Coles Supermarket in Drysdale gets the go ahead but what about the traffic?

The Geelong Council on 10 February 2015 passed the an Amendment C297 which rezoned the vacant land at 32 Murradoc Road, Drysdale, from the Commercial 2 Zone to the Commercial 1 Zone.

This Amendment was also combined with a planning permit to construct a full-line Coles supermarket at 24-26, 28-30 and 32 Murradoc Road, Drysdale.

The Council received 20 submissions, 16 in support or not objecting and 4 opposing the Amendment. The contentious issue was whether there was sufficient economic and policy justification for another supermarket in Drysdale at this time and consequential impacts to local traders and the Jetty Road developers.

Council referred the submissions to an Independent Planning Panel appointed by the Minister for Planning. The Panel Hearing was held in November 2014. The Panel concluded that the proposal was strongly supported by State and Local Planning Policy, was strategically justified and warranted, and would strengthen the role and function of the Drysdale Town Centre. The Panel was satisfied that the existing road network would adequately cope with the traffic generated by the new supermarket.

The minutes of the meeting are on the City of Greater Geelong Website.

From my perspective, the old house is gone and the site has been cleared - that is a good thing.  The trees apparently will be kept - also good.  However, it remains to be seen whether Murradoc Road can cope with an increase in the number of cars accessing the new supermarket. Its bad enough now on Wednesday and Saturday mornings when Aldi has their specials days.  The combination of the roundabout, and traffic lights and schools drop off and pick up times creates a huge traffic jam both in the morning and afternoon.

I have also noticed an increase in cars accessing Clarendon Road generating more corrugations and dust - many people are now using this as a way to bypass the town centre.  This will only get worse until the bypass is built and that wont be tomorrow.

So Coles - great for competition between Aldi and Woolworths but we no longer have a green grocer. It will be interesting to see how the existing retail outlets perform once Coles becomes operational.

Geelong Council to consider Permit for a Coles Supermarket in Drysdale next to Aldi

Geelong Council will consider a permit from Coles to build a new supermarket in Murradoc Road Drysdale next door to Aldi this Tuesday night (22 April 2014).

Road congestion will reign supreme even more so than it does now - can't see the need for another supermarket - the dollar on spreads so far.

Below is the summary from the Council's agenda document which is in pdf format. The agenda item had detailed information - just follow this link.

Amendment C297 And Permit 765/2013 – Proposed Coles   Supermarket On Murradoc Road, Drysdale

Portfolio: Planning - Cr Heagney
Source Planning and Tourism - Strategic Implementation
General Manager: Peter Bettess
Index Reference Council Reports 2014

Purpose

This report seeks Council approval to exhibit a combined planning scheme amendment and permit to facilitate the development of a supermarket on Murradoc Road, Drysdale.

Summary

• A planning scheme amendment request and planning permit application was made by ERM Australia on behalf of Coles Group Property for land at 24-32 Murradoc Road, Drysdale.
• The amendment proposes to rezone 32 Murradoc Road from the Commercial 2 Zone to the Commercial 1 Zone. The remainder of the subject land is presently in the Commercial 1 Zone.
• The permit application (765/2013) is for buildings and works to construct a supermarket, the display of identification signage, a reduction of car parking requirements, the alteration of access to a road in a Road Zone Category 1 and to create a carriageway easement.
• The proposed supermarket has a total floor area of 3,892 sq metres, is of contemporary design and provides good connectivity with the adjacent ALDI store. Vehicle access is from Murradoc Road and a dedicated pedestrian path will connect the newly developing residential estate to the south, through the site, to Murradoc Road.
• The proposal is supported by Council's adopted Drysdale Urban Design Framework August 2012, which identifies the site for a supermarket.
• Relevant to the consideration of this application is the likely opening date of the supermarket and how this would impact on the nearby Jetty Road Neighbourhood Activity Centre, where a 3,200 sq metre Woolworths supermarket is to be constructed and operational by April 2015.
• The economic assessment submitted as part of the Amendment request concluded that the economic and social benefits from the Coles supermarket significantly outweigh any impacts on commercial competitors. The assessment however failed to factor-in the new Jetty Road Centre (instead expecting it to be developed over the medium to long term).
• Council officers commissioned consultant Tim Nott to provide an independent review of the likely economic impact of the proposal.
• The review clearly demonstrates that if the two supermarkets are developed as planned, the food and grocery segment throughout the trade area is likely to experience a very low level of turnover. Mr Nott finds that there is likely to be room for two supermarkets by the mid-2020s, in line with expected population growth.
• Mr Nott estimates that the Jetty Road NAC would suffer a significant loss of around 16% in total retail sales compared with what is currently anticipated. It would appear that both Coles and Woolworths are well aware of the likely economic challenges over the coming 10 year period, but still committed to establishing new supermarkets in the locality as soon as possible.
• The net community benefit of the proposed Coles, particularly in strengthening the role of the Drysdale Town Centre and improving the level of competition in the local food and grocery sector, is considered to outweigh the short to medium term negative impact on the Jetty Road NAC and potential reorganisation of retail space in the trade area.
• It is recommended that the Amendment be placed on public exhibition to allow interested parties, including other business owners and operators in the trade area, an opportunity to make submissions.

Recommendation

That Council resolves to:
1) support the preparation and exhibition of Amendment C297 to the Greater Geelong Planning Scheme to rezone the land at 32 Murradoc Road, Drysdale, from the Commercial 2 Zone to the Commercial 1 Zone;
2) consider the application for a planning permit for a Coles supermarket on the land at 24-26, 28-30 and 32 Murradoc Road, Drysdale, concurrently with the preparation of the Amendment in accordance with the Planning and Environment Act, and that draft Planning Permit 765/2013 be prepared and exhibited with the Amendment, subject to resolution of the detail of the permit conditions; and
3) request the Minister for Planning to authorise the preparation and exhibition of Amendment C297 and Planning Permit 765/2013.