Frequently Asked Questions
Frequently Asked Questions of 2021
Planning approvals
When will the application to Council be lodged?
Laneway realignment is expected to be lodged in late 2021 (as per the timeline in the project update).
Pending approvals construction is expected to begin mid to late 2022.
How long is the expected realignment of services in the laneway expected to take?
This will depend on the construction methodology used and will not be known until a builder is appointed.
Will there be any major changes to the plans submitted to VCAT?
There will only be minor changes to the plans submitted. These relate to the reduction in height of the building and include stairwells, etc.
Do you anticipate any obstacles that might prevent construction from commencing?
No.
What are the factors that Council will assess the project on?
Council will assess the project based on the overall benefit posed to the community by the new design.
Can the Minister intervene and overturn the VCAT decision?
No, the Minister does not have the power to intervene and overturn the VCAT decision.
Laneway
Why does Piedimonte need access to the laneway?
Under the current configuration, Piedimonte’s uses the laneway for the loading and unloading of goods to their supermarket, which creates a conflict point with the public’s shared use of the laneway. The proposed design will redirect the laneway so that Piedimonte’s no longer shares the public area or impacts on pedestrian and vehicular use, and instead uses a closed-in, private loading area.
Under the proposed re-design, Piedimonte’s only access to the public laneway will be via an emergency exit door.
Will I be compensated because I cannot access the laneway?
No, compensation will not be provided.
Have you considered any other laneway options? What work has been done to select this recommendation?
We have considered a range of laneway options. This design is informed by the feedback we have received from objections, the community’s responses, and the VCAT process.
The following design principles have guided the careful re-design of the existing laneway:
public access to a laneway is retained
pedestrian safety is improved
impacts to local traffic movements are minimised
noise and light impacts to adjacent properties are reduced.
It looks like the proposed laneway operates as two ways rather than one way. Is that correct?
Yes, the proposed laneway will be two-way, which is how it currently operates.
It is not the role of the project to change the how vehicles use the laneway. Any change to making the laneway one-way would be made by Council and involve consultation with all property owners who back on to the laneway. At the request of local residents the project team have investigated the feasibility of the laneway becoming one-way.
The advice provided states that it is unlikely Council will approve a change to the current use as the laneway has a low traffic volume which means that conflicts between cars driving in both directions is unlikely to occur. In addition, there are narrow bends in the existing laneway that would make it difficult for a car to travel through some bends in the laneway if a one-way configuration was used. The Piedimonte family are happy to advocate for change to a single direction and include in laneway realignment application if this is requested.
Why is the realigned section of the laneway 6 meters?
Council requires that the realigned section of the laneway is a minimum of 6 meter wide, due to its 90-degree bend. This ensures that common vehicles using the laneway have plenty of room to turn. The laneway design complies with the Australian Standards (AS2890.1).
Can you explain the benefits of the new eastern entry point? In the brochure that was distributed, many of the terms used were difficult to understand.
The laneway’s eastern entry-point is where the main entry to the supermarket is. The new design will:
Encourage an active street life at the street level of Piedimonte’s façade. Activating a building façade creates visual stimulation (such as more windows) and, by improving the visual environment, they encourage people to spend time on the street.
Increase the ‘passive surveillance’ over Best St and the adjacent public plaza. Passive surveillance is an urban design strategy which increases the safety of public spaces and deters offenders by promoting visibility. In this case, windows and entrances of the buildings face each other to enhance lines of sight.
Link the public plaza outside Piedimonte’s with the supermarket, so that the plaza can be used in new ways, such as a waiting place or meeting point.
Provide level access from the tram stop to the entry of the supermarket, making access easier for those with disability.
Provide a new public plaza and better space to be used by customers and passersby.
Currently, the Council owns the existing laneway, and Piedimonte’s own the land proposed in the redesign and reconstruction of the existing laneway. If the Council agrees to the new laneway proposal, who will own each piece of land? Will the land price change or will ownership change hands?
The Council will continue to own the laneway if the redevelopment is approved. The Council is doing a ‘land swap’ with Piedimonte’s, so that some of the private land will become the new laneway and some of the current public land will become Piedimonte’s. However, at completion of the project, the new laneway will continue to remain public land, owned by the Council.
Did the project team consider any designs which didn’t involve changes to the Council laneway? What factors lead to the decision to proceed with this design rather than leaving the laneway as is?
Many designs and options were considered which explored a range of configurations for the new laneway. The factors which lead to the careful selection of the proposed re-design are:
Public access to the laneway is being retained
Pedestrian safety is being improved
This design has the least impact on local traffic movements
This design will create the least noise and light impacts on the neighbouring properties.
What will the laneway barrier look like? Has the project team considered murals or vegetation?
The design of the laneway will be developed in partnership with the Council, project team and Egremont Street neighbours. The laneway barrier will be a structural wall and will therefore most likely be constructed from masonry.
Will the development maintain the plantings in the new laneway?
New plantings are proposed as part of the new laneway design. These plantings will be maintained primarily by the Council.
Will there be any changes to lighting in the new laneway?
Design elements of the laneway, such as lighting, will be developed in conjunction with the Council and Egremont St residents closest to the laneway.
Will the laneway remain as a public asset? Who will be responsible for maintaining the laneway and any planting?
The laneway will continue to be public land owned by the Council. As such, maintenance will be the responsibility of the Council, however the Piedimonte family will support the Council and neighbours to find the best solution for ongoing maintenance.
Will I be able to access the liquor store from the laneway?
No, the only access to the liquor store via the laneway is through an emergency exit door. This door will remain locked from the laneway side.
Is there access to the laneway from Piedimonte’s back-of-house area?
The only access to the laneway from Piedimonte’s back-of-house area is via a fire egress door (an emergency exit). No loading or unloading will take place in the public laneway under the proposed re-design.
Loading bay
Will there be any signs telling residential traffic to watch out for oncoming traffic?
Yes. Under the proposed re-design, safety features such as flashing warning lights will be used to indicate the loading area to pedestrians and oncoming traffic.
Will delivery vehicles still impact upon pedestrian and vehicle traffic on Scotchmer Street during unloading activities, under the proposed loading configuration?
Delivery vehicles will still access the supermarket via Scotchmer Street, however unloading by smaller vehicles (vans) will now happen in the basement to reduce the impacts on-street. There are significant benefits created by moving the area where vehicles unload:
There will be more loading areas for commercial loading and unloading within the development
On street parking bays, which would otherwise be taken up by loading vehicles, will be freed up
There will be a new on-site loading bay accessed directly via Scotchmer Street for larger service vehicles, while smaller vehicles (vans) can deliver to the new basement loading areas
The new laneway design will significantly reduce the impact of unloading on the public, such as by impacting footpaths and on-street areas. The new design will also provide appropriate safety measures for pedestrians, cyclists, and motorists.
How is the basement accessed for loading and unloading?
The driveway to the basement-level back of house facilities is via Scotchmer Street. The basement loading areas will allow for vehicles to enter and exit in a forward direction which is a much safer arrangement.
A separate loading area, with a roller door for acoustic protection, is also accessible via Scotchmer Street.
With a larger supermarket, will there be more traffic in the loading dock?
No, we do not anticipate that there will be more traffic in the loading dock. Under the proposed re-design, the back-of-house area for Piedimonte’s will increase, enabling the supermarket to unload more efficiently and reduce congestion. In addition, the loading will now be managed in the basement. By having a purpose-built area, smaller trucks will be able to unload more safely and faster than under the current situation, reducing the impact on the Scotchmer Street loading bays.
If the new loading and unloading arrangement still impacts Scotchmer Street, how will Piedimonte’s comply with OHS Laws to ensure the safety of pedestrians and vehicles? How will risk be minimised?
As part of the approval required by the Council before commencing construction, Piedimonte’s must submit a Traffic Management Control Plan which will address pedestrian and vehicle safety. The Council will review this plan to ensure that the proposed design complies with any safety regulations.
Have you considered basement access (e.g., under lane) to make the loading work?
The consolidation of the laneway allows for the basement to be extended. Without these extensions there would be significantly fewer car parking and loading areas available to serve the supermarket.
Will Piedimonte’s be reducing their truck size? Or will they continue to use articulated vehicles (semi-trailer trucks) for delivery to the supermarket?
Piedimonte’s is planning to purchase smaller trucks that can fit in the basement loading area. This will decrease the number of large, articulated trucks unloading in the street-level loading bays. Piedimonte’s will also be replacing 20m-long semi-trailer trucks with smaller, 14.5m semi-trailer trucks. These trucks will access the loading bay on Scotchmer Street using a reversing manoeuvre.
Traffic Management
Where will residents of the apartments above the supermarket enter and exit the underground parking?
The entrance to the basement car parking for residents will be provided from Scotchmer Street, next to the loading bay. Residents will circle through the supermarket car park and will then enter the residential car park area through a secured gate.
Will traffic management be the responsibility of the Council or Piedimonte’s?
The new laneway will remain public land and will no longer be used for commercial purposes by Piedimonte’s. As such, traffic management of the laneway is a Council responsibility.
How will the risk of traffic accidents be minimised, such as from trucks entering and exiting the loading dock on Scotchmer St?
The proposed design for the loading dock on Scotchmer Street includes features such as convex mirrors and flashing lights which will reduce the risk of traffic and pedestrian accidents on-street. In addition, a Loading Management Plan must be developed and approved by the Council prior to construction. With this in place, strict safety measures must be followed such as the supervision of trucks to ensure that trucks are reversing safely. Deliveries will also be spaced throughout the day to reduce their impact on-street.
How many large trucks will impact Scotchmer Street per day under the proposed design?
1-3 large trucks will use the loading bays on Scotchmer Street each day under the proposed design. Piedimonte’s is also reviewing their fleet at this time to find appropriate solutions to reducing congestion and loading times.
When will the traffic management plan be available for consultation?
The Traffic Management Control Plan is not a standard document presented to the community for consultation. It may be provided on special requests.
Will there be traffic control measures in place to stop supply trucks using residential streets?
A Traffic Management Plan is required as part of the project’s Construction Management Plan and is under development. Construction cannot commence until this plan has been approved by the Council.
Construction
How will we be notified of disruptions during construction?
A Construction Management Plan, which is currently being prepared, will address communications to near neighbours, laneway access and traffic management. Residents will be notified in advance when any construction is occurring and when they may be impacted by construction vehicles. Residents will also be able to contact the construction manager during this time for additional information or for complaints.
How will laneway access be managed during construction? Will it be used by construction workers and vehicles during construction?
How the laneway will be used throughout the construction is not known at this point in time. A building contractor has not been appointed so the construction methodology has not been determined. If you are a nearby resident, you will be notified in advance of any impacts to the use of the laneway.
When will construction commence?
Construction is expected to begin mid to late 2022.
What is the estimated time frame for construction, including demolition?
The exact construction timelines are not known at this stage, but a project of this scale is expected to take about 18 months to complete.
Which traffic and streets will be affected by construction? How long will they be affected for?
A building contractor has not yet been appointed so the construction methodology has not been determined. If you are a nearby resident, you will be notified in advance of any impacts to traffic and street access posed by construction
Does the existing construction contain asbestos? If so, how much and is there a plan for removal?
Like all construction sites, the level of asbestos onsite is not known until demolition begins. If asbestos is found during the demolition phase, it will be dealt with promptly and removed as per EPA regulations.
Acoustic
What acoustic impacts will the loading dock area have?
The new loading dock and its operations will be fully enclosed within the building. This contains all the noise within the building, thus reducing the noise impact to surrounding residences. As a result, the new loading dock proposal is an improvement on the existing loading dock with respect to noise emission.
The loading area will be screened by an acoustic wall designed by acoustic experts. Past experience developing acoustic barriers specifically for loading areas will inform the proposed design.
What will the impact be of noise created by air conditioners?
Noise control measures will be considered for all air conditioners to ensure that noise emitted complies with the EPA regulations.
What is the acoustic wall made of?
The materials for the acoustic wall are still to be decided. They will be required to meet Environment Protection Authority requirements.
The wall also serves as a structural wall and as such, example materials for the acoustic wall include brick or concrete.
Is the acoustic wall total height the same height as the development?
Yes. The acoustic wall is the structural wall of the Piedimonte’s building, and is therefore equal to the height of the building.
How will the loading dock be screened? What are the benefits of this design?
The new loading dock and its operations will be fully enclosed within the building. This contains all the noise within the building, thus reducing the noise impact to surrounding residences. As a result, the new loading dock proposal is an improvement on the existing loading dock with respect to noise emission.
What additional vehicle noise will be experienced in Egremont Street?
Acoustic impact is not expected to increase in Egremont Street.
Waste collection
How will waste collection be affected by the proposed laneway design?
Small waste trucks will be able to access the waste removal area within the basement of the building. The truck required for the removal of cardboard material will not be able to access the basement level. This will load waste from the loading dock. A waste management plan is required for the site to regulate waste removal access points.
Parking and bicycle infrastructure
How many underground parking spaces are available? Will they be allocated to the new apartments and town houses?
The exact number of car spaces are yet to be finalised. These will be within the planning permit requirements as instructed by the Victorian Civil and Administrative Tribunal (VCAT).
There will be an allowance of underground car park spaces allocated to the new apartments and town houses. 35 of these spaces are allocated for supermarket patrons and the remaining 96 car parks are allocated for residential use.
Access will be via the Scotchmer Street entry.
Will there be underground car parks for shoppers/public use?
35 car parking spaces will be allocated for supermarket patrons.
How many levels will the underground carpark be?
There will be 2.5 levels of underground carparking.
What provision is being made to include electric vehicle charging for both apartment residents and shoppers?
One space within the supermarket allocation will accommodate electric vehicle charging. Additionally, other spaces within the development will have the infrastructure in place to accommodate electric vehicle charging as demand increases.
What bicycle infrastructure (parking and charging for e-bikes) is proposed?
The exact number of car and bicycle parking spaces are yet to be finalised. These will be within the planning permit requirements as instructed by Victorian Civil and Administrative Tribunal (VCAT).
167 bike parks are planned within the basement with various allocation to residents, staff and supermarket patrons. Additionally, the current proposed public-area improvements to Best Street, still subject to community consultation and council approval, would provide 48 bike spaces.
Apartment residents
Where will residents of the apartments above access the building?
For pedestrian access to the apartments, there will be three entry-points. There will also be a further entry-point via the basement for parking.