist mid-block. Such buildings
are built to the street edge and provide a zero lot street wall and consistent canopy
cover over the footpath.
Radovick Street forms a seamless connection to Commercial Street with a cluster
of taller 1- 2 storey traditional buildings anchoring the junction, including the
interwar Lynton House with its tower and the two storey Korumburra Hotel at the
street corners. The south-east side of Radovick Street presents a particularly
attractive, intact series of heritage significant buildings. Commercial development
presents a mixed development grain, with fine grain development framing the
entrance into Little Commercial Street and broad grain development to the north
and south. Buildings generally have a consistent zero lot street wall with dispersed
breaks due to vacant land, surface car parking and accessways to car parking via
Little Commercial Street.
Bridge Street presents the most varied built form character within the study area
boundary. This is largely due to the extent of community/ civic frontage on the
eastern side of the road. Buildings at the northern n end display similar
characteristics to Commercial Street with zero lot street walls, active frontages and
continuous canopy cover over footpaths. To the south,
developments are
generally larger with inconsistent presentation tion due to varied
front setbacks, breaks
in the street wall and varied building styles.
The western end of Victoria Street and along King Street
form the residential
precinct within the study area a boundary.
Dwellings are generally single storey,
detached in the form of traditional al cottages. Streetscapes are characterised by
Draft
large consistent front setbacks with established front gardens and low front
fencing.
10.2 Architectural styles and eras
Three architectural styles are prevalent in the Town Centre: Victorian, Federation
and Interwar.
Late Victorian development includes some of the oldest historic buildings in
Korumburra. Such buildings generally present as narrow frontage shops with
robust parapet forms, predominantly made of brick and render. 93 and 97-101
Commercial Street are thought to be some of the oldest shops in Korumburra and
the only examples of Victorian shopfronts remaining in the township.
Federation development presents as more notable built forms, often in a broad
grain setting at prominent locations such as the Korumburra Railway Station
(Queen Anne style) and the former Post and Telegraph office. Sutcliffe’s Buildings
in Commercial Street are also prominent Federation shops with the study area.
There are a number of interwar buildings, predominantly located along Radovick
and Bridge Streets within the study area.
Post-war and contemporary developments, mostly along Commercial Street are
generally larger forms, finished in concrete render.

Korumburra Town Centre Framework Plan | Context Report 24
11 Landscape and visual setting
The visual setting of Korumburra is strongly influenced by its topography and the rolling
hills surrounding the township. Such elements contribute to establishing a distinctive
and memorable Town Centre character. The key landscape and visual setting features
of the study area are described below and illustrated overleaf.
The Town Centre is characterised by undulating topography with the Commercial
Street and Bridge Street intersection positioned at the highpoint with land falling
away to the north, south and west. From the ‘top of the town’, at the eastern end
of Commercial Street, the land falls dramatically away to the west. As a result of
the topography, the historic buildings located around this intersection are visually
dominant.
The western end of Commercial Street, as well as Radovick Street are relatively
flat, however there are significant level differences between the Railway Station
precinct and Commercial Street. As such, built form appears more dominant
along the elevated streetscapes and in many instances frames directional views.
Long range views to the hills are available at numerous vantage points within the
Town Centre, particular from the eastern ends of Commercial Street and Little
Commercial Street.
Whilst the undulating topography enables long distance views to the hills, it also
acts as a visual barrier due to the significant rise and fall in the landscape. The
topography also makes pedestrian mobility more difficult than in a relatively flat
township. This has an effect on pedestrian safety and amenity. Likewise, the use
of retaining walls often results in unattractive view termination, restricted
accessibility and the perception of unpleasant pedestrian environment.
The location of a large shed to the south of the Railway Station also prevents
visual connection between the Town Centre and this important historical landmark.
The pedestrian underpass forms a direct connection between the Town Centre
and the Railway Station. However, this connection is hidden behind industrial
buildings and its visual relationship to the Commercial Street shopping strip could
be improved.
There are a limited number of public open space areas within the Town Centre,
with the majority open space areas being located outside the study area in the
recreation precinct to the west, Coleman Park to the south, and further from the
Centre at Coal Creek and the Botanic Gardens. Access to these facilities is
limited and their presence is not well established or identified within the Town
Centre.
There are two pockets of public open space for passive recreation located within
the study area itself. These are located on the south side of the railway line and
include land at the Town Centre Entry and the Post Office car park. These spaces
variously include picnic benches, shelter and established landscaping, with the
Post Office car park providing the only public toilets in the Town Centre. Access
and visibility is limited to the Town Centre gateway area, whilst access to the Post
Office car park open space area is difficult due to the busy nature of the car park
intersection with Commercial Street.
The periphery of the Town Centre is defined by vegetation along the railway
reserve and canopy trees in the public and private realm. This is particularly
evident along the southern end of Radovick Street and along Victoria Street which
are both defined by strong landscape belt. Plantings include both native and
exotic varieties located within street verges and front yards of residential
properties. To the south, on Bridge Street, is an avenue of significant trees, which
were established by Rotary.
There is a lack of landscaping ng along both Commercial and Little Commercial
Streets within the Town Centre. Commercial Street does have centre median
plantings, however these appear pear poorly maintained
and lack a consistent design
theme or colour. There is some low scale landscaping provided in brick planters
along the footpaths in Commercial Street. Again, these lack a consistent theme
and display little colour or variety. Little Commercial Street comprises paved,
sealed and gravel areas with little, if any soft landscaping.
Draft

Korumburra Town Centre Framework Plan | Context Report 26
12 Access and circulation
12.1 Demographics and travel behaviour
Approximately 27% of Korumburra’s population is aged 19 or under. This age
group is likely to require alternative modes of transport such as safe and
continuous walking and cycling routes and public transport services. In the
absence of these alternative modes, it is likely that this age group will be heavily
reliant on private vehicle transport by their parents or other adults. This is likely to
entrench attitudes and habits with respect to transport behaviour from an early
age.
Approximately 19% of Korumburra’s population is aged 65 or older. This age
group is likely to require a safe, convenient and accessible walking network, in
addition to public transport options. As people move through this age group, the
likelihood of them no longer being able to drive increases. As residents become
unable to drive, they are likely to rely on family and friends for mobility or move to
a more accessible location.
Other groups within the community that are also less likely to be able to drive
include disabled people and socio-economically disadvantaged.
Car ownership
A small proportion of households (6%) do not own a car, which is likely to reflect
the lack of viable alternative options for daily transport needs.
A high proportion of households own one car (35%). This group typically benefits
from improved walking, cycling and public transport options, as it means that if one
member of the household is using the car, the other member(s) still have
alternative means of accessing employment, services, recreation and the like.
Existing travel patterns
“Car driver” represents 85% of all Journey
to Work, reflective
of the relationship
between small regional towns and greater car priority.
Walking, cycling and public transport mode share is very low (

27 Korumburra Town Centre Framework Plan | Context Report
12.2 Road network
Commercial Street/South Gippsland Highway is a dual carriageway with median
strip and a parallel parking lane on each side. The carriageway consists of two
traffic lanes in each direction and a centre median space which is used for right
turn and U-turn lanes. Vehicle counts were taken in February 2013.
Approximately one in every 10 vehicles on Commercial Street is defined as a
heavy vehicle. Commercial Street has one signalised pedestrian crossing point at
the western end of the main retail centre.
Radovick Street comprises a single lane carriageway with angled parking on each
side.
Other arterial roads such as Station Street generally consist of one traffic lane in
each direction, with parallel parking, informal parking and provision of footpaths on
the residential side of the road.
Local roads within Korumburra town centre generally consist of sealed
carriageways. A number of roads have been updated to include kerb, channel and
provision of a footpath on at least one side of the carriage way. Parking tends to
be lined parallel or angled through the main centre, with informal kerbside or off
road (verge) parking on connector streets.
Freight and service vehicles
The presence and volume of heavy vehicle traffic through the Town Centre is
predominantly a result of the South Gippsland Highway freight route. Local freight and
small truck access is still required for deliveries and this occurs through the existing
network of local and arterial roads.
The following roads through the town are approved freight routes, based on VicRoads’
Heavy Vehicle Access Map:
Commercial Street / South Gippsland Highway
Radovick Street / Korumburra-Wonthaggi Road.
The existing industrial land uses to the north-east of the town centre are outside the
study area and attract a relatively small amount of freight traffic. This traffic travels has
the potential to travel through sensitive residential areas. Current freight volumes in this
area are relatively low, however future land use change in the surrounding region has
the potential to increase the amount of heavy vehicles moving through the town centre
to Melbourne.
Accident history
VicRoads’ Crashstats database has been reviewed for all casualty accidents in
Korumburra over the period 2007-2011. Analysis of this data indicates that:
The majority of accidents occurring in Korumburra were located in outlying rural
areas and involved vehicles.
Four out of the 27 accidents involved pedestrians or cyclists (three pedestrians/
one cyclist). One pedestrian accident occurred outside the study area to the
immediate south on Mine Road. A sole cyclist accident occurred between
Radovick Street and King Street, and involved no other vehicles.
Despite some clustering of accidents towards the town centre, no distinct pattern
was observed.
One pedestrian fatality was recorded for the period, however it falls outside the
town centre/ study area.
12.3 Car parking
There are approximately 831 car parking spaces in Korumburra Town Centre, with
a mix of parking restrictions and types for a variety of
users. The majority of car
parking in the Town Centre is located on Commercial Street and behind the retail
centre to the east on Little Commercial Street and around the station area.
Access from the car park areas to the main shopping centre can present some
barriers to safe and convenient access for users, particularly
those who are
elderly, with children in strollers and on mobility scooters. Elements that contribute
to these access issues include an undulating topography, lack of pedestrian
infrastructure and treatments tments such as footpaths, steps and rails, lighting and good
visibility. As a result, connectivity from
these areas to Commercial Street presents
challenges for equity and access to carparking areas and the town centre.
Car parking surveys were undertaken of
the study area by GTA Consultants on
Friday 14 February 2013. In this respect Table 1 below outlines the observed
parking demands during the day and indicates that there is ample capacity in the
overall parking network to cater
for peak demands.
Draft
Table 8: Car parking demand
Time Supply Demand Occupancy
9:00am 831 333 40%
11:00am 831 422 51%
1:00pm 831 413 50%
3:00pm* 831 433 52%
5:00pm 831 203 24%
*Peak demand of study area
Notwithstanding this, some perceptions exist of a lack of parking and minor congestion
due to circulating traffic in Commercial Street.
The key car parking issues for Korumburra can be summarised as follows:
There is a lack of clear directional signage to the main car parking facility located
to the south of the retail centre accessed via Little Commercial Street
Currently, during peak tourist times, there are some issues associated with
caravans and larger vehicles circulating to find car parking spaces in the town
centre. Suitable parking is available within Little Commercial Street car park and
informally on Station Street near the public toilets. However, there is a lack of clear
directional signage to these areas.
There are connectivity issues for pedestrians moving from the major car parking
areas to the retail functions of Commercial Street.
Given the overall surplus of car parking in the centre, consideration should be
given to dispensation for car parking requirements for new developments, in line
with the decision guidelines contained within the planning scheme.

Korumburra Town Centre Framework Plan | Context Report 32
14 Implications of analysis
Based on the preceding context review, a summary of the Town Centre’s strengths,
weaknesses, opportunities and threats (SWOT) has been prepared. SWOT analysis
helps to develop a realistic assessment of how strengths and opportunities can counter
weaknesses and threats to the Town Centre’s future. It also provides a basis to develop
a series of meaningful ambitions and directions that will inform the creation of the
Korumburra Town Centre Framework Plan.
The strengths and weaknesses described below are also illustrated on diagrams
overleaf.
14.1 Strengths
The following strengths are the Town Centre’s advantages and valuable assets, which
create a good foundation for future growth and development. Strengths should
generally be preserved and / or improved upon.
The established grid street network of the Town Centre;
The commercial core of Korumburra Town Centre is relatively compact and clearly
defined by Commercial and Bridge Streets;
The Korumburra heritage railway station and its potential tourism opportunities;
A number of intact traditional buildings of local heritage significance define the built
form character of the Town Centre;
High quality heritage streetscapes, such as along Radovick Street, form desirable
approaches into the Town Centre;
Rich cultural history associated with mining (coal Creek) and agriculture;
Quaint small town atmosphere;
There are a number of established community services within and around the
Town Centre;
The road network generally provides a good standard of vehicle access
throughout Korumburra;
The Town Centre is served by adequate car parking; most of which is located to
the rear, sleeved by fine grain retail along Commercial Street;
The Town Centre benefits from a dramatic landscape setting and views to rolling
hills are facilitated by the undulating natural topography.
14.2 Weaknesses
The following weaknesses are areas or challenges that need to be addressed so that
they do not compromise the long term viability of the Town Centre.
Lack of retail diversity, longer business operating hours and youth related activities
results in escape expenditure to surrounding retail centres, such as Leongatha,
and low activity in some parts of the Town Centre.
Areas of undeveloped land and vacant shops results in unattractive streetscapes
and a sense of neglect in the Town Centre;
A combination of visual and physical barriers results in the fragmented nature of
the Town Centre;
Steep natural topography is a challenge to creating a walkable Town Centre,
particularly for the mobility impaired and more vulnerable users;
The absence of prominent gateway feature at either end of Commercial Street
results in a poor sense of arrival into the Town Centre;
There is limited public gathering spaces within the Town Centre;
Ambiguous street hierarchy results in pedestrian/ cyclist and vehicular conflict
zones, particularly at the ‘dog-leg’, which also presents issues for pedestrian and
mobility impaired user accessibility and safety;
Anecdotal evidence suggest vehicle speed may be an issue through Town Centre,
particularly heavy vehicles on Sth Gippsland Highway, which presents significant
safety issues for pedestrians attempting to informally cross Commercial Street.
Visual barriers to public amenities, such as the railway station and Coleman Park
results in their limited usage and presence within the Town Centre;
Commercial Street creates a physical barrier to pedestrian movement and acts as
a through road for heavy freight traffic;
A lack of safe and accessible pedestrian crossings on Commercial Street which
adequately reflects pedestrians s desire lines.
The private car is the dominant mode of transport in Korumburra;
The railway line presents a barrier to east-west connectivity;
The only pedestrian estrian connection between the Railway Station and the Town Centre
is via an underpass, which is disconnected from Commercial Street, hidden from
public view and poorly lit.
Pedestrian treatments are generally poorly maintained or non-existent. This
includes the Little Commercial Street car park, brickwork paving along Commercial
Street and mobility treatments.
Draft
Safety issues regarding the lack of pedestrian connections from the main car
parking area (Little Commercial Street) to Commercial Street.
There are limited bicycle facilities in the town centre.
Inconsistent public realm treatments and lack of clear signage results in ineffective
way-finding system and visual clutter at some locations;
Private and public properties need maintenance and improvements;
14.3 Opportunities
Opportunities are the long-range positives affecting the Town Centre that should be
seized and capitalised on.
Korumburra Town Centre will be the gateway township to the South Gippsland
Shire from the Freeway following the completion of the Pakenham and Koo Wee
Rup bypasses.
There are strategic redevelopment sites within the commercial core of the Town
Centre. These sites are typically owned by Council, and there is potential for lot
amalgamation to accommodate significant future development;
Potential future supermarket and mixed use development on the existing library
site may form a more suitable entrance into the Town Centre;
The relocation and consolidation of community facilities to the existing
kindergarten site will activate and reinvigorate its surrounding area;
Take advantage of the topography by incorporating basement car parking into new
developments;
Wide road reserves may provide the opportunity for the reallocation of road space
to support active transport.
The railway line is currently not used for public transport but operates as a
heritage/tourist train.
Any proposed future redevelopment of land in the station precinct could provide a
means to implement a high quality dedicated pedestrian link to Commercial Street.
The extent of continuous surface car parking to the rear of commercial
development provides redevelopment opportunities which can help improve the
pedestrian interface, visual setting and the overall quality of the public realm;
Some excess car parking areas could be removed to cater for public open space,
particularly in areas which accommodate high volume of pedestrian movement
and along key visual lines.
Areas of poor pedestrian amenity and around pedestrian/ vehicular conflict zones
should be the focus of future improvement;
Many younger and older residents are likely to need alternative modes of travel to
private vehicles. The provision of viable alternative means of transport is a key
factor in households decreasing car use and ownership.
A network of bicycle facilities connecting major land use attractors and residential
areas should be considered.
Public realm landscaping improvement around the surface car parking on Little
Commercial Street will make a significant contribution to improve the look and feel,
which will complement future redevelopment in this precinct;
Areas with a sense of containment potentially have the capacity to accommodate
greater change in built form.

33 Korumburra Town Centre Framework Plan | Context Report
14.4 Threats
Threats are long-term weaknesses or challenges that have the potential to undermine
the future aspirations established for the Korumburra Town Centre.
Continuous escape spending to nearby townships undermining the sustainable
economic growth of Korumburra Town Centre;
Lot amalgamation may result in future built form which does not respond to the
fine grain nature of the commercial core’s streetscapes;
Future redevelopment of the Town Centre may undermine the local heritage
characteristics of the township and the small town feel;
The residential area along Victoria Street to the western edge of the Town Centre
may be subjected to amenity impact from the potential supermarket development
on the existing library site;
Limited access to safe and direct pedestrian and cyclist routes, as well as public
transport is likely to contribute to very high reliance on private vehicles. This is
likely to be a more significant issue for young people and older people.
Lack of clear and strategic signage and way-finding strategy results in
underutilised car parking and additional traffic movement;
The existing industrial area east of the Town Centre introduces some freight traffic
into local streets. Future expansion of these uses should consider the potential
negative impacts of freight on sensitive uses such as the residential areas.
Open views and areas which have sense of openness are subjected to future built
forms being visually dominant, particularly at the top of the slopes.
14.5 How do we address Korumburra’s weaknesses and
capitalise on its strengths
Based on this Context Review and the summarising SWOT analysis, a series of
overarching ambitions, key directions and supporting initiatives will be prepared to
address the Town Centre’s weaknesses and capitalise on its strengths.
There is a requirement for safe and wide median treatments which are linear and
clearly defined for all types of pedestrians, including those using mobility scooters.

Draft
Dra
Appendix 1
Policy Review Table

af
hansen partnership
Korumburra Town Centre Framework Plan: Policy Review
# Document name Summary Key issues / implications for framework plan
Township reports, plans and policies
1 Korumburra Town Centre and
Structure Plan, 2010
The Structure Plan sets out detailed recommendations for the future growth and
development of Korumburra. The Structure Plan identifies:
Areas in and around Korumburra that are considered suitable for future residential,
industrial and commercial development.
Existing areas of Korumburra where opportunity exists to change or intensify
development.
Current and future pedestrian, cycle, traffic and transport links.
Areas of environmental importance.
Korumburra’s Town Centre and the specific issues and opportunities it faces,
recognising the critical and ongoing social, economic and environmental roles that
the Town Centre will have in the future of Korumburra.
Redevelopment opportunities at the former Korumburra Saleyards site.
The Structure Plan has now been incorporated into the Municipal Strategic Statement of
the South Gippsland Planning Scheme.
The Structure Plan establishes a vision and future driving principles for Korumburra in the year 2026:
A thriving and sustainable town, where the rural town characteristics and a relationship to the rolling agricultural hills of
South Gippsland have been retained and are valued.
Having a vibrant Town Centre as the primary location for business, retail, entertainment and community activities,
providing a full range of goods, services and facilities for the local and regional population, and tourists.
Providing its community with a comprehensive range of health, education, leisure, recreation and social facilities.
Providing residential accommodation for all age groups, family types and lifestyles.
Having a strong and distinctive sense of community pride that reflects the rich cultural, social and environmental heritage
of the town.
Having a
road traffic network that appropriately manages heavy vehicle movements through the Town Centre.
A community
where all residents have access to a quality pedestrian and cycle network linking them to key services and
facilities.
An attractive and vibrant tourism destination.
Having a sustainable economy providing employment for the local community and region.
A community, which minimises energy requirements and is committed to environmentally sustainable development
principles.
Key relevant issues include:
Immediately improve the convenience retail offer for the community through the provision of additional supermarket
floorspace in the Town Centre Retail Core.
Acknowledge the increasing attraction of Korumburra as a place to live and visit given its proximity to Melbourne, the
coast, its environment and its infrastructure and that growth of the town may out strip population projections.
Improve traffic management and pedestrian safety in the Town Centre, particularly at the ‘dogleg’ intersection.
Recognise that while a future (long-term) bypass will address many of the traffic problems, until such time as a bypass is
developed, alternative arrangements to address the established problems should be promoted.
Improve pedestrian safety and access and the physical environment and attractiveness of the Town Centre.
Improve the efficiency, management and number of car parking spaces in the Town Centre.
Improve the pedestrian and cycle linkages throughout the town, connecting residential areas with major facilities.
Impact of Victorian Coastal Strategy 2008, which nominates Korumburra as a centre for future regional growth.
Relevant objectives that the Framework Plan should have regard to include:
To provide as broad a range of commercial and retail goods, services and facilities for the Korumburra community and
visitors in easily accessible and sustainable locations.
To maintain the primacy of the wider Korumburra Town Centre as the preferred location for all retail activities.
raft
1

hansen partnership
Korumburra Town Centre Framework Plan: Policy Review
# Document name Summary Key issues / implications for framework plan
To facilitate the development of a full line supermarket within the Town Centre Retail Core.
To ensure that adequate and appropriately zoned land is available to accommodate additional retail development within
the wider Town Centre.
Relevant strategies:
Ensure that the Planning Scheme directs and facilitates the Town Centre as the preferred location for all appropriate
retail, social, community, commercial and entertainment facilities.
Identify the area bounded by Commercial St, Victorian St, Bridge St and Mine Rd as the Town Centre Retail Core and
seek to strengthen the retail offer in this area by requiring active, accessible retail frontages and ensuring that all new
development is built to the Commercial Street footpath creating a continuous retail edge.
Expand the supermarket floorspace in the Town Centre Retail Core either through relocation and extension of the
existing supermarket or by attracting an additional supermarket to the Retail Core.
Develop a detailed Town Centre Framework Plan to establish future directions for the centre as a business, social, civic,
cultural and transport centre in collaboration with the businesses, property owners and community representatives. The
Framework
Plan should establish an inclusive and integrated approach to the future design, development, operation and
management of the centre.
Recognise that the Town Centre will require ongoing support and direction.
Prepare, in collaboration with the Town Centre business community and property owners, a “business plan” that
identifies business roles, functions and ideal business and activity mix and opportunities to market and manage the
centre in a coordinated fashion.
Maintain a compact Town Centre with all key features and major retail activities within easy walking distance of the
intersection of Commercial Street and Radovick Street.
Prepare a “development and investment” prospectus for the Town Centre that identifies key sites, and development
opportunities.
Pursue opportunities to improve the streetscape of the Town Centre.
Review the location, operation and adequacy of community services and facilities in the Town Centre and pursue
opportunities to improve and potentially consolidate the range of services and facilities.
Draft
2 Korumburra Town Centre and
Structure Plan Priority
Development Panel (PDP)
Report, 2010
This report contains advice, recommendations and suggestions to the South Gippsland
Shire Council from the Priority Development Panel (PDP) on specific planning issues in
Korumburra.
The scope of involvement of the PDP comprised:
Town Centre: options and opportunities to enhance the strength and depth of the
Town Centre, particularly options and mechanisms for enhancing its retail offering.
Saleyards site: recommend options for the future of the former saleyards site,
including zoning options and measures to protect and enhance the township entry.
Structure Plan: recommend a form appropriate for incorporating into the Planning
Scheme.
Much of the PDP’s recommendation have been incorporated into the Korumburra Town Centre and Structure Plan, 2010. Of
note, the PDP specifically
Support the primacy of the Town Centre as the principal activity hub of the town.
Seek to ensure the Town Centre remains a compact and convenient hub.
Recognise the importance and urgency of achieving a stronger retail profile to the town.
Encourage major retail, office and community proposals to concentrate in the core of the Town Centre comprising the
blocks bounded by Commercial Street, King Street, Victoria Street and Bridge Street;
Identify the need for Council to be proactive role in facilitating assembly of sites in the Town Centre core capable of
accommodating larger businesses (such as a ‘full line’ supermarket), cognisant of competition, probity and governance
considerations.
2

hansen partnership
Korumburra Town Centre Framework Plan: Policy Review
# Document name Summary Key issues / implications for framework plan
Issues relating to a possible future town bypass route were subsequently identified as
an additional impediment to progress of the Structure Plan.
Recognise the importance of siting, good urban design and pedestrian connectivity in fully achieving the economic
benefits of attracting a larger retail operation to the Town Centre.
Consider streetscape and traffic management initiatives to enhance the attractiveness, safety and convenience of the
town centre for locals and visitors.
Address pedestrian connectivity, convenience and safety within the Town Centre, including opportunities for mid block
pedestrian links and road crossing points;
Provide a framework for townscape enhancement and traffic management planning
Retain and encourage common car parking areas that are unattached to specific businesses.
The PDP Report also identifies a number of actions (that fall outside the planning system) that focus on making the Town
Centre a compact, convenient and sustainable retail hub:
Support and partner with community and interest groups to advance the presentation, promotion and marketing of the
town centre both to its local and hinterland market and potentially to a wider audience.
Consider guidance for the quality and effectiveness of public and private signage, including refreshing or removing the
faded welcome sign at the east entry and encouraging adjacent landowners to present attractive frontages to South
Gippsland Highway.
Encourage and facilitate Korumburra Business Association (or other groups) in ‘selfhelp’ efforts in presentation and
promotion (considering the application of ‘main street’ principles, as suggested within the Structure Plan).
Work with VicRoads to plan for traffic management, calming, and pedestrian convenience and safety along South
Gippsland Highway and Radovick Street within the Town Centre.
Consider a program of streetscape enhancement works, which should be integrated with any traffic management works
and be coordinated by the Town Centre Framework Plan.
Improve layout and functionality of existing car parks and Council owned land.
Draft
3 Planning Scheme Amendment
C52, C66, C70 and C71 Panel
Report, November 2012
Amendment C70: implements the Korumburra Structure Plan, 2010 by introducing a new
Clause 21.04-5 into the South Gippsland Planning Scheme. Clause 21.04-5 provides
strategic direction regarding the future development of the Korumburra, including the
Korumburra Town Centre. The Clause defines the retail core, policy direction for new
development, new structure plan and framework plan for Korumburra including future
residential growth, and new strategies and principles to guide land release and
development.
C52 and C66: rezones farming land to residential land within the Korumburra Structure
Plan area.
C71: directly applies to Korumburra's library, art gallery, historical society and community
meeting hub. The amendment seeks to rezone the entire site from Public Use Zone 7 to
Business 1 Zone.
Amendment C70 has now been gazetted and incorporated into the South Gippsland Planning Scheme. Relevant Panel
findings include:
The Panel considered that including the IGA site in the “retail core’ would be a poor planning outcome and would further
entrench an already less than desirable planning outcome for the Town Centre.
The Panel considered that future work relating to a traffic management plan for the South Gippsland Highway through
the Town Centre is critical to the Town Centre being able to function at its full potential.
In relation to C71, the Panel noted that the site is located in the Town Centre Framework Plan, and is surrounded by
B1Z land. The Panel accepted that the B1Z will allow the existing uses to continue and potentially expand on the subject
site. Further, the proposed rezoning strengthens the site’s location within the Town Centre Retail Core.
3

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Korumburra Town Centre Framework Plan: Policy Review
# Document name Summary Key issues / implications for framework plan
4 Korumburra Retail Centre
Assessment (2007-2012)
The report outlines demographics, population data, building approvals and floorspace,
retail expenditure and floorspace requirements for the Korumburra township. It is an
update of the Tim Nott 2007 report prepared by Urban Enterprise.
Points to note include:
The population of the Korumburra catchment area is expected to increase to between 9,337 and 10,544 persons by
2021 (depending on population scenarios used in the South Gippsland Housing and Settlement Strategy)
Based on the assumptions included in the 2007 report, this equates to additional demand for between 4,300m2 and
7,000m2 of retail floorspace and between 3,000m2 and 5,200m2 of non-retail commercial floorspace.
5 Future Library Service for
Korumburra, 2012
6 Korumburra Community Hub,
2013
Prepared by the West Gippsland Regional Library Corporation, this document focuses on
the role and purpose of libraries in the future, and the vision for a future library in
Korumburra. The report identifies location and space requirements and potential synergies
within the town centre.
The report explores the potential to develop Korumburra’s new multi-purpose community
hub at 4 Victoria Street (currently the Kindergarten). The hub will involve the co-location of
local community services including a library, senior citizens centre and neighbourhood
house, as well as the incorporation of consultancy rooms with ancillary services (including
reception area), a commercial grade kitchen and exhibition space.
services (incDraft
The key conclusions of this report are:
The current library site is highly prominent in the main street. Forgoing this site is likely to lessen its exposure and
therefore potentially its contribution to a strong and vibrant local community.
The current library site is not without its problems due to its topography and pedestrian accessibility from King St
carparking.
The library of the future in Korumburra requires meeting rooms and learning spaces to be part of the building.
Co-location of the library with a range of retail shops is preferred rather than a single business such as a supermarket.
Council is urged to consider trading the current prominent civic site for commercial uses.
The
corporation does not support integration with the Councils children’s services hub proposed for Mair Crescent due to
its location, well away from the town centre.
The report establishes an overall vision for Korumburra’s multi-purpose community hub in order to guide future town form,
activities, land use, design and development. The vision is:
‘to enhance the vibrancy and viability of the Korumburra Town Centre by delivering a community hub, including a library with
meeting spaces programmed to create a valued and highly frequented community asset.’
Based on the Structure Plan, 2010 and PDP Report, the document establishes a future context for the town centre, which the
KTCFP should consider. This includes:
To create interlinked places and community foci within and near the town centre where these facilities can be leveraged
against other education, services and commercial enterprises.
To assess interface conditions to demonstrate the stitching together of the ‘main street’ with its proposed major retail and
peripheral sales, the heritage station precinct and education precinct.
To enhance connectivity, vitality and town centre experience so as to promote this area as a longer stay destination.
To promote an enhanced and intensified traditional ‘main street’, enhance the streetscape quality to rear of ‘main street’
and over time encourage the relocation of current peripheral retail.
The community hub represents a welcome catalyst for the physical and economic regeneration in Korumburra’s core
commercial area.
The hub provides a bridging facility between the emerging education precinct to the east and the town centre. It offers a
day night facility attracting a diverse range of users within the core area.
Draf
Site responsive development and design principles are also provided with the following key matters relevant to the KTCFP:
4

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Korumburra Town Centre Framework Plan: Policy Review
# Document name Summary Key issues / implications for framework plan
7 Korumburra Central - Site
Assembly Plan (MGS report),
2012
raft
Prepared by MGS, the Site Assembly Plan seeks to establish a stronger retail profile, and
The plan
an inclusive and integrated approach to the design, development, operation and
development:
management of the Town Centre.
‘to stimulate econo
The key aim of Site Assembly Plan is to:
depth of the Korum
Facilitate the pro-active determination of the suitability of existing land for intended
Identifies the
community and retail purposes.
’to cater
Determine the supplementary assembly of land.
comm
The report follows on from the Korumburra Town Centre and Structure ture Plan, the PDP report and Retail Centre Assessment.
To create an iconic community building for Korumburra.
To achieve a stronger civic, cultural and social land use activity to maximise capacity.
To develop the footprint of the built-form within the current kindergarten site whilst retaining significant landscape
features.
To facilitate the assembly of land to accommodate any future extension and retain visibility from South Gippsland
Highway.
To cater for local and tourism needs by enhancing the town centre experience and appeal.
To encourage improved public utilisation of the garden spaces by introducing better connectivity and more active
interfaces to these spaces
The plan establishes an overall vision for ‘Korumburra Central’ in order to guide the future town form. land use, design, and
‘to stimulate economic activity and viability in the Korumburra Town Centre by rejuvenating and intensifying the strength and
depth of the Korumburra Town Centre and to acknowledge the library as a valued community asset.’
Identifies the role of Korumburra Central as:
’to cater for the weekly convenience needs of its residents, particularly in food and groceries as well as provide for a focus for
community life centred on a contemporary library.’
Key objectives for the central core area are also established in the plan:
STRATEGIC
To increase retail and reduce competitive disadvantage.
To reduce significant escape spending.
To cater for local and tourism needs.
To achieve a stronger retail profile and mix of uses; consider retail, office, civic, cultural and social land use activities to
maximise capacity.
Draf
To identify and investigate sites capable of accommodating larger businesses.
To provide a full line supermarket with the resolution of specific requirements and local site conditions.
To facilitate the assembly of land as appropriate.
SENSE OF PLACE AND IDENTITY
To encourage an enhanced and extended traditional ‘main street’.
To enhance the country town ‘feel’, identity and presentation.
To enhance the distinctive and attractive local character; the hilly topography of the traditional main street.
To maximise the valued long distance views to the Strezlecki Ranges from the main street.
To create an active town centre fostering vitality and walkability.
To maximise the heritage tourism potential.
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To enhance the town centre experience, appeal and tourism; encouraging longer stays.
To improve the town centre’s sense of arrival.
To enhance the visual quality and pedestrian amenity of streets, public spaces and landscaping.
MOVEMENT AND ACCESS
To facilitate single-trip shopping, promote walkability and connectivity.
To optimise all modes of transport.
To utilise and optimise Council owned street parking and parking; enhance the landscape quality and capacity.
To encourage the pedestrian friendly bus stops, preferably with canopies integrated with shop frontages; consideration
given to surveillance and entries to buildings, side walk street furniture and landscaping.
To encourage 2 storey development throughout the main street with residential and / or office on the upper level.
To stimulate activity on both levels towards laneways, streets, parking and park interfaces.
The plan notes that the heritage destination would be greatly enhanced by integrating the vibrant ‘main street’ with the
heritage station precinct.
MGS investigated 3 locations for a library (500 sq m) comprising the library and meeting spaces, one location for major retail
or full
line supermarket and one location for a mini major retail (tenant approximately greater than 400 sq m but not a major
retail).
The preferred option iss for the Library and supermarket to be consolidated on the current Library site and adjoining land. To
facilitate this outcome MGS recommend the land assembly of the current Council owned Library site and the two adjoining
privately owned sites; the Korumburra Developments Pty Ltd (Rossi) and St. Vincent de Paul. The preferred development
option also utilises the abutting portion of the Public Acquisition Overlay for access and loading and the acquisition of the
abutting Public Use Zone (PUZ7) lot (currently private detached residential) to create an effective and appropriate transition
zone accommodating road widening, additional public parking and boundary landscaping.
Draft
8 Korumburra and Leongatha
Traffic Study 2008
Identifies preferred highway bypasses of the Korumburra Town Centre and opportunities
and constraints for vehicle access to the industrial estate/
Assesses the adequacy of existing and future car parking with recommendations for
improvements.
Identifies improvements to traffic management and the streetscape within the shopping
strip with particular attention to improving pedestrian movement.
It is noted that Council has recently commenced a specific Korumburra Township Traffic
Study, which will supersede this report.
Traffic management:
Recognises that although the highway does not have a significant casualty crash record, there is a community
perception of danger associated with large trucks and the operators report the current situation is highly undesirable.
The main street should be reduced to a single lane in each direction with angle parking and street trees both sides.
For this to operate safely and efficiently this requires the volume of traffic (particularly trucks) to be significantly reduced.
This can only be achieved by means of a highway bypass constructed to VicRoads standards.
The reason for this is that under existing conditions, the volume and composition of traffic is such that one lane is
essentially required for manoeuvring to and from parallel parking and the other for passing traffic.
Parking
Put in place a mechanism to secure future pedestrian through site links to Commercial Street that generally coincide with
existing/proposed pedestrian facilities.
Consider encouraging development that also has a frontage onto the rear car parks (terrain permitting) – in addition to
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an active frontage to the main road;
Change the restrictions in Commercial Street from a 2 to 1 hour limit and increase the level of enforcement of the
restrictions;
Reline mark the parking bays in the off-street car park area at the rear of the shops between Radovick and King Streets;
Install large parking directional signage at key locations and reduce signage clutter where practicable;
Consider not linemarking the parallel parking bays particularly in the main street to improve utilisation.
9 Korumburra Community Needs
Identification Project Report,
2002
10 Korumburra Community
Planning Projects Review,
2011
11 Community Infrastructure
Assessment, draft 2013
This project was undertaken as a result of a public meeting called to consider the 1999 This report has been superseded by the current work being completed by Council’s newly appointed Social Planning Officer.
Jesuit Social Services Report, “Unequal in Life”, which identified Korumburra as the fourth
most disadvantaged community in Victoria.
This project was envisaged as the first step in a larger process, which was needed to
successfully reverse social disadvantages experienced by many Korumburra residents.
The report identified the community’s needs and developed an action plan for addressing
these, which was hoped would be implemented following funding support.
This is table summarises previously identified community infrastructure actions and their
For noting.
current status.
This document will inform future community infrastructure needs for Korumburra. The
Key findings of the report that have a bearing on the Korumburra Town Centre Framework Plan are:
primary focus of the assessment is to guide the development, timing, design and location of
Early years, youth and older people as age groups needing increased services and infrastructure.
community infrastructure over the next 20 years. The assessment:
An integrated children’s centre is considered high priority and would provide improved quality and accessibility to early
Identifies and prioritises services and facilities required for an populaDra
emerging population.
childhood education and care services
Dng
Presents key recommendations for community infrastructure that will address needs
Youth specific services are a high priority. Areas suitable for youth to meet, both indoor and outdoor would provide
over the short, medium and long term.
places for service delivery.
Develops a plan of possible locations and facilities for identified priorities.
Bringing the library and community house together with other services.
Determines funding sources and timing.
Outdoor social meeting areas and public spaces that are adequately lit, have multi-purpose seating, and enough space
to be used for performance and entertainment or markets will provide a central community activity area and would meet
the needs of the whole community including young people.
Draft
Other public areas in Korumburra such as the Post Office/Kelly’s Bakery car park could be enhanced as a public
meeting space on weekends to extend its current informal use.
Spaces for display of local artwork could be incorporated into a community hub.
Outdoor public space which allows for display of temporary art installations should be provided. Considerations given to
whether new buildings in Korumburra might incorporate murals to be consistent with current townscape and feature local
timbers recovered from rail trail development .
Investigate Korumburra retail development in a prominent position in the town centre that allows ready parking and
public transport access.
A motel/ small conference facility is required in either Korumburra or Leongatha.
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Provide appropriately zoned land to allow for business development in Korumburra close to the town centre.
12 Korumburra – Live, Work,
Invest
13 Korumburra Saleyards Site,
Strategic Retail Economic
Assessment, 2008
This brochure promotes the township to business investors and new residents.
termaf
This report was prepared for Rossi Group Pty Ltd and presents an analysis of the potential
for retail development at the former saleyards site, and highlights strategic issues relating
to the ongoing growth and performance of the Korumburra retail sector.
Recognises the following assets of Korumburra as investment attractors:
Historical ‘feel’ due to the retention of traditional building stock.
Large industrial precinct.
Rich agricultural land, including dairy beef and horticulture industry.
Bustling shopping strip boasting many unique retailers and restaurants.
Large land banks ensuring space for residential and commercial development.
Attractive tree-lined residential streets, parks and gardens.
Sporting facilities.
High quality Health and education facilities.
Proximity to
Melbourne and other larger towns such as Leongatha and Warragul, as well as the coast.
Temperate climate and consistent rainfall.
raft
While this report was presented and considered at the C70 Panel Hearing without success, there is some relevant content in
terms of the issues and opportunities of the town centre. These are:
Korumburra’s town centre is located on Commercial Street (the South Gippsland Highway), and is characterised by
mainly small-scale retailing in food and tourist-oriented sectors, with a relatively low provision of national brand stores
and non-food specialty shopping.
The major anchor store is the Michael’s IGA supermarket, located in a separate development at the south-eastern edge
of the town centre.
Total occupied retail floorspace is 10,180m2.
Korumburra has a relatively strong commercial office role that includes banks, real estate agents, travel agent,
accountants, professional services, solicitors, insurance agents and more.
Issues considered relevant to the future retail success of the town centre include the limited opportunity to expand due to
physical constraints, lack of an anchor tenant which will provide exposure to specialty retailers in the centre, and the
limited supermarket offer.
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Shire-wide plans, strategies and reports
14 Council Plan 2010-2014 The Council Plan identifies Council’s vision and objectives over the period of 2010-2014.
It provides guidance and direction to the organisation by setting organisational goals,
outcomes, strategies, actions, resource requirements and performance measures. The key
strategic goals of the Council Plan are:
A Vibrant, Engaged Community
A Sustainable Environment
A Strong Economy
Appropriate Infrastructure
A Leading Organisation
15 Annual Plan 2012-13 The annual plan outlines Council’s priorities for operating, capital and maintenance
programs in the 2013 financial year. The issues identified in the Council Plan are
addressed by objectives that can be achieved in 2012- 2013.
Under the key goal of ‘a vibrant engaged community’ the following strategy and action are
identified
Strategy 1.1.1: A community that embraces equity, access and inclusion and enables all
people to be part of the South Gippsland Shire’s life, culture and celebrations.
Action: An Integrated ‘Growth Areas’ Community Plan developed incorporating:
Korumburra Central
Korumburra Town Centre Framework Plan
For noting.
Recognises the strategic importance of the Korumburra Town Centre Framework Plan for Council.
Draft
16 South Gippsland Municipal
Public Health & Wellbeing Plan
(2010-12)
The Municipal Public Health and Wellbeing Plan examines the health, social and
community issues affecting South Gippsland now, and in the future, and from this
information identifies a set of key strategic issues to be achieved.
Strategic objectives of the Municipal Public Health and Wellbeing Plan that are of relevance include:
To advocate for provision of appropriate health infrastructure.
To promote mental health and wellbeing.
To promote physical activity and active communities.
To promote an engaged and actively involved community.
To develop more people focused townscapes
Relevant strategies relating to the need to development more people oriented townships are:
Advocate for transport corridor upgrades and Heavy Vehicle alternate routes (Council Plan Action 3.3.2 B)
Encourage local businesses to contribute to the walk-ability of towns
Improve accessibility of the built environment through application of “Access for All” principles and Standards
Investigate the introduction of a Recharge Scheme for the charging of electric scooters
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17 South Gippsland Housing &
Settlement Strategy (Issues
Opportunities & Constraints
Paper), December 2012
Planisphere has been appointed to prepare the Strategy to provide an integrated
framework for managing the future growth and development of the Shire. The paper looks
at economic analysis, specialist housing requirements, settlement hierarchy and urban
design frameworks for settlements.
The Issues, Opportunities and Constraints Paper:
Recognises that the majority of population and housing growth is likely to occur in the townships of Leongatha,
Korumburra, Foster, Nyora, Mirboo North and Venus Bay.
Identifies Korumburra’s current role as a secondary service centre, residential growth node and employment contributor.
Recognises that retail is needed to support residential growth, in particular in Leongatha and Korumburra.
Suggests that commercial growth should be focussed on the towns of Foster, Leongatha and Korumburra.
18 Draft South Gippsland Shire
Council Economic
Development and Tourism
Strategy 2012-2017, 2012
19 Business Investment and
Attraction Policy, 2012
The Economic Development and Tourism Strategy sets out a plan to build on the Shire’s Recognises Korumburra as one of the Shire's major urban centres.
strong and growing economy in order to enhance the economic wellbeing and quality of life
Identifies the following key food production businesses located in South Gippsland include:
of its residents.
aDraft
Burra Foods at Korumburra
The Strategy is based on three Strategic Directions:
Select
Produce, snow pea packing and distribution centre at Korumburra.
Strategic Direction 1- Business Attraction and Development
Identifies a number of key infrastructure and investment projects currently underway or recently completed in South
Strategic Direction 2 - Supportive Business Environment
Gippsland Shire
including:
Strategic Direction 3 - Promotion, Marketing and Networks
Major upgrade of Burra Foods Korumburra dairy facility
Connection of Natural Gas to Korumburra and Leongatha
Upgraded internet and mobile phone services.
This policy aims:
Of relevance to the Korumburra Town Centre and a number of issues raised in community consultation, the policy confirms
that:
To provide a framework to assist the facilitation of new business development and to
build the local economy.
Council will provide and advocate for:
Dr
To add strategic weight to future economic development proposals within the Shire by
providing guidance and formalising Council’s approach to business investment and
attraction.
raf
Sufficient supply of suitably zoned land for commercial, industrial, agricultural and residential purposes.
High quality transport, telecommunications, energy, waste and water infrastructure.
Council will provide a positive climate to encourage business development through:
Facilitation and assistance with new investment through its Economic Development and Tourism team.
Provision of efficient approvals and regulatory services.
Support coordination and facilitation of proposed projects of local significance.
20 South Gippsland Open Space
Strategy, 2007
The strategy provides broad, strategic directions for the future planning of open space in
the South Gippsland Shire. The purpose of this project was to analyse the Shire’s public
open space for the purpose of long term strategic planning acquisition and development of
future reserves and facilities, and in order to provide a basis for Council policy and decision
making.
The following aspects of the Open Space Vision should be given broad consideration in the Korumburra Town Centre
Framework Plan
The design of residential and commercial areas best integrate quality open space to support the living and working
environment as well to provide health, social, economic and environmental benefits and opportunities for sustainable
transport.
A diversity of types of open space are accessible to all residents especially those that support social/ family recreation
and play, sport, and trail based activities.
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21 Recreation Plan Strategy,
2007
22 SGSC Paths and Trails
Strategy, 2010
23 South Gippsland Heritage
Study, 2004
The strategy provides directions for future planning of recreational facilities in South
Gippsland Shire.
This Strategy includes detailed survey of the existing pedestrian and bicycle network,
community and stakeholder consultation and a thorough review of background
documentation to establish the demand and priorities for future bicycle and walking trails.
cientD
The Heritage Study was prepared between 1998 and 2002 in two stages. It identifies
buildings, precincts and other places of aesthetic, architectural, historical, scientific, D.
social
or other special importance across the Shire.
Relevant findings / recommendations specific to Korumburra include:
Prioritise bicycle paths/ walking trails
Provide a network of off-road trails and local walking circuits across town.
Provide A link from town to Coal Creek
Seek to create a walkable connection back into town from the Caravan park and Botanic Garden
Upgrade street scapes (tree planting)
Consultation findings:
Tidy walkway/ arcade in main street. Do something at side of entrance to main street where it was felt is a not good
impression on entering town.
The following
existing bicycle infrastructure is identified within the study area:
Railway Pedestrian Tunnel – Tunnel and alleyway are in need of significant maintenance.
Bicycle
Stand, Elders, Commercial Street, Korumburra
Bicycle Stand, Newsagency, Commercial Street, Korumburra
Bicycle Stand, Milk Bar, Commercial Street, Korumburra
Future infrastructure recommended includes:
Korumburra Library, Bicycle Stand
Draft
There are a number of heritage places identified in the report and within the study area that are not included in the Heritage
Overlay. These include:
Dwelling, 23 Bridge Street Korumburra
Korumburra Post & Telegraph office (former) 24-26 Bridge Street
Korumburra Masonic Lodge 25 Bridge Street
‘Top of the Town' 33 Bridge Street
Austral Hotel (former Bridge Hotel) 34 Bridge Street
Shops 7-9 Commercial Street
CBC Bank (former) 15-17 Commercial Street
Sutcliffe's buildings 19-25 Commercial Street
'Lynton House' 73 Commercial Street
Korumburra Hotel 81 Commercial Street
Shop 93 Commercial Street
Foreman's Buildings 97-101 Commercial Street
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24 Partners in Community
Building; Gippsland Evaluation
Report, 2002
The report seeks to achieve sustainable social, economic and environmental development
in a number of rural communities, including Korumburra.
Regional plans and policies
25 Gippsland Regional Plan, 2010 The Gippsland Regional Plan (GRP) is a long-term strategic plan that aims to manage the
emerging population and growth challenges across the Gippsland Region/ The plan was
prepared as part of the State-wide regional planning initiative.
26 Gippsland Integrated Land Use
Plan (Draft issues paper), May
2012
The Gippsland Integrated Land Use Plan (GILUP) is being undertaken as part of the Statewide
regional planning initiative. The GILUP will seek:
to ensure that land use within the region is carefully managed and
to ensure that its environment and natural systems that underpin the cultural,
economic and social values of the region continue into the future.
It will provide the basis for regional coordination and planned prioritised provision of
infrastructure to support regional employment and regional communities.
This Issues Paper outlines regionally significant issues that have implications for how land
may be used and developed into the future, particularly in the context of a growing
population and changing demographic structure, a diversifying economy, and future
impacts of a changing climate.
Korumburra Civic & Commercial precinct, Commercial and Bridge Streets, Korumburra
Korumburra Radovick & Commercial precinct, Radovick and Commercial Streets, Korumburra
State Savings Bank of Victoria 5 Radovick Street
Former Falconer Building 13 Radovick Street
The following key issues were raised specific to Korumburra:
Found that there are not a lot of activities for young people to take part in, except for sporting activities.
Lack of employment opportunities for young people in Korumburra.
Identified that the community has a deep appreciation for their natural environment.
The Regional Plan is a broad strategy for the region and not specific to town centres. Relevant issues are:
Population projections for the Gippsland region indicate a growth of around 50,000 people by 2026.
Growth is anticipated across a range of centres, towns and villages in the region, which creates a hierarchy of urban
centres across
Korumburra, in association with Leongatha is designated a ‘District Town' and a ‘medium growth centre.’
Draft
Much of the content of the GILUP is broad strategy for the region and not specific to town centres. The Plan recognises that
some settlements within Gippsland, including Korumburra, are particularly affected by peri urban pressures, development
and leap-frogging.
Some directions of note are:
Need to protect the existing transport networks, and preserve land to provide flexibility and options for future
improvements, duplication or network expansion.
Protection of transport infrastructure on key corridors (including the South Gippsland Highway for dairy freight) will be
required to ensure sufficient capacity and realise economic opportunities in the future
27 Draft Gippsland Regional
Growth Plan (3 Parts), 2013
The Regional Growth Plan is being prepared to provide a broad direction for the land use
and development across regional Victoria. The plan will depict long term and short term
actions and strategic land use directions.
The draft report:
Recognises the importance of road freight linkages to Korumburra and the surrounding dairy industry.
Identifies Korumburra as one of a number of Gippsland settlements particularly affected by peri-urban pressures.
Identifies Korumburra as one of a number of important centres for business, industry, education, health and community
services for south Gippsland.
Supports growth in Korumburra and recommends that there is capacity for urban expansion at Leongatha and
Korumburra.
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South Gippsland Planning Scheme
State Planning Policy
Framework
The following provisions of the State Planning Policy Framework are relevant to decision
making within the Korumburra Town Centre.
Draft
Clause 11.02: Urban growth
This clause seeks to ensure that a sufficient supply of land is available for urban growth (15 years at a municipal level)
and that this growth is provided in a sustainable manner. It encourages the intensification of existing urban and suburban
areas and the locating of housing close to services and facilities to achieve an improved level of environmental and
social sustainability.
Clause 12.04: Significant environments and landscapes
Significant landscapes such as the ridgelines throughout the Shire as well as within the study area are encouraged to be
protected under this clause, as well as protection of broader landscapes which contribute to “character, identity and
sustainable environments”.
Clause 15.01: Urban environment
This clause relates primarily to ‘urban design’ matters and seeks to “create urban environments that are safe, functional
and provide good quality environments with a sense of place and cultural identity.” To this end a series of principles are
set out which should guide development. Of key importance is the responsiveness of development and planning to the
particular location and site context of an area. The clause encourages the protection and enhancement of key landmarks
and vistas. Architectural and Landscape Architectural quality or merit is also upheld as an important factor in new
development in existing urban areas. In addition, design of places and spaces to ensure and support community safety
and the protection of ‘neighbourhood character’ are also introduced as objectives in this clause.
Clause 15.02: Sustainable development
Energy efficiency and the minimisation of greenhouse gas emissions through building and subdivision design, urban
consolidation and the provision of public transport is the aim of this clause.
Clause 15.03: Heritage
Clause 15.03 seeks to identify and protect places which are of, aesthetic, archaeological, architectural, cultural,
scientific, or social significance, or otherwise of special cultural value, both indigenous and post-contact.
Clause 17.01: Commercial
This clause seeks to encourage development which meets particular community’s needs for retail, entertainment,
services and employment within locations that are accessible by sustainable transport modes or otherwise clustered for
efficient access. Activity Centres are nominated as the primary location for the concentration of commercial and
business activity.
Clause 18.02: Movement networks
Aims to increase access and improve attractiveness of both cycling and walking, as well as other sustainable forms of
transport. This clause also addresses the need for the provision of carefully considered and appropriate car parking.
Clause 19.02: Community infrastructure
This clause outlines the overarching principles that should guide the planning of community infrastructure including the
location and planning of hospitals, education facilities etc. and seeks to ensure the distribution of this infrastructure
occurs in an equitable manner.
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Local Planning Policy
Framework
Clause 21.03 Vision
The Municipal Strategic Statement sets out the strategic land use planning vision for the Shire. Relevant components of this
vision include:
Ensure that the environment and cultural heritage of the Shire is retained and is protected, managed and promoted in a
way that adds to, rather than diminishes, its significance.
Ensure the proper management of Council-controlled public areas, including their interface with private land.
Encourage investment and development to facilitate population growth and employment.
Encourage ingenuity and innovation in both private and public sector development.
Promote the region as a food bowl supplying clean, high quality food.
Promote tourism, by building on the Shire’s heritage assets, coastline, environmental qualities, rural landscape and
agricultural produce.
Capitalise
on the Shire’s proximity to Melbourne.
Promote and improve the urban environment of towns.
Maintain
and improve the road network to support economic development and the future needs of the community.
Maintain and improve physical infrastructure in order to support the future needs of the community.
Develop new public transport and freight facilities within the Shire to improve accessibility.
Clause 21.04-2 Economy Seeks to strengthen existing town centres by encouraging commercial development within identified precincts.
Supports commercial development that enhances the amenity of the towns, and is safe and functional
Encourages the visual improvement of town centre business precincts to attract new commercial development.
Encourages retail facilities offering higher order goods within Korumburra
Recognise tourism as an industry that is integral to the future economic development and image of South Gippsland.
Supports promotion of the tourism industry, building on the Shire's heritage assets, coastline, environmental qualities,
rural landscape, agricultural produce and proximity to Melbourne.
Encourage a high standard of streetscape amenity for residential and commercial centres within the region.
Draft
Clause 21.04-3 Settlement Encourages medium density housing in close proximity to the commercial centres (Clause 21.04-3 Settlement)
Recognises that the Mixed Use Zone has been applied to areas on the periphery of the commercial centre of
Korumburra to encourage residential opportunities close to the town centre.
Clause 21.04-5 Korumburra
Recently introduced strategic policy for the Korumburra Township based on the
implementation of the Korumburra Town Centre and Structure Plan, 2010.
Relevant objectives:
To maintain and promote Korumburra as a significant industrial, retail, service, residential and tourism centre in the
Shire.
To maintain the primacy of the Town Centre as the retail and service hub of the town.
To actively support the establishment of new retail opportunities in the Town Centre Retail Core.
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Zoning
To improve highway traffic movement through the town.
To provide strong pedestrian and cycling connectivity to the Town Centre, key community assets and the schools.
Relevant strategies:
Maintain a compact, convenient and well-connected Town Centre that is the primary activity hub of the town.
Actively encourage major retail, office and community developments to concentrate in the Town Centre Retail Core,
comprising the blocks bounded by Commercial Street, King Street, Victoria Street and Bridge Street.
Encourage the consolidation of sites in the Town Centre Retail Core to accommodate new large floorspace
developments.
Promote development in the Town Centre that improves pedestrian connectivity and the layout and operation of car
parking, and enhances the amenity of the streetscape.
Strongly
discourage the development of new retail uses outside of the Town Centre Retail Core where such uses may
weaken
the
principal role of the Town Centre.
Support the
protection of the town’s heritage buildings and streetscapes in recognition of their central role in protecting
the ‘rural
township’ character and ‘sense of place’ of Korumburra.
Support tourism developments that promote Korumburra as a tourist destination and plan for the provision of services
and features that support highway tourism traffic.
Ensure new development and road traffic improvements do not compromise the longer term potential return of rail
services to Melbourne.
Relevant actions
Prepare an updated Town Centre Framework Plan to encourage major retail, office and community proposals to
concentrate in the Town Centre Retail Core in accordance with the principles established in the Priority Development
Panel (PDP) report May 2010.
Investigate with VicRoads plans for traffic management, calming and pedestrian safety improvements along South
Gippsland Highway and Radovick Street within the Town Centre in accordance with the PDP’s recommendation.
The Town Centre Framework Plan contained in this clause specifically excludes land (including the existing IGA site) from
the designated ‘Retail Core’, which was supported by Planning Panels Victoria.
Draft
Business 1 Zone (B1Z)
The purpose of the Business 1 Zone is:
To encourage the intensive development of business centres for retailing and other
complementary commercial, entertainment and community uses.
Both residential and commercial development is permissible with an emphasis on active
frontages at ground floor.
The B1Z applies to the majority of the study area and is the main zone applied in most retail/commercial areas across the
State. It allows a wide range of commercial activities, which is considered appropriate for a town centre.
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Overlays
Public Use Zone (PUZ)
The purpose of the Public Use Zone is:
To recognise public land use for public utility and community services and facilities.
To provide for associated uses that are consistent with the intent of the public land
reservation or purpose.
The Public Use Zone has a number of categories which can be applied to land under this
zone, indicating the different public uses with which the land is associated. Within the
Korumburra Town Centre the Public Use Zone 4, which relates to ‘Transport’ is applied to
the railway corridor. Other Public Use Zone Schedules applied in the study area include
Schedule 3 for ‘Health and Community’, Schedule 6 for ‘Local Government’ land and
Schedule 7 which applies to other public uses.
Road Zone Category 1 (RDZ1)
The purpose of the Road Zone Category 1 is:
To identify significant existing roads.
To identify land, which has been acquired for a significant proposed road.
A road designated as a declared road under the Transport Act 1993 must be included in
a
Road Zone – Category 1. Other roads (or proposed roads where the land has been
acquired) may be included as Category 1 or Category 2 roads if appropriate. propriate.
Within the Korumburra Town Centre, the PUZ generally applies to the car parking areas on Little Commercial Street and to
community uses such as the Library, Childcare and Seniors Citizens Centre.
The South Gippsland Highway and Radovick Street are both included in the RDZ1. Thus VicRoads is the responsible
authority for these roads.
Draft
Heritage Overlay (HO)
The Heritage Overlay (HO) lists sites of local and State heritage significance (Victorian
Heritage Register) and is used to protect sites that have heritage value, meaning that
individual buildings or whole urban precincts may be covered. The presence of a Heritage
Overlay does not mean that development cannot occur but that the impact on the heritage
asset must be considered.
The purpose of a HO is:
To conserve and enhance heritage places of natural or cultural significance.
To conserve and enhance those elements which contribute to the significance of
heritage places.
To ensure development does not adversely affect the significance of heritage places.
To conserve specifically identified heritage places by allowing a use that would
otherwise be prohibited if this will demonstrably assist with the conservation of the
significance of the heritage place.
There are no ‘precinct based’ HOs applied within the study area, however there are three individual sites within the study
area which are affected by an individual HO:
HO53: Korumburra Post & Telegraph Office (former). 24-26 Bridge Street, Korumburra
HO63: Korumburra Comfort Station for Women (former), Radovick Street, Korumburra
HO5: Part of Korumburra Railway Station Complex Station Street, Korumburra (local significance)
HO18: Korumburra Railway Station complex Station Street, Korumburra (Victorian Heritage Register)
The Korumburra Railway Station complex is recognised as having both local and State heritage significance.
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hansen partnership
Korumburra Town Centre Framework Plan: Policy Review
# Document name Summary Key issues / implications for framework plan
New zones
Public Acquisition Overlay (PAO)
The PAO is used to identify land which is proposed to be acquired by an authority or to
reserve land for a public purpose and to ensure that changes to the use or development of
the land do not prejudice the purpose for which the land is to be acquired.
The PAO has been applied to various parcels of land behind Commercial Street that particularly relate to off street car
parking.
The Minister for Planning is currently reforming the Victorian planning zones to ensure that
they are still relevant and adequately reflect the aspirations of all Victorians. An advisory
committee has been appointed to make recommendations about the final form of the
reformed zones and how they should be introduced.
The Reformed Zones Advisory Committee submitted its progress report on the residential
zones to the Minister on 14 December 2012. The government has responded to this report
with a set of final residential zones.
The Advisory Committee’s report on the commercial zones is still outstanding.
Draft
The Minister for Planning’s proposed zone reforms may have an impact on commercial development within the Korumburra
Town Centre.
The zone reforms would replace the town centre’s Business 1 Zone with the proposed Commercial 1 Zone. The Commercial
1 Zone will broaden the range of activities that land can be used for without the need for a planning permit and removes floor
area a
restrictions. This is considered to have positive benefits for retailing and encouraging investment within the Town
Centre.
Whilst not directly applicable to the Town Centre, proposed changes to the Industrial Zones may have a negative impact on
retail development. The reformed Industrial 3 Zone provides the opportunity for a supermarket with a leasable floorspace of
not more than
2,000sqm and supporting shops to be developed as a Section 1 use at the former saleyards site. This could
result in a larger supermarket than the current IGA being developed as a use that does not require a planning permit and
therefore
could negatively impact on the desire to retain the Town Centre as the focus for retail activities.
At this stage it is not known whether the commercial and industrial zone reforms will proceed as proposed or in a modified
format as the Advisory Committee has not reported on this.
Changes to the Residential Zones, which have recently been reviewed by the Advisory Committee, create more flexibility for
small scale shops, food and drinks premises (up to 100 sqm) and medical centres (up to 250 sqm) within 100 metres of a
commercial zone or Mixed Use Zone being developed without the need for a planning permit. Such uses must have the
same street frontage as land in the commercial zone or Mixed Use Zone, or have access to a road in a Road Zone. This has
implications for many of the areas immediately surrounding the town centre, particularly as Radovick Street is in the RDZ1,
and could further undermine the Town Centre’s retail focus.
The Mixed Use Zone (currently applied to the land adjoining the South Gippsland Highway to the east of the Town Centre) is
also being reformed. Changes proposed by the Minister propose to remove or reduce restrictions on non-residential land
uses such as place of worship, medical centre and convenience shop and also removes the floorspace area restriction for
office, shop and trade supplies. This has the potential to further disperse retail activities across the township as opposed to
consolidating retail within the Town Centre core area.
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urban planning | urban design | landscape architecture