554-558 HIGH STREET, MOUNT WAVERLEY - City of Monash · 18 november 2016 (updated march 2017)...

18 NOVEMBER 2016 (UPDATED MARCH 2017) PREPARED FOR PACE DEVELOPMENT GROUP

554-558 HIGH STREET, MOUNT WAVERLEY TOWN PLANNING AND URBAN CONTEXT REPORT

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URBIS STAFF RESPONSIBLE FOR THIS REPORT WERE:

Associate Director Andrea Pagliaro

Senior Planner Clare Szymczyk

Consultant Mietta Gleeson

Project Code MA10275

Report Number RP02

CONTENTS

URBIS RP01_RFI UPDATE - MEDICAL CENTRE

TABLE OF CONTENTS

1. Introduction ........................................................................................................................................... 1

2. Subject Site and Surrounds .................................................................................................................. 2

2.1. Subject Site ........................................................................................................................................... 2

2.2. The Surrounds ...................................................................................................................................... 4

3. The Proposal ......................................................................................................................................... 7

4. Planning Policy ..................................................................................................................................... 9

4.1. Zoning and overlays.............................................................................................................................. 9

4.2. State Planning Policy Framework (SPPF) .......................................................................................... 12

4.3. Local Planning Policy Framework (LPPF) .......................................................................................... 12

4.4. Particular Provisions ........................................................................................................................... 14

4.5. Reference and Incorporated Documents ............................................................................................ 15

4.6. Proposed Amendment C125 .............................................................................................................. 15

5. Assessment ........................................................................................................................................ 17

5.1. Consistency with Strategic Policy ....................................................................................................... 17

5.2. Use ...................................................................................................................................................... 18

5.3. Built Form ............................................................................................................................................ 18

5.4. External Amenity ................................................................................................................................. 20

5.5. Internal Amenity .................................................................................................................................. 21

5.6. Environmentally sustainable design ................................................................................................... 22

5.7. Traffic and Waste management .......................................................................................................... 23

6. Conclusion .......................................................................................................................................... 25

Disclaimer ........................................................................................................................................................ 26

Appendix A Guidelines for Higher Density Residential Development

Element 1 – Urban Context ........................................................................................................... 30 Element 2 – Building Envelope...................................................................................................... 30 Element 3 – Street Pattern and Street-Edge Quality..................................................................... 33 Element 4 – Circulation and Services ........................................................................................... 34 Element 5 – Building Layout and Design ...................................................................................... 36 Element 6 – Open space and landscape design ........................................................................... 37

FIGURES:

Figure 1 – Aerial Photograph .............................................................................................................................. 3

Figure 2 – The Broader Context ......................................................................................................................... 6

Figure 3 – Perspective of Proposal from High Street Road ............................................................................... 7

Figure 4 – Zoning Map ........................................................................................................................................ 9

Figure 5 – Special Building Overlay Map ......................................................................................................... 11

Figure 6 – Activity Centre and Accessible Areas Map ..................................................................................... 16

Figure 7 – Southern Elevation .......................................................................................................................... 19

Figure 8 – Perspective of proposal from High Street Road looking south-east ............................................... 20

TABLES:

Table 1 – Statutory Car Parking Requirement.................................................................................................. 14

Table 2 – Statutory Bicycle Parking Requirement ............................................................................................ 15

CONTENTS


1

1. INTRODUCTION This report has been prepared on behalf of Pace Development Group in support of the proposed redevelopment of 554-558 High Street Road, Mount Waverley. The redevelopment comprises a part seven storey, part eight storey apartment building with ground floor tenancies and basement car parking.

The proposed building has been designed by Cera Stribley Architects. The development comprises 90 dwellings, two levels of basement car parking and three ground floor tenancies comprising a convenience shop, takeaway food premises and medical centre.

The subject site, although zoned for residential purposes, is commercial in nature. It forms a small pocket of commercial development adjacent to the Syndal Activity Centre along Blackburn Road. The site constitutes a relatively large landholding in context and benefits from its close proximity to existing services, community facilities and public transport.

The site is currently occupied by single and two storey brick commercial buildings of no particular architectural quality. The site is relatively unconstrained, with no significant environmental features nor specific design controls. This, coupled with the site’s locational attributes, make it well placed for higher density mixed use development.

A planning permit is required for the proposal under the Monash Planning Scheme for the following:

The use of a medical centre, takeaway food premises and convenience shop pursuant to the General Residential Zone under Clause 32.08-1

Buildings and works under the General Residential Zone pursuant to Clause 32.08-4 and Clause 32.08-6

Works in the Special Building Overlay pursuant to Clause 44.05

A reduction in the statutory car parking rate required under Clause 52.06

A waiver of loading bay requirements pursuant to Clause 52.07

Creation and alteration of access to High Street Road under Clause 52.29

This report addresses the planning merits of the proposal and its consistency with relevant controls and provisions of the Monash Planning Scheme. This report should be read in conjunction with the following information prepared in support of the proposal:

Architectural Plans prepared by Cera Stribley Architects, dated March 2017

Traffic Impact Assessment prepared by Ratio, dated 8 March 2017

Waste Management Plan prepared by Leigh Design, dated 24 February 2017

Sustainable Management Plan prepared by Sustainable Development, dated March 2017

This report and accompanying material demonstrates that the proposal is well resolved and accords with relevant planning policy. The proposal will provide for the intensification of underutilised land, resulting in an improved relationship with the public realm and a positive contribution to the nearby Syndal Activity Centre.

2 SUBJECT SITE AND SURROUNDS URBIS

RP01_RFI UPDATE - MEDICAL CENTRE

2. SUBJECT SITE AND SURROUNDS 2.1. SUBJECT SITE The subject site at 554-558 High Street Road, Mount Waverley comprises an amalgamation of two lots, being 554 and 556-558 High Street Road. The site has a frontage of 61.5 metres to the south side of High Street Road and is irregular in shape, with a total area of 2619 square metres.

The site is currently occupied by two commercial buildings. To the west is a single storey brick building, utilised by a swimming and yoga school. Adjoining this to the east is a two storey brick building occupied by a gymnasium and until recently, a used car dealership at ground floor. At-grade car parking is located within the front setback to High Street Road.

The land has a moderate slope, falling from the front (north) of the site for the site to the rear (south). Being commercial in nature, the majority of site is impermeable (approximately 95%) and is devoid of any significant vegetation.

The subject site is illustrated in Pictures 1-4 following.

Picture 1 – View South to 556-558 High Street Road Picture 2 – View South to 554 High Street Road

Picture 3 – View east along south (rear) of subject site

Picture 4 – View north along east side of subject site

An aerial of the subject site is shown at Figure 1 overleaf.


SUBJECT SITE AND SURROUNDS 3

Figure 1 – Aerial Photograph



2.2. THE SURROUNDS The subject site is located approximately 70 metres west of the intersection of High Street and Blackburn Roads. The surrounding area generally comprises residential development with the subject site located within a small commercial pocket of land uses adjacent to the commercial land along Blackburn Road and the Syndal Activity Centre. The surrounds are discussed following.

Immediate Surrounds

The land immediately adjoining the subject site is summarised as follows.

North

The site adjoins High Street Road to the north which is a declared major road. Development over High Street Road directly to the north at 609 High Street Road and 78 Larch Crescent comprise single storey dwellings on lots in order of 300-370 square metres. Private open space is located to the north of the dwellings with landscaped setbacks within the frontage to High Street Road. The land to the north-east at 613-619 High Street Road is commercial in nature comprising single and two storey, terraced built form. The shopping strip includes a computer service and repairs shop, a bathroom fittings shop and a gymnasium.

Picture 5 – View north-west from subject site to 609 High

Street Road and 78 Larch Crescent Picture 6 – View north from subject site to 613-619 High

Street Road

South and East

Land adjoining the south-west corner of the site at 5 Saint Clair Crescent comprises and open reserve with an area of approximately 1,300 square metres, forming part of the larger St Clair Crescent Reserve. Scattered trees are located around the periphery of the Reserve as shown in Pictures 7 and 8.

Picture 7 – Boundary wall of subject site with Reserve Picture 8 – View of Reserve looking south-east from site


SUBJECT SITE AND SURROUNDS 5

Further to the south-west, land comprises a number of recent subdivisions and two storey dwelling developments. The closest dwelling is located at 2 Lee Crescent, setback over 10 metres from the subject site.

To the south and wrapping around to the east of the subject is at-grade car parking associated with the surrounding commercial uses, including the on-site gymnasium. Narrow strip landscaping including canopy trees is located to the east of the car park, providing a buffer to the neighbouring restaurant at the corner of Blackburn Road, as illustrated in Picture 9.

Picture 9 – View north of car park to east of site Picture 10 – View south-west from rear of site to Reserve

West

Adjoining the west of the site at 546 High Street Road is the Greenmount Nursery. The Nursery site is occupied by multiple single storey buildings and greenhouse structures. Vehicular access is provided down the east of the site along the common boundary with the subject site, as shown in Picture 12.

Picture 11 – View south-west to Greenmount Nursery

Picture 12 – View south-east to Nursery and subject site

The Broader Context

The site is located in Melbourne’s south-eastern suburbs, approximately 16 kilometres from Melbourne’s Central Business District. The area is well serviced by existing infrastructure and community facilities, including a local retail strip along Blackburn Road (the Syndal Neighbourhood Activity Centre), schools such as St Christopher’s and Wesley and sporting and recreational facilities.

The site benefits from its location on Melbourne’s principal public transport network (PPTN), with buses running on High Street Road and Blackburn Road. Further, the Syndal railway station is located a short walk (approximately 400 metres) south-east.



The site’s context is illustrated in Figure 2 following.

Figure 2 – The Broader Context


THE PROPOSAL 7

3. THE PROPOSAL It is proposed to demolish the existing buildings on-site and construct a multi-storey apartment building, with ground floor tenancies and basement car parking. An indicative image of the proposed from High Street Road is illustrated in Figure 3 following.

Figure 3 – Perspective of Proposal from High Street Road

Specifically, the development will include:

Demolition of the existing buildings and removal of the four existing crossovers from High Street Road

Construction of 2 levels of basement car parking (basement and lower ground) accessed from a new double width crossover from High Street Road. The basement levels include:

- 112 residential car parking spaces (including two accessible spaces)

- 4 visitor car parking spaces

- 38 bicycle parking spaces

- 91 storage cages

3 tenancies at ground floor fronting High Street Road, including:

- A convenience shop with an area of 238 square metres (anticipated requirement of 2 staff)

- A takeaway food premises with an area of 239 square metres (anticipated requirement of 3 staff)

- A medical centre with an area of 215 square metres (anticipated maximum of 3 practitioners)

90 dwellings, including:

- 6 three-bedroom apartment (ranging between 88 to 129 square metres, excluding terrace)

- 56 two-bedroom apartments (ranging between 68 to 93 square metres, excluding terrace)

- 28 one-bedroom apartments (ranging between 50 to 61 square metres, excluding terrace)

8 THE PROPOSAL URBIS


The building is contemporary in design, incorporating a variety of high quality finishes. The lower levels comprise a mix of glazing and metal cladding in a predominantly bronze palette. The upper levels are significantly setback and differentiated from the lower levels with the use of metal gladding in a pale grey and charcoal colour, interspersed with glazing and aluminium louvres. Charcoal brickwork at lower levels provides visual interest and consistency across the development as a whole.


PLANNING POLICY 9

4. PLANNING POLICY The site is subject to the provisions of the Monash Planning Scheme (the Scheme). The key planning policy relevant to the assessment of the application is detailed following.

4.1. ZONING AND OVERLAYS 4.1.1. Clause 32.08 – General Residential Zone

The subject site is located within the General Residential Zone, Schedule 2 pursuant to Clause 32.08 of the Scheme. The zoning of the site and surrounding land is illustrated in Figure 4 following.

Figure 4 – Zoning Map

10 PLANNING POLICY URBIS


The key purpose of the zone is:

‘To implement the State Planning Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement and local planning policies.

To encourage development that respects the neighbourhood character of the area.

To implement neighbourhood character policy and adopted neighbourhood character guidelines.

To provide a diversity of housing types and moderate housing growth in locations offering good access to services and transport.

To allow educational, recreational, religious, community and a limited range of other non-residential uses to serve local community needs in appropriate locations.’

Pursuant to Clause 32.08-1, the use of a dwelling is as-of-right and therefore, does not require planning permission. The use of a convenience shop, takeaway food premises and medical centre requires a planning permit.

Pursuant to Clause 32.08-4 and Clause 32.08-6, a permit is required for buildings and works associated with the construction and extension of two or more dwellings on the lot and for buildings and works associated with the non-residential uses.

Schedule 2 of the zone details further development controls applicable to the site. Of note, Section 3 states that there is no maximum building height applicable for dwellings or residential buildings.

The Decision Guidelines at Clause 32.08-10 require consideration be given to the Guidelines for Higher Density Development, DSE 2004.

4.1.2. Clause 44.05 – Special Building Overlay

The Special Building Overlay (SBO) applies to a small portion of land on the southern boundary of the subject site, as illustrated in Figure 5 overleaf.

The purpose of this overlay is:

‘To implement the State Planning Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement and local planning policies.

To identify land in urban areas liable to inundation by overland flows from the urban drainage system as determined by, or in consultation with, the floodplain management authority.

To ensure that development maintains the free passage and temporary storage of floodwaters, minimises flood damage, is compatible with the flood hazard and local drainage conditions and will not cause any significant rise in flood level or flow velocity.

To protect water quality in accordance with the provisions of relevant State Environment Protection Policies, particularly in accordance with Clauses 33 and 35 of the State Environment Protection Policy (Waters of Victoria)’.

Pursuant to Clause 44.05-1, a permit is required to construct a building or construct or carry out works within this overlay. An application under this overlay must be referred to Melbourne Water in accordance with Section 55 of the Planning and Environment Act 1987.


PLANNING POLICY 11

Figure 5 – Special Building Overlay Map



4.2. STATE PLANNING POLICY FRAMEWORK (SPPF) The following State policies are of particular relevance to this application:

Clause 9 – Plan Melbourne

Clause 11 – Settlement

Clause 15 – Built environment and Heritage

Clause 16 – Housing

Clause 17 – Economic Development

Clause 18 - Transport

Clause 19 – Infrastructure

In summary, these policies broadly seek to:

Increase the supply of housing in existing urban areas and provide for a range of housing types and higher density housing in and around activity centre and proximate to public transport

Ensure all new land use should appropriately respond to its landscape, valued built form and cultural context and protect places and sites with significant heritage, architectural, aesthetic, scientific and cultural value

Provide high quality urban design and architecture that contributes to local urban character and sense of place, enhances liveability and diversity and minimises detriment to neighbouring properties

Ensure the provision of housing is efficient in terms of infrastructure provision while meeting the needs of a variety of household types and having access to a range of services

Encourage sustainable modes of transport as an alternative to the car and promote public transport by consolidating densities in areas with good access to public transport

Promote developments which meet the community needs and provides net community benefit in relation to accessibility, efficient infrastructure use and the aggregation and sustainability of commercial facilities

4.3. LOCAL PLANNING POLICY FRAMEWORK (LPPF) In accordance with the objectives of the SPPF, Council’s LPPF seeks to encourage new residential development in appropriate locations proximate to existing infrastructure, community services and facilities. Of note, Council faces the challenge of balancing the need to provide additional housing to accommodate the rapid population growth while conserving the lower scale form and the character of established residential areas.

4.3.1. Municipal Strategic Statement (MSS)

The following Clauses detail Council’s key strategic directions of particular relevance to the proposal:

Clause 21.01 ‘Municipal Profile’ recognises that the City of Monash is characterised by its leafy suburbs and its treed streetscapes which contribute to the overall garden characteristic of the municipality.

Clause 21.02 ‘Key Influences’ identifies the Garden City character as an important factor in attracting residential, commercial and industrial investment in the City and recognises that the erosion of the Garden City character is a key concern.

Clause 21.03 ‘Vision’ presents the strategic vision for Monash and identifies the subject site adjacent to the Syndal Neighbourhood Activity Centre on Blackburn Road to the east.

Clause 21.04 ‘Residential Development’ contains an Urban Character Study which identifies the surrounding area as part of Residential Character Area ‘C’. This area is identified as deriving from ‘1945-1965 development, undulating topography with a dominant N-S/E-W grid with some diagonal distortion.’ The subject site falls within a small pocket not visibly identified within a neighbourhood character precinct, being identified as an ‘industrial and business character type’.


PLANNING POLICY 13

Clause 21.05 ‘Economic Development’ recognises that Monash is a ‘major generator of wealth, prosperity and employment in Melbourne’s South East Region’ and provides a range of objectives and strategies with respect to economic development.

Clause 21.06 ‘Activity Centres’ identifies strategic directions for the Syndal Neighbourhood Activity Centre, including encouraging a variety of service based facilities and promoting the attractiveness of the Centre for local needs.

Clause 21.08 ‘Transport and Traffic’ promotes sustainable modes of transport and seeks to ensure an efficient transport system throughout Monash, through appropriate traffic management, adequate parking provision for new developments and an integrated network of cycling and walking routes.

Clause 21.13 ‘Sustainability and Environment’ seeks to reduce environmental impacts through the incorporation of, amongst other strategies, environmentally sustainable design (ESD) initiatives and the adoption of water sensitive design in new developments.

4.3.2. Local Planning Policies (LPPs)

The following local policies are of relevance to the proposal:

Clause 22.01 ‘Residential Development and Character Policy’ builds on Clause 21.04 and relates to all land zoned for residential purposes. Although the subject site appears to be located within an ‘industrial and business character type’ in accordance with Map 3, the immediately abutting land forms Residential Character Area ‘C’. It is policy that new development complements the current character and responds to the future character statement for the area.

The desired future character statement for Residential Character Area C is:

‘The neighbourhood character of this area will develop within a pleasant leafy framework of well-planted front gardens and large canopy trees.

Architecture, including new buildings and extensions, will, in the majority of cases, be secondary in visual significance to the landscape of the Character Type from the street. However, in neighbourhoods that currently have a large proportion of two storey houses, the architecture will gradually become more dominant, although it will always be buffered from the street by a well planted front garden that will ensure the soft leafy nature of the street will be perpetuated.

Setbacks will be generous and consistent within individual streets.

Building heights will vary between neighbourhoods. Those neighbourhoods where the diverse topography and well developed mature tree canopy provide a framework within which redevelopment can occur will have a larger proportion of two storey houses. In the lower, less wooded areas, buildings will be mainly low rise unless existing vegetation or a gradation in height softens the scale contrasts between buildings.

The built-form will be visually unified by well-planted front gardens that contain large trees and shrubs and street tree planting. Neighbourhoods that are influenced by the naturalistic landscape of the creek valleys or on highpoints and ridges will have a predominance of native trees in both the public and private realm. Trees within lots to be redeveloped will be retained wherever possible in order to maintain the established leafy character.

Streets which have a majority of gardens currently lacking fences will continue to do so. Walls and fences in other streets will be low to allow plants in the front garden to be visible from the street. Colours and materials will be sympathetic to the architecture of the house.

The soft quality of streets derived from the nature strips will be protected by ensuring that each lot frontage has only one single crossover. Landscape elements such as remnant indigenous vegetation and the large old coniferous wind-rows will be retained until horticulturally unstable.

The character of existing public open spaces within the Character Type, particularly those naturalistic corridors such as Damper Creek and Valley Reserve, will be protected by ensuring that buildings directly adjacent to such areas are set back and buffered with planting that complements that within the public open space.’

Clause 22.04 ‘Stormwater Management Policy’ recognises that increased densities and subsequent increase in hard surfaced areas have impacted the drainage system. This clause acknowledges that to ensure a sufficient drainage system, upgrade works are required. It is policy that, amongst other things,



‘best practice environmental management be used in the design, construction and operation of drainage systems to reduce impacts on surface waters and groundwater’.

Clause 22.13 ‘Environmentally Sustainable Development Policy’ encourages development to ‘achieve best practice in environmentally sustainable development from the design stage through to construction and operation’. It is policy that developments of 10 or more dwellings be accompanied by a Sustainability Management Plan.

4.4. PARTICULAR PROVISIONS

4.4.1. Clause 52.06 – Car Parking

Clause 52.06 seeks to ensure an appropriate level of car parking is provided for a new use or an increase in the floor area of an existing use.

Pursuant to Clause 52.06-5, the following car parking requirements apply for the proposed uses, summarised in Table 1.

Use Area/Number Parking Rate Parking Requirement

Dwelling 90 dwellings 1 space per one and two-bed, 2 spaces per three-bed and 1 visitor space per 5 dwellings

114 spaces

Medical Centre 3 Practitioners

5 spaces to the first person providing health services plus

3 spaces to every other person providing health

services

11 spaces

Convenience Shop 238sqm 10 spaces to each premises 10 spaces

Takeaway Food Premises 239sqm 4 spaces to each 100sqm of

leasable floor area 9 spaces

Total 144 spaces

Table 1 – Statutory Car Parking Requirement

Given the above, the statutory requirement for the proposed uses is 144 spaces.

Under Clause 52.06-3, a permit may be granted to reduce or waive the requirements of Clause 52.06-5.

The proposal will include 106 car parking spaces and therefore, a reduction in the car parking requirement of 38 spaces is required.

4.4.2. Clause 52.07 – Loading and Unloading of Vehicles

This Clause seeks to ensure that adequate land is provided for the loading and unloading of commercial vehicles so that amenity is protected and the road network is not detrimentally affected. Pursuant to this Clause, the proposal has a statutory requirement to provide a loading area of 27.4sqm for the use of the convenience shop and takeaway food premises. The loading bay must have minimum dimensions of 7.6 metres in length, 3.6 metres in width and height clearance of 4 metres.

The proposal does not propose to include a loading bay, as such a waiver of loading bay requirements is sought.

4.4.3. Clause 52.29 – Land Adjacent to, a Road Zone, Category 1, or a Public Acquisition Overlay for a Category 1 Road

This provision seeks to ensure appropriate access is maintained to identified roads. High Street Road is classified as a Road Zone Category 1 and therefore, under this Clause a permit is required to create or alter access to this road.


PLANNING POLICY 15

The proposal seeks approval for a new crossover to High Street Road and to remove the existing crossovers. Therefore, approval is required under this Clause and the application must be referred to VicRoads for comment.

4.4.4. Clause 52.34 – Bicycle Facilities

Clause 52.34 requires that floor area of an existing use is not increased until the required bicycle facilities are provided on the land. Given the proposed uses, Clause 52.34-3 requires a provision of 18 resident spaces, 4 staff spaces and 15 customer/visitor spaces, totalling 35 spaces for the proposal, as summarised in Table 2 following.

Use Number/Size

Statutory Rate Statutory Requirement

Occupant/Employee Visitor Occupant/Employee Visitor

Dwelling 90 1 space to 5 dwellings 1 space to each 10

dwellings 18 spaces 9 spaces

Retail (Convenience Shop) 453sqm

1 to each 300sqm of leasable floor area

1 to each 500sqm of leasable floor area

1 space 1 space

Takeaway Food Premises 239sqm

1 to each 100sqm of net floor area

1 to each 50sqm of net floor area

3 spaces 5 spaces

Medical Centre 3 practitioners

1 to each 8 practitioners

1 to each 4 practitioners

1 space 1 space

Total 23 spaces 15 spaces

Table 2 – Statutory Bicycle Parking Requirement

Given the above, the statutory requirement for the proposed uses is 38.

A total of 38 spaces will be provided and therefore, a permit is not required under this Clause 52.34.

4.4.5. Clause 65 – Decision Guidelines

Clause 65 specifies a range of general ‘Decision Guidelines’ that the responsible authority must consider prior to deciding on any application.

4.5. REFERENCE AND INCORPORATED DOCUMENTS The following reference and incorporated documents are of key relevance to the subject site:

Monash Urban Character Study, Gerner Consulting Pty Ltd

Monash Neighbourhood Character Guide, Gerner Consulting Pty Ltd

Monash Housing Strategy, Essential Environmental Services, 2004

Monash 2012 – A Strategy for the Future, City of Monash, 2003

Guidelines for Non-residential Uses in Residential Zones, City of Monash, 2004 (or as amended).

4.6. PROPOSED AMENDMENT C125 Amendment C125 currently proposes changes to Monash’s residential zones in order to direct higher density residential development into areas identified as appropriate and protect the character of established residential areas.

Specifically in relation to the subject site, the Amendment proposes:

The introduction of General Residential Zone Schedule 4 – Garden City Suburbs (Northern Areas) as a new Schedule to the Planning Scheme and application of this Schedule to the subject site. This



Schedule includes a number of variations to the standard ResCode requirements of Clause 54 and Clause 55.

Modifications to the Local Planning Policy Framework as a result of the implementation of the Monash Housing Strategy 2014 (various Clauses) amongst other consequential updates to reflect changes in State and Local policies and strategies over the previous 10 years.

The inclusion of the Monash Housing Strategy as a reference document in the Planning Scheme.

Amendment C125 initially sought to include No.554-558 High Street Road within the Neighbourhood Residential Zone Schedule 2 (NRZ2). However, at a Council meeting on 31 May 2016 it was resolved to recommend the application of the General Residential Zone Schedule 4 (GRZ4) to the site. Of note, no height restriction is proposed to be introduced in the Schedule.

The Housing Strategy identifies the subject site as within an accessible area as identified in Figure 6 below. These areas comprise the following housing objective:

‘Moderate housing change and diversification serving as a transition between commercial and residential areas. Development will be respectful of neighbourhood character and amenity, with greater emphasis placed on these objectives in proportion to the distance from commercial zones and transport nodes’.

The Amendment has undergone a Panel Hearing and is awaiting the release of the Panel Report.

Figure 6 – Activity Centre and Accessible Areas Map


ASSESSMENT 17

5. ASSESSMENT Based on a detailed review of the applicable planning controls and analysis of the subject site, the key planning considerations are:

Does the proposal comply with overarching strategic policy?

Are the proposed uses appropriate in context?

Is the scale and design of the built form appropriate?

Has the building been designed appropriately to maintain the amenity of surrounding residents?

Does the proposal provide a good level of internal amenity for future occupants?

Does the building achieve a high level of environmentally sustainable design?

Is the provision of car parking, loading and access acceptable?

The ways in which the proposal addresses the above key town planning considerations pertinent to the site are discussed below.

In addition to the below assessment, a table assessment of the proposal against each of the key objectives of the Guidelines for Higher Density Residential Development is provided at Appendix A.

5.1. CONSISTENCY WITH STRATEGIC POLICY The SPPF and LPPF provide extensive support for increased housing diversity and density in and around activity centres. Activity centres benefit from the provision of local services, facilities and existing infrastructure. As such, activity centres and surrounding land generally has the opportunity to accommodate substantial population growth. The commercial nature of the subject site coupled with its proximity to the Syndal activity centre, means it can comfortably support an increase in housing densities in accordance with the overarching objectives of State and local policy.

5.1.1. SPPF and LPPF

The proposal complies with the relevant provisions of State and local policy as:

The proposal will intensify the use of land and result in an improved mix of uses within an area that is highly accessible in accordance with the activity centre objectives of Clause 11 (Settlement).

The development will incorporate high quality design, thereby enhancing the character of the area and contributing positively to the appeal of the Syndal Neighbourhood Activity Centre in accordance with Clause 15 (Built Environment and Heritage), Clause 21.02 (Key Influences) and Clause 21.04 (Residential Development).

The development will improve the mix of housing types to meet community needs in an area that can comfortably accommodate higher density housing in accordance with Clause 16 (Housing).

The proposal will provide additional food and drink offerings and a convenience shop proximate to the existing commercial centre to meet the needs of the growing local population as envisaged in Clause 17 (Economic Development) and Clause 21.05 (Economic Development).

The proposal is located close to public transport services and provides a car parking provision at a rate that will encourage the use of alternative modes as encouraged by Clause 18 (Transport) and Clause 21.08 (Transport and Traffic).

The development incorporates of a mix of uses, including a medical centre to serve the local community in accordance with the health care objectives of Clause 19.02 (Community Infrastructure).

18 ASSESSMENT URBIS


The inclusion of the proposed ESD initiatives will result in a positive environmentally sustainable outcome in accordance with the objectives of Clause 21.13 (Sustainability and Environment), 22.04 (Stormwater Management Policy) and 22.13 (Environmentally Sustainable Development Policy).

5.2. USE State and local policy encourages a concentration of housing types and a mix of uses in and around activity centres to meet community needs and maximise accessibility to facilities and services. The use of land for a dwelling is as-of-right in the General Residential Zone. Further, the zone encourages a diversity of housing types and housing growth in appropriate areas with good access to services and transport. The site is within close proximity to the Syndal Neighbourhood Activity Centre and the train station. Increased housing densities are apparent in the area, with a multitude of recent subdivisions and unit developments. The site benefits from locational attributes as well as its substantial size. As such, the site lends itself to increased residential densities and to this accord, the proposal complies entirely with the housing objectives of the zone.

In accordance with Clause 21.06, neighbourhood activity centres such as the Syndal Activity Centre, are to provide convenient and accessible services with a community focus. The subject site, while not located directly within the activity centre, is located within an identified ‘accessible area’ surrounding the centre. The site has long been used for commercial purposes and thus, lacks the established residential character seen in the wider surrounds. The zone encourages new development to implement the neighbourhood character policy, which in accordance with Clause 22.01 promotes generous, well-planted street setbacks, consistent with individual streets. While many of the surrounding residential streets contain generally consistent landscaped front setbacks, the commercial nature of the subject site and adjoining sites has resulted in this area of High Street Road lacking the garden character seen in other areas. Rather, the site effectively comprises an extension of the existing commercial centre to the east.

With the garden character absent in the immediate surrounds, the site provides an ideal location for the introduction of new non-residential uses to complement existing and proposed residential uses. The General Residential Zone allows for a limited range of non-residential uses to serve local community needs. The proposal incorporates a convenience shop, takeaway food premises and medical centre at ground floor fronting High Street Road. Pursuant to Clause 32.08-1, a permit is required for these uses.

The proposed mix of uses will support surrounding residents and serve local community needs. Specifically, the introduction of a medical centre will provide a facility to meet the needs of the growing population in accordance with the health facility objectives of Clause 19.02-1. The non-residential uses are appropriately located on a main road, thereby minimising amenity impacts and the effect of traffic on local roads. The introduction of these uses will greatly improve the interface of the site with the public realm, creating activity at ground floor. The proposed uses will sit comfortably in proximity to the neighbouring residential uses. In particular, the hours of operation will be maintained within standard business hours and the uses are not expected to result in any excessive noise emissions nor light spillage that would impact the current level of amenity enjoyed by neighbouring residents.

Given the above, the proposed uses are considered consistent with the objectives of policy encouraging housing intensification and a mix of uses in locations with convenient and accessible locations. The non-residential uses are compatible with surrounding residential properties and are appropriately located to protect the amenity of existing residents in accordance with the decision guidelines of the zone.

5.3. BUILT FORM 5.3.1. Height and Scale

The proposed building will have a maximum height of eight storeys in part, totalling 25 metres. Given the fall of the land, the development will present seven storey built form to High Street Road, with a maximum height of 22 metres. To the rear, this increases to the eight storey built form. The higher built form is consolidated within the east of the site, with the building height transitioning to the lower built form in the west.

The surrounding area comprises predominantly single and two storey built form. The commercial development along High Street Road and Blackburn Road to the east is characterised by ‘box-like’ developments, with heights increasing to up to four storeys within close proximity to the site along Blackburn Road.


ASSESSMENT 19

The overall building height, while greater than surrounding developments, has been carefully designed to respect the lower scale built form, in particular, the residential development to the north and south-west. The site benefits from few sensitive interfaces, with commercial land surrounding the majority of the site. The closest residential development is located approximately 10 metres to the south-west separated by the St Clair Reserve and approximately 20 metres to the north over High Street Road.

The scale and massing of the proposed building responds to this context. In the south-west, the development substantially steps down, to a height of 9 metres in the corner closest to the neighbouring dwellings, comparable to the height of these units. In the north-west, the building has a height of approximately 12.5 metres, with Level 4 setback above, so that the 3 to 4 storey street wall presents as the dominant built form, thereby providing a visual transition to the lower surrounding scale. The transition in the height of development is illustrated in the southern elevation following at Figure 7.

Figure 7 – Southern Elevation

The footprint of Level 4 to Level 7 is significantly reduced, containing the higher built form within the east, over 30 metres from the west side boundary. This scale responds to the more intense development along Blackburn Road and sits comfortably with adjacent commercial development.

The development will be constructed to the site boundaries, with the exception of a minimum setback of 1.5 metres along the southern boundary, increasing in the southernmost point allowing for landscaping. This coverage reflects existing development and will create little change to the subject site which is currently covered in impervious surfaces.

Given the above, the scale is considered acceptable in context. Unlike the more established residential areas, the site forms an extension of the adjacent commercial centre. The site comprises a relatively large land holding, in contrast to the majority of surrounding land parcels and can comfortably accommodate such scale. Thus, the development responds appropriately to the character of the area in accordance with Clause 15 and 22.01.

5.3.2. Design

The proposed building is contemporary in design utilising high quality materials and incorporating a variety of surface treatments. Materials include glazing, metal cladding, aluminium louvres and framing, steel mesh and balustrades and glazed brickwork. The materials and colours have been carefully selected to enhance articulation and reduce the perception of visual bulk.

At the lower levels, the street wall will comprise predominantly bronze cladding. The upper levels above the podium will incorporate a mix of charcoal and pale grey metal cladding. The use of colours will distinguish the podium from the visually recessive upper levels, yet the two elements will complement one another with the use of charcoal brickwork and architectural elements at lower levels to provide a visual cohesiveness across the development as a whole.

The massing and lighter finishes of the upper levels will ensure the proposal does not result in obtrusive visual bulk when viewed from the sensitive residential interfaces. Bold vertical detailing has been

20 ASSESSMENT URBIS


incorporated into the design of the first four storeys. This detailing provides a good level of articulation and intersects the glazing at ground floor to respect the fine-grained form in the surrounds.

The glazed frontages to the tenancies at ground floor will provide active frontages to High Street Road. The residential entrance will be clearly identified with the use of charcoal brickwork, providing visual distinction from the tenancies, as illustrated indicatively in Figure 8 following.

Figure 8 – Perspective of proposal from High Street Road looking south-east

The proposal incorporates high architectural quality in accordance with the design objectives of State and local policy, specifically Clause 15 and 22.01 and the Guidelines for Higher Density Residential Development.

5.4. EXTERNAL AMENITY The proposal has been carefully designed to ensure no unreasonable amenity impacts result to surrounding properties, with particular consideration given to adjoining residential properties. As discussed following, it is considered that the proposal will maintain a good level of amenity for adjoining residents and will enhance the public realm in accordance with the overall objectives of State and Local policy.

5.4.1. Overlooking and Privacy

Given separation distances, no unreasonable overlooking will occur to surrounding residential properties. The site benefits from commercial land to the east and south and separation to residential properties, with High Street Road to the north and St Clair Reserve to the south-west providing separation between surrounding dwellings.

At the closest point to the south-west, the proposal is setback over 12 metres from the rear dwelling at 2 Lee Avenue. Existing vegetation within the Reserve provides some screening between the two developments. Apartments are only proposed at the first two storeys of the development in the south-west corner to alleviate any perception of overlooking. Above this, the rooftop terrace at Level 2 is substantially setback (5.5 metres from the title boundary) to ensure no direct views down to the private open space of 2 Lee Avenue from this terrace.


ASSESSMENT 21

The proposed development is setback over 20 metres from the closest dwellings to the south at 7 St Clair Reserve and to the north at 78 Larch Crescent and 609 High Street Road.

Given the above, no specific mitigation measures are required to prevent overlooking from the proposed development and a good level of privacy will be maintained for surrounding residents.

5.4.2. Overshadowing

Due to the careful massing of the building, additional shadow impacts will be minimal. Shadow diagrams have been prepared by Cera Stribley Architects and are submitted in support of this application. The shadow diagrams demonstrate that the greatest shadow cast will be to the east of the development in late afternoon, with some additional shadow to the west and south in the morning. The shadow to the west will fall over the Nursery land, with the greatest shadow contained to the early morning. By late morning, any additional shadow is marginal. Additional shadow will be cast over St Clair Reserve in early morning, however by midday, additional shadow will impact only car park land to the south and south-east.

Of note, given the reduced height of the proposed development in the south-west corner, shadow impacts will be reduced from those currently existing to the residential land at Lee Avenue.

Overall, the additional shadow will fall predominantly over commercial land and land used for car parking. Impacts to the adjoining Reserve are minimal and the design will maintain a good level of solar access to all residential properties.

5.4.3. Public realm

The proposal has been designed to enhance the streetscape and provide an attractive interface with the public realm. Full height glazing has been provided to the tenancies at ground floor to allow permeability into the interior and maximise active frontages to High Street Road.

The massing and external finishes of the building will provide visual interest when viewed from the public domain. The design incorporates strong vertical elements which break up the façade and reflect the more fine-grain residential development in the surrounds. The individual tenancies and residential development will be clearly identifiable with well-defined entries. In addition, the existing four crossovers along High Street Road will be removed and landscaping and the footpath reinstated in these areas to provide further contribution to the garden character of the wider precinct.

The outlook from apartments at lower levels has been maximised as appropriate to the north, south and east with the provision of windows and balconies which will allow passive surveillance to the street and car parking areas below.

The current development on site provides little interaction with the public realm, being well set back from the road with car parking within the frontage. Thus, the proposal will significantly improve the interface of development with the street in accordance with the overarching objectives of Clause 22.01.

5.5. INTERNAL AMENITY The development will provide a good level of amenity for future occupants, with the site’s location providing further amenity benefits in the form of restaurants, shops, services and facilities along Blackburn Road and the wider surrounds.

5.5.1. Layout

The subject site benefits from the significant separation to adjoining development provided by High Street Road to the north, the vehicular accessway and car park to the east and St Clair Reserve to the south. The internal layout has been designed to take advantage of this context, with the majority of apartments oriented to these aspects and many apartments benefiting from dual-aspect.

The proposal will provide a good diversity of dwellings. The building includes a combination of one, two and three-bedroom apartments. The one-bedroom apartments range in size from 50-57 square metres, the two-bedroom apartments range between 69-95 square metres and the three-bedroom apartments range in size from 88-95 square metres.

22 ASSESSMENT URBIS


Each apartment is provided with a sizeable private terrace with usable dimensions, ranging between approximately 8 to 76 square metres. In addition, a large communal garden is provided on Level 1, enhancing outlook for internal facing dwellings.

The layout of the units is practical and is predominantly open planned to increase flexibility. Moreover, the proposal includes two lift cores, one serving the northern portion of the building and one serving the southern portion, thereby ensuring efficient movement throughout the building for future occupants.

The proposal provides an excellent provision of external storage space for occupants with all apartments provided with individual storage cages in accessible locations with the car park, with a minimum size of 6 cubic metres.

5.5.2. Privacy

Appropriate separation and screening will be provided between apartment terraces in the instances where these adjoin to ensure no views between private open space. Private terraces adjoining the communal garden will be provided with screening to a minimum height of 1.7 metres to ensure seclusion of the private open space. Further, the periphery of the communal garden will be landscaped to clearly delineate the private and communal areas. At upper levels, terrace balustrades have been setback as required to ensure no direct views into lower terraces.

5.5.3. Solar Access and Ventilation

The building has been designed to ensure that each unit has good access to daylight and natural ventilation. No habitable rooms rely on borrowed light. All bedrooms will be provided with operable windows and all living areas have direct access to private terraces, providing good daylight penetration and air flow throughout apartments.

There are a number of dwellings which have a sole southern orientation. These apartments have been designed carefully with limited depths of approximately 3.8 metres, thereby ensuring excellent solar access to all habitable areas.

Internal communal corridors have been limited in length to that required and, where possible have been provided with windows looking over the communal terrace area, providing natural light and ventilation into this space.

5.6. ENVIRONMENTALLY SUSTAINABLE DESIGN The proposed building incorporates a number of ESD initiatives in accordance with the objectives of State and local policy, specifically Clause 21.13, 22.04 and 22.13. The initiatives incorporated in to the proposal are detailed in the Sustainability Management Plan (SMP) prepared by Sustainable Development, accompanying this application.

The SMP has used the FirstRate5 tool (an energy modelling program) to assess the thermal efficiency of the building and the Model for Urban Stormwater Improvement Conceptualisation (MUSIC) for the assessment of stormwater.

The proposal incorporates ESD initiatives resulting in efficient energy, water and waste performance. Specifically, the development will result in efficient thermal performance and the reduction in greenhouse gas emissions through the use of efficient air conditioning and the installation solar PV panels. The proposal is expected to achieve a 6.7 star average energy rating, exceeding the standard required under the Building Code of Australia and complying with the general objectives of Clause 22.13.

With regards to stormwater management, the development will incorporate an on-site retention system including rainwater tanks to collect run-off from the roof area. The tank(s) will have a capacity of 25,000 litres, enabling the reuse of water for toilet flushing as well as the connection of an irrigation system. The implementation of these initiatives will result in a significant reduction (15.4%) of stormwater discharge in accordance with Council’s Water Sensitive Urban Design objectives under Clause 22.04.

As detailed in the SMP, the inclusion of the proposed ESD initiatives will result in a positive environmentally sustainable outcome in accordance with the relevant objectives of Clause 21.13, 22.04 and 22.13.


ASSESSMENT 23

5.7. TRAFFIC AND WASTE MANAGEMENT

5.7.1. Traffic and Access

Vehicular access is proposed via a new double-width crossover within the west of the site’s frontage to High Street Road, serving a two level basement car park. A Traffic Impact Assessment has been prepared by Ratio to assess the proposed access and parking arrangements.

The Traffic Impact Assessment details the proposed layout of accessways and car parking and demonstrates that the vehicular areas, including ramps and clearance heights, have been designed generally in accordance with the requirements of Clause 52.06 and relevant Australian Standards. Thus, the proposed development will provide efficient vehicle manoeuvrability throughout the site.

The proposed development is expected to generate approximately 67 vehicle movements per hour, with up to 91 vehicles per hour expected at peak times. As detailed in the Traffic Impact Assessment, the additional traffic can be comfortably accommodated by the surrounding road network.

5.7.2. Car Parking

The proposed development includes a total of 106 car parking spaces across the two basement levels. Pursuant to Clause 52.05-5, a total of 144 spaces are required and consequently, a permit is sought for a shortfall of 38 spaces.

A car parking demand assessment has been undertaken by Ratio in the Traffic Impact Assessment to assess the likely demand for parking spaces and the appropriateness of the proposed shortfall.

As detailed in the Assessment, the proposal is expected to generate an off-site car parking demand of 28 spaces, as a result of the shortfall. Survey results indicate that car parking demand is moderate in the close surrounds and thus, the overflow car parking expected can be accommodated in the vicinity of the subject site. Further, the existing crossovers will be removed, thereby providing space for an additional two parking spaces to the front of the site.

The site has good access to public transport, including train and bus services and an excellent provision of bicycle parking spaces. As such, sustainable modes of transport will be encouraged and the dependence on the car will be reduced for occupants and visitors to the site.

Given the above, it is considered that the proposed car parking reduction is acceptable. Furthermore, the proposal supports the objectives of Clause 21.08 by encouraging sustainable transport modes as an alternative to the car.

5.7.3. Bicycle Parking

A total of 38 bicycle parking spaces are proposed within the basement car park. In accordance with Clause 52.34, a provision of 18 resident spaces, 5 staff spaces and 15 customer/visitor spaces are required. This equates to a total of 38 spaces for the proposal.

The bicycle spaces have been designed in accordance with the requirement of 52.34-4 to ensure convenient parking for users. In accordance with Clause 52.34-3, no change rooms or showers are required to be provided given the limited number of employee spaces required for the proposed uses.

Given the above, the proposal will exceed the bicycle parking requirements in the Scheme. This, coupled with the existing public transport network in the surrounds will encourage sustainable transport modes, such as walking, cycling and public transport.

5.7.4. Loading

A loading bay is not proposed to be provided on site. As such, a waiver of loading bay requirements is sought.

Ratio has assessed the requirement for a loading bay in the Traffic Impact Assessment. It is submitted that the provision of an on-site loading bay is unnecessary and that loading activities associated with the commercial tenancies are to be complete on-street. The waiver of the development’s loading requirements is considered to be appropriate given the available kerbside parallel parking fronting the site on High Street

24 ASSESSMENT URBIS


Road, the number of existing commercial tenancies along High Street Road that currently operate without on-site loading bays and the need for the proposed tenancies to only be serviced by vans and small trucks.

5.7.5. Waste Management

The proposal includes a common refuse storage area on lower ground floor. Tenants and residents have been provided with bin chutes on each level to dispose of rubbish and recyclables.

A Waste Management Plan (WMP) has been prepared by Leigh Design in support of this application. The WMP details the waste facilities, collection and access arrangements proposed. Waste is proposed to be collected by a private contractor on-site from the loading bay adjacent to the bin room at lower ground floor. In accordance with the WMP, the architectural plans illustrate sufficient space for the required bin storage.

With the rubbish collection occurring on-site, there will be minimal impacts to the road network and being contained within the basement, there will be no undue amenity impacts to surrounding residents.


CONCLUSION 25

6. CONCLUSION Having regard to the above assessment, it is considered that the proposal responds appropriately to the strategic and statutory provisions of the Monash Planning Scheme, as the development:

Is located on land well serviced by existing community services, facilities and infrastructure (adjacent to the Syndal Neighbourhood Activity Centre), thereby lending itself to increased residential densities

Responds appropriately to the surrounding site context, greatly improving the interface of the site with the public realm through the introduction of active frontages to High Street Road

Comprises contemporary built form and a variety of high quality materials which will enhance the appearance of the site and provide visually interesting architecture

Has been designed of a scale and mass to transition appropriately to surrounding lower scale built form so not to over-dominate surrounding development

Will not unreasonably impact the amenity of adjoining residents

Will deliver a high level of amenity for future occupants

Is well located with respect to public transport and makes provision for a car parking rate which supports sustainable modes of transport

For the above reasons, it is considered appropriate that a permit issue.

26 DISCLAIMER URBIS


DISCLAIMER This report is dated 9 November 2016 and incorporates information and events up to that date only and excludes any information arising, or event occurring, after that date which may affect the validity of Urbis Pty Ltd’s (Urbis) opinion in this report. Urbis prepared this report on the instructions, and for the benefit only, of Pace Development Group (Instructing Party) for the purpose of Town Planning and Urban Context Report (Purpose) and not for any other purpose or use. To the extent permitted by applicable law, Urbis expressly disclaims all liability, whether direct or indirect, to the Instructing Party which relies or purports to rely on this report for any purpose other than the Purpose, and to any other person which relies or purports to rely on this report for any purpose whatsoever (including the Purpose).

In preparing this report, Urbis was required to make judgements which may be affected by unforeseen future events, the likelihood and effects of which are not capable of precise assessment.

All surveys, forecasts, projections and recommendations contained in or associated with this report are made in good faith and on the basis of information supplied to Urbis at the date of this report, and upon which Urbis relied. Achievement of the projections and budgets set out in this report will depend, among other things, on the actions of others over which Urbis has no control.

In preparing this report, Urbis may rely on or refer to documents in a language other than English, which Urbis may arrange to be translated. Urbis is not responsible for the accuracy or completeness of such translations and disclaims any liability for any statement or opinion made in this report being inaccurate or incomplete arising from such translations.

Whilst Urbis has made all reasonable inquiries it believes necessary in preparing this report, it is not responsible for determining the completeness or accuracy of information provided to it. Urbis (including its officers and personnel) is not liable for any errors or omissions, including in information provided by the Instructing Party or another person or upon which Urbis relies, provided that such errors or omissions are not made by Urbis recklessly or in bad faith.

This report has been prepared with due care and diligence by Urbis and the statements and opinions given by Urbis in this report are given in good faith and in the reasonable belief that they are correct and not misleading, subject to the limitations above.


DISCLAIMER 27

APPENDICES


APPENDIX A GUIDELINES FOR HIGHER DENSITY RESIDENTIAL DEVELOPMENT

APPENDICES


Element 1 – Urban Context

Objective 1.1

To ensure buildings respond creatively to their existing context and to agreed aspirations for the future development of the area. This should take the form of an urban context report.

Design Suggestion

1.1.1 Prepare an urban context report that documents the character of the area and identifies opportunities and constraints of the site.

1.1.1 Identify and document existing planning scheme objectives and requirements applicable to the specific site. Include these in the urban context report.

1.1.2 Ensure a development is consistent with the strategic location of the site. Address this in the urban context report.

1.1.3 Consider the likely location, size and expected impact of future development and possible uses nearby when designing new developments. Address this in the urban context report.

1.1.4 Use an urban context report as the basis for pre-application discussions to generate and test options about the site and the building design.

Achieved

The urban context is described in detail in the architectural package prepared by Cera Stribley Architects and this, as well as the Planning Scheme objectives are outlined in this Report.

The proposed development is an appropriate response to the character of the area. Unlike much of Mount Waverley comprising the garden character of established residential areas, the subject site essentially forms an extension of the commercial area to the east. Thus the subject site has the opportunity for development of this scale and nature.

Objective 1.2

To provide a creative design response that is based on a clear understanding of the urban context and neighbourhood character.

Design Suggestion

1.2.1 Structure the design response to explain how it responds to relevant planning provisions that apply to the land, any relevant housing, neighbourhood character, urban design and landscape plan, strategy or policy set out in the relevant planning scheme and the urban context report.

1.2.2 Provide illustrations of the project in its context.

Achieved

The architectural package accompanying the application details the design response and how this has evolved to form the proposed design.

Element 2 – Building Envelope

Objective 2.1

To ensure that the height of new development responds to existing urban context and neighbourhood character objectives of the area.

Design Suggestion

2.1.1 Arrange building height, massing and forms to reinforce the structure and character of the area.

2.1.2 Mass new buildings in response to the scale of the surrounding buildings unless doing otherwise helps to achieve neighbourhood character objectives.

Achieved in Part

The overall building height is greater than the height of existing development in the immediate surrounds. The proposal however, has been carefully designed to respect the lower built form and will contribute positively to the relevant character of the immediate area which is largely, commercial in nature.

Objective 2.2

To ensure new development is appropriate to the scale of nearby streets, other public spaces, and buildings.

Design Suggestion

2.2.1 Relate building height to street width and intended character.

Achieved

The proposal includes significant upper level setbacks to ensure it will not unreasonably impact the public domain.


APPENDICES


2.2.2 Set back upper levels of tall buildings or use a podium and tower form to help create a pedestrian scale at street level.

2.2.3 Respect nearby heritage buildings and places.

2.2.4 Reduce heights, increase setbacks or step the mass of the building to create sensitive interfaces with adjoining buildings.

The setback of upper levels is respectful of adjoining properties, with the height consolidated in the east. Further, the building form ensures an appropriate pedestrian scale at street level.

Objective 2.3

To protect sunlight access to public spaces

Design Suggestion

2.3.1 Avoid reducing sunlight to important public spaces.

Achieved

The proposed development will not unreasonably overshadow any significant public spaces as illustrated in the shadow diagrams submitted with this application.

Objective 2.4

To respond to existing or preferred street character

Design Suggestion

2.4.1 Don’t set buildings back from the street in retail areas or where a consistent street edge needs to be reinforced, except where creating a new public space is an integral part of the proposal.

2.4.2 Match existing setbacks where an established landscape setting contributes to the proportions of the street and to the street’s character.

2.4.3 Respond to the local physical context in a way that makes a positive contribution to the pedestrian environment at street level.

Achieved

The existing commercial nature provides opportunity for development on-site to provide a strong street edge and activate this area of High Street Road near the intersection of Blackburn Road.

The proposal includes commercial tenancies at ground floor with active frontage to High Street Road. This will improve the street interface and enhance the public realm.

Objective 2.5

To ensure building separation supports private amenity and reinforces neighbourhood character.

Design Suggestion

2.5.1 Don’t separate buildings with side setbacks in streets that have connected buildings with party walls, e.g. terrace housing.

2.5.2 Where side setbacks are an important part of the local streetscape character but do not contribute to private amenity, build with party walls and use recesses at the street front to create the appearance of separated buildings.

2.5.3 Use side setbacks where they are important for private amenity, e.g. for solar access, access to the rear of the lot, or to avoid unreasonable impacts on neighbouring properties and public spaces.

Achieved

Development in the surrounding area comprises minimal side setbacks, with terraced commercial development over High Street Road to the north. Residential development includes greater landscaped front setbacks.

The subject site is well separated from adjoining development. In context, building at lower levels to the property boundaries is entirely appropriate.

Setbacks are included on upper levels to ensure the proposal does not appear visually obtrusive when viewed from the street and surrounding development.

Importantly, the building steps in significantly to the west to protect residential amenity.

APPENDICES



Objective 2.6

To ensure areas can develop with an equitable access to outlook and sunlight.

Design Suggestion

2.6.1 Consider the possible future development of adjoining sites and allow, as best as possible, or an equitable spread of development potential throughout the area.

2.6.2 Maintain sunlight and daylight access to adjoining private open spaces of dwellings in accordance with clause 55 of planning schemes.

2.6.3 Provide spacing between taller buildings to provide outlook, daylight access and privacy for residents.

2.6.4 Orient new buildings to optimise sunlight and amenity for dwellings, private open spaces and adjoining public spaces.

Achieved

The proposed development will not adversely affect the equitable development opportunities of adjoining properties.

The upper level setbacks and will ensure no detrimental impact to the level of solar access results and will ensure a good of privacy can be achieved for existing and future residents.

The apartments have been oriented to the open aspects to the north, south and east to ensure good daylight and sunlight penetration and outlook.

Objective 2.7

To ensure visual impacts to dwellings at the rear are appropriate to the context.

Design Suggestion

2.7.1 Consider views from dwellings at the rear or sides of the development.

Achieved

The dwellings to the rear are provided with outlook over St Clair Reserve, while dwellings to the east benefit from the separation provided by the accessway. Where possible, apartments are dual aspect.

Objective 2.8

To maximise informal or passive surveillance of streets and other public open spaces.

Design Suggestion

2.8.1 Provide windows overlooking streets and other public spaces

2.8.2 Locate living areas towards adjoining streets and other public spaces.

2.8.3 Use level changes, especially floor and balcony spaces elevated above the street level, to allow views from residential units onto adjacent public spaces while controlling views into these units.

Achieved

Balconies and habitable room windows have been maximised along the High Street Road frontage to provide views towards the public realm. Further, apartments will provide views over the accessway to the east and south, thereby increasing the passive surveillance of these areas.

Objective 2.9

To maximise residential amenity through the provision of views and protection of privacy within the subject site and on neighbouring properties.

Design Suggestion

2.9.1 Locate living areas, windows and private open spaces to minimise the potential for overlooking.

Achieved

The development has been designed so not to result in any unreasonable overlooking to any residential properties.

Objective 2.10

To ensure new tall buildings do not create adverse wind effects.

Design Suggestion

2.10.1 Use stepped building forms and articulation of the building mass to reduce wind turbulence at ground level.

Achieved

It is not anticipated that the height and scale of the development will cause unreasonable wind effects at ground level.


APPENDICES


2.10.2 Provide protection for pedestrians in public and private spaces from wind down drafts where a building is taller than the surrounding development.

Objective 2.11

To treat roof spaces and forms as a considered aspect of the overall building design.

Design Suggestion

2.11.1 Incorporate plant and lift overruns as an integral part of roof design.

2.11.2 Design the roof to be used.

Achieved

Services have been provided internally, with photovoltaic cells proposed on the roof. These will not be clearly visible from site in the public realm.

Element 3 – Street Pattern and Street-Edge Quality

Objective 3.1

To create walkable areas within a safe and interesting public setting.

Design Suggestion

3.1.1 Maintain and extend street networks to create a closely spaced and interconnected street system in areas where higher density buildings are proposed.

3.1.2 Create new cross-site pedestrian links there the walkable perimeter for a block is greater than 400 metres. Position these links to take advantage of obvious desire lines for local pedestrian movement.

Achieved

The proposal will enhance the vibrancy of the public realm and provide an attractive interface for pedestrians. The site is not of a scale where a pedestrian link is warranted.

Objective 3.2

To closely integrate the layout and occupation patterns of new development with the street.

Design Suggestion

3.2.1 Locate active ground floor uses along the street perimeter or new development to increase the safety, use and interest of the street.

3.2.2 Maximise ground level windows and entrances to promote active frontages.

3.2.3 Avoid creating blank walls, large service areas, car parking, co-located or continuous garage doors or dense planting to ground level street frontages of new developments.

3.2.4 Avoid recesses to ground level street frontages that could allow concealment.

Achieved

The proposal incorporates active frontages along High Street Road, with the tenancies fitted with full height glazing.

Entries to the residential lobby and tenancies will be clearly identifiable for pedestrians and landscaping will be reinstated along the street frontage to enhance soften the views of the development.

APPENDICES


Element 3 – Street Pattern and Street-Edge Quality

Objective 3.3

To ensure car parking does not dominate the street frontage.

Design Suggestion

3.3.1 Screen or disguise above-ground parking areas in new development from the street.

3.3.2 Screen half basement car parking.

Achieved

Car parking is provided in basement levels so not to impact the character of the area.

Objective 3.4

To create street entrances, with a strong identity, that provide a transition from the street to residential interiors.

Design Suggestion

3.4.1 Accentuate and identify building entrances.

3.4.2 Support the role of entrances as points of orientation.

3.4.3 Create more rather than fewer entries to help activate the street.

3.4.4 Provide individual entries to ground floor dwellings accessed from the street.

3.4.5 Provide good visual and physical connections between the street and lobby spaces.

Achieved

The development provides clearly identifiable and separate entries for customers of the commercial tenancies and residential occupants.

The residential lobby has been accentuated with the use of charcoal glazed brickwork, distinguishing this from the bronze cladding utilised for the majority of the podium and tenancies.

Objective 3.5

To ensure car park entries do not detract from the street.

Design Suggestion

3.5.1 Avoid car park entrances on shopping streets.

3.5.2 Incorporate pedestrian access with car park entrances, or provide discrete car entrances.

Achieved

Vehicular entry has been consolidated to one crossover, with access to the basement provided to the west of the frontage from High Street Road. This location is appropriate as High Street Road can comfortably accommodate the expected traffic generation. Further, the location of the crossover maximises continuous area for active frontages.

Objective 3.6

To avoid creating inactive frontages as a result of fencing private open spaces.

Design Suggestion

3.6.1 Use low height, transparent or partially open fences to create an impression of openness and permeability.

N/A

Objective 3.7

To ensure that front fences respect and contribute to the neighbourhood character.

Design Suggestion

3.7.1 Front fences should respect the existing character or contribute to establishing a new neighbourhood character.

N/A

Element 4 – Circulation and Services

Objective 4.1 Design Suggestion Achieved


APPENDICES


To provide adequate, safe and efficiently designed parking layouts.

4.1.1 Clearly mark access into, and movement through car parks with clear signage, floor markings and lighting.

4.1.2 Clearly identify parking spaces allocated to specific dwellings.

4.1.3 Make provision for loading and unloading of goods and services.

4.1.4 Make provision for bicycle parking.

A Traffic and Engineering Assessment has been prepared by Ratio in support of the application. The car parking layout is considered appropriate to provide efficient manoeuvrability and access for future occupants.

The proposal will require a car parking reduction and waiver of loading bay requirements. This is acceptable given the context of the site.

Objective 4.2

To provide safe and convenient access between car parking and bicycle areas and the pedestrian entry to buildings.

Design Suggestion

4.2.1 Provide well considered entrances from the car park to residential lobbies, foyers and individual apartment entrances.

4.2.2 Design car parks to assist orientation and way-finding.

4.2.3 Provide adequate parking facilities for visitors.

Achieved

The proposal has been designed to minimise conflict between pedestrians and vehicles.

Separate pedestrian access is provided from High Street Road and bicycle parking is clearly designed within basement areas.

Objective 4.3

To create shared internal spaces that contribute positively to the experience of living in high density development.

Design Suggestion

4.3.1 Ensure that the main entry and individual dwelling entries allow for the delivery or removal of large furniture items.

4.3.2 Ensure service lifts can accommodate large furniture items to the upper levels.

4.3.3 Design quality internal spaces.

Achieved

Entries, stairways and other common internal spaces will be sufficiently sized to allow for appropriate circulation space and accommodate the delivery and removal of the furniture items that are likely to be needed by future occupants.

Objective 4.4

To minimise running and maintenance costs.

Design Suggestion

4.4.1 Consider the total ‘lifecycle’ cost of the building.

4.4.2 Design mechanical and electrical systems to minimise energy consumption.

Achieved

The proposed building will be designed to minimise energy consumption achieving a 6.7 star average energy rating.

The proposal will have high levels of access to natural light and ventilation to all bedrooms and living areas, as well as common spaces.

ESD principles have been incorporated into the design of the building as detailed in the Sustainability Management Plan prepared by Sustainable Development.

Objective 4.5 Design Suggestion Achieved

APPENDICES



To minimise water use. 4.5.1 Collect and re-use stormwater where practical.

4.5.2 Use natural irrigation in landscape areas.

The development will provide an on-site retention system, greatly reducing stormwater runoff. Further, water tanks will be provided in accordance with the Water Sensitive Urban Design objectives of local policy.

Objective 4.6

To incorporate provision for site services in the building design to ensure good function and ease of service and maintenance.

Design Suggestion

4.6.1 Provide a clear method for refuse disposal.

4.6.2 Provide facilities for mail deliveries and parcel drop off.

4.6.3 Ensure that all utility meters are easily accessible.

4.6.4 Provide space for cleaning and servicing equipment.

4.6.5 Ensure emergency services have easy access.

Achieved

Adequate provision for bin storage areas is provided as detailed in the Waste Management Plan prepared by Leigh Design.

Mail facilities are provided upon entry to the residential lobby and a service area is provided at ground floor with convenient access from both the commercial area and residential lobby.

Element 5 – Building Layout and Design

Objective 5.1

To provide a range of dwelling sizes and types in higher density residential developments.

Design Suggestion

5.1.1 Design for a mix of dwelling types, particularly in larger residential developments (e.g. to suit single people, family groups of varying sizes, students, the elderly, people of limited mobility, and people on low to moderate incomes).

Achieved

The development includes a mixture of dwelling types and sizes to appeal to a varying market.

Objective 5.2

To optimise the layout of buildings in response to occupant’s needs as well as identified external influences and characteristics of a site.

Design Suggestion

5.2.1 Design the internal layout of new higher density residential buildings to suit the site and surroundings as well as the needs of its occupants.

5.2.2 Consider multiple lifts and stair cores rather than a single central core in buildings with a larger footprint or floor plate.

Achieved

The overall design response and building configuration is respectful of the relevant influencing external factors.

Multiple lift cores have been provided for the efficient movement of occupants.

Objective 5.3

To create functional, flexible, efficient and comfortable residential apartments.

Design Suggestion

5.3.1 Check layouts for practicality.

Achieved

The apartments have been designed to be functional and practical and to provide an appropriate level of internal amenity for future occupants. All areas are of appropriate dimensions to ensure usable spaces. Where possible, apartment layouts are open-planned to provide flexibility for occupants.


APPENDICES

Element 5 – Building Layout and Design

Objective 5.4

To ensure that a good standard of natural lighting and ventilation is provided to internal building spaces.

Design Suggestion

5.4.1 Provide direct light and air to all rooms wherever possible.

5.4.2 Design light-wells that are adequately sized for their intended purpose.

5.4.3 Take measure to reduce the reverberation of noise in light wells.

Achieved

All dwellings have been designed to have direct access to natural light and ventilation. The light court provided to the east is substantial in size (4.6 x 18.8 metres) to ensure adequate daylight penetration to the apartments. Further, the internal light court to the west comprising the communal garden on Level 1 will provide good outlook for apartments as well as solar access.

Objective 5.5

To provide adequate storage space for household items.

Design Suggestion

5.5.1 Provide adequate storage space.

Achieved

Each apartment will be provided with a storage cage located in the basement car park.

Objective 5.6

To promote buildings of high architectural quality and visual interest.

Design Suggestion

5.6.1 Design various building elements to suit the different ways they are viewed.

5.6.2 Consider materials as an integral part of the design response.

5.6.3 Avoid an unconsidered repetition of elements.

5.6.4 Use external lighting to enhance the design.

5.6.5 Integrate signage to enhance the design.

5.6.6 Provide a discrete location for air conditioner units.

Achieved

The development is contemporary in design incorporating various materials and finishes as detailed in the architectural package.

The proposal will utilise high quality materials and has been designed to create visual interest when viewed from all aspects.

Element 6 – Open space and landscape design

Objective 6.1

To ensure access to adequate open space for all residents.

Design Suggestion

6.1.1 Ensure private open spaces are useable and provide reasonable levels of amenity.

6.1.2 Clearly distinguish between private and public spaces.

Achieved

Each apartment is provided with private open space in the form of terraces, with direct access from living areas.

All private open space is of a sufficient size to provide a useable area for each apartment.

APPENDICES



Objective 6.2

To ensure common or shared spaces are functional and attractive for their intended users.

Design Suggestion

6.2.1 Consider the availability of recreational spaces and facilities in the area, potential demands for them, and provide facilities that are absent or undersupplied.

6.2.2 Consider providing high-quality specialised facilities that will be shared by other local developments, rather than treating each development as a stand-alone entity.

6.2.3 Design open spaces that can be well maintained.

6.2.4 Design open spaces that are usable in a range of weather conditions at various times of the year.

6.2.5 Open space should:

Provide a clear delineation between public, communal and private space.

Be substantially fronted by active ground floors including building entries.

Provide an outlook for as many dwellings as possible. Provide opportunity for mature planting to provide shade,

shelter or screening. Be designed to protect any natural features on the site or

immediately adjacent to the site Be accessible and useable.

Achieved

A communal garden area is proposed on Level 1. This space will form secondary open space for occupants of the development in addition to their private open space.

Access to the garden is provided from the communal corridors. This space is clearly delineated with landscaping from adjoining private terraces.

Objective 6.3

To allow solar access to the private and shared open spaces of new high density residential units.

Design Suggestion

6.3.1 Orient balconies, terraces and communal open space to optimise access to sunlight.

6.3.2 Use the open spaces on balconies, podiums and roof terraces to provide open spaces with maximum access to sunlight.

Achieved

Balconies have been oriented north to High Street Road and to the open aspects south and east. The northern balconies will have exceptional access to sunlight and thus, have been designed with greater depths than the southern balconies. This will ensure good solar access to not only the balconies but also, habitable areas of all dwellings.

Objective 6.4

To integrate the design of shared and private open space into the overall building design and façade composition.

Design Suggestion

6.4.1 Integrate balconies, terraces and roof gardens with the overall building form and façade composition.

Achieved

The balconies are well integrated into the overall design and façade composition of the development.


APPENDICES


Objective 6.5

To provide for greenery within open spaces.

Design Suggestion

6.5.1 Include substantial areas for landscaping.

6.5.2 Design to enable high quality, sustainable landscaping over structures.

6.5.3 Minimise the visual effects of water run-off from open space areas.

6.5.4 Provide permeable ground surfaces.

Achieved

Landscaping areas have been provided where possible. Terraces include periphery landscaping providing greenery throughout the development. The communal garden area at Level 1 will be landscaped providing a soft outlook for internal facing apartments.

Water tanks will be installed to collect water runoff from the roof to reuse where appropriate as detailed in the Sustainable Management Plan.

Objective 6.6

To create public open space appropriate to its context.

Design Suggestion

6.6.1 Ensure new public open spaces contribute to a safe, attractive and well used public environment.

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554-558 HIGH STREET, MOUNT WAVERLEY - City of Monash · 18 november 2016 (updated march 2017)...

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Transcript of 554-558 HIGH STREET, MOUNT WAVERLEY - City of Monash · 18 november 2016 (updated march 2017)...