Supermarket appeals dismissed

Coles will benefit Bright, says VCAT     

* Positive impact on community

* Flow-on benefits to smaller retailers

It’s been a long wait but after a prolonged campaign and an extra-long appeal process, the Victorian Civil & Administrative Tribunal (VCAT) has finally handed down its decision on the Coles supermarket development in Gavan Street, Bright.

The council’s decision to approve the supermarket nearly 12 months ago has been upheld with only minor variations to design aspects.

The Alpine council and objectors were notified of the decision today and, courtesy of the council, I have been provided with a full copy of the 43 page document.

In its decision VCAT has dismissed - in no uncertain manner - ALL of the grounds on which the combined objectors Save Bright Action Group, Bright IGA, Bernece Delaney, Ros Pelley & Bev Gore had sought to have the decision overturned.

The full VCAT decision can be downloaded HERE , but I’ve highlighted some of the key clauses below. My further comments appear at the foot:

(Planning) Policy considerations

51. Although we do acknowledge that Gavan Street does constitute a physical constraint to the integration of the centre, it is nevertheless a very easy stroll from one end of the centre to the other. We disagree with the submissions and evidence we received to the effect that the Town Centre is so removed from the review site that physical and functional integration between the two is not convenient.

53.  In our view, the location of a supermarket within the Gavan Street precinct, within the defined boundaries of the activity centre, directly opposite the Anderson Street precinct, and within a short and easy walking distance of the Town Centre precinct, is consistent with the planning scheme’s objective of maintaining a compact activity centre and is also consistent with the more detailed strategies of Bright Future.

Economic considerations

71.  We do not consider that the potential reduction in trade for the existing two supermarkets will lead to a community disbenefit. We see the existence of an additional supermarket as having a more positive impact for the community in providing consumer choice, employment and flow on effects from a reduction in escape expenditure, as well as the possible attraction of visitors resulting in possible increased spending within the wider retail area.

72.  We do not consider that the location of the store on the edge of the Town Centre will have an impact on linked trips. We do not draw such a marked distinction as some did regarding the types of shops in Gavan Street and those in Ireland Street. The location of the supermarket we consider will lead to a possible better link with a change in Anderson Street.

73.  Whilst there may be some vacant shops or businesses in the process of being sold, on several inspections of the Bright commercial centre our impression was not of a centre in decline. With an expectation that the new supermarket will increase spending retention in the catchment we expect that this will have a flow on benefit to other small retailers, although there may be a resultant change of focus by the smaller retailers.

74.  It is acknowledged that in recent years there has been an impact on trading in the area due to bushfires, drought and a reduction in the ski season. A variety of businesses are tied up with various aspects of the region and it is expected that to continue to operate such businesses may need to reposition themselves or refocus in the market. We expect that as a result, businesses that service a number of the industries in the area, will also evolve and refocus. This in our view does not lead to a community disbenefit.

Urban design issues

84.  For the reasons we have outlined previously, we are satisfied that the proposal has responded appropriately to the strategic context of the site. We are also satisfied that the design of this proposal has responded to its physical context. In broad terms, we have also concluded that the adoption of a contemporary design theme for the development is to be preferred to an approach that seeks to incorporate a mix of contemporary and more traditional treatments.

88.  The presentation of a retail frontage to Gavan Street is not only desirable from a visual perspective, but is also desirable in terms of creating activity and movement along the street. The proposal does not achieve an optimal outcome in this respect, but on balance and in the context of the need to make appropriate provision for on site car parking, loading and unloading, we think it is acceptable.

89.  The opportunity to take advantage of the site’s frontage to Star Road to provide for loading/unloading is in our view, an appropriate design response. While all parties agreed that Star Road is the site’s secondary frontage, we did receive submissions that the road does perform an important function in terms of providing access, including pedestrian access to the river to the north, and walking tracks along the river. It was submitted that the pedestrian experience on Star Road would be compromised by the introduction of a substantial built form and utilitarian infrastructure associated with loading and unloading facilities. The review site was also identified by objectors as an entry point in to Bright from Back Porepunkah Road and the proposal would create a negative image of the town for those approaching from the north.

90.  The western side of Star Road will change significantly as a consequence of this development but we have not been persuaded that the quality of the pedestrian experience, or the appreciation of Bright’s unique qualities will be significantly impacted upon by the proposal. Contributing to our findings on this point is the fact that the proposal does not replace a building or space which makes any positive contribution to Bright’s village ambiance. The existing condition of the site, being effectively the hotel car park, does not enhance the pedestrian experience. It is also significant that for a pedestrian heading north along Star Road, the commercial area of Bright is effectively left behind once the pedestrian passes the site and approaches Riverside Avenue, at which point the environs of the river assumes prominence over the more urban context of the activity centre. The proposal has no adverse impact on that enjoyment of the river environs beyond the site.

91.  Similarly, when entering the town from the north, the view lines from Back Porepunkah Road and the bridge over the river toward the review site, are quite limited for both pedestrians and drivers. The review site does not assume a visual presence until one has in effect arrived at the edge of Bright, and it is in that urban context that the presentation of the supermarket to Star Road will be viewed.

92.  During the course of the hearing, the applicant presented a number of design treatments intended to soften the inevitable utilitarian form of a supermarket’s “back of house” facilities. We are satisfied that these treatments are sufficient to achieve an acceptable presentation to Star Road.

93.  We are also satisfied that the proposal’s interface treatment to the site’s residential neighbours has been adequately resolved.

Comment:

This decision totally vindicates the Alpine council’s decision to issue an approval for the Coles supermarket development. Moreover, it absolutely rejects in no uncertain terms ALL of the objections raised by Save Bright and others.

Contrary to their claims that the Coles supermarket would create further ’doom & gloom’ for Bright retailers and destroy the amenity and social fabric of Bright, VCAT has clearly spelled out that, in their view, it will have a completely opposite effect and will provide HUGE BENEFITS for Bright.

Quite frankly, this is what I and quite a few others have been saying since day one.

Bright DOES need this development, not just for the reasons outlined by the Tribunal, but also to kick start a much needed and long overdue contemporary upgrade of the CBD.

Hopefully this will lead to other renewal projects and a revitalised and re-energised shopping centre that will act as a magnet for locals, outlying residents and tourists alike.

HOWEVER, it now falls to the Alpine council, be it this one or (most likely) the one we elect later this year, to GET A MOVE ON  with the implementation of the improvements to the Bright CBD as detailed in the Bright Future Project – especially the long awaited Village Square around the clock tower.

Finally, I appeal to those who have fought this development for so long and so hard to now finally acknowledge that new developments like this ARE good for Bright and to get behind the drive to bring this beautiful town into the 21st century to ensure both its improved livability and economic survival.

Let’s ‘bury the hatchet’ and move forward.