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Planning Report

855-869 Ferntree Gully Road, Wheelers Hill Prepared for: Ferntree Hill Project Pty Ltd

21 June 2018

855 – 869 FERNTREE GULLY ROAD WHEELERS HILL

Authored and Reviewed by:

Role Name

Author: Catherine Sherwin

Editorial and Technical Review: Paul McAleer

Revision History

Revision Date Issued Document Status

01 Draft

02 21/06/18 Final

Prepared by:

PLC Consulting Pty Ltd

ABN:80 605 049 054

ACN: 605 049 054

TABLE OF CONTENTS

INTRODUCTION .............................................................................................................................................. 3

SITE AND SURROUNDS ................................................................................................................................. 4

Subject Site ............................................................................................................................................... 4

Site History ................................................................................................................................................ 5

Surrounding Context ................................................................................................................................. 6

THE PROPOSAL ............................................................................................................................................ 12

PLANNING CONTROLS ................................................................................................................................ 13

Zone ........................................................................................................................................................ 13

4.1.1 Clause 32.08 General Residential Zone – Schedule 2 ......................................................................... 13

4.1.2 Clause 43.02 Design and Development Overlay – Schedule 5 ............................................................ 14

4.1.3 Clause 42.02 Vegetation Protection Overlay – Schedule 1 .................................................................. 16

Particular Provisions ............................................................................................................................... 17

4.2.1 Clause 52.06 Car Parking ..................................................................................................................... 17

4.2.2 Clause 52.17 Native Vegetation ........................................................................................................... 17

4.2.3 Clause 52.29 Land adjacent to a Road Zone, Category 1 ................................................................... 17

4.2.4 Clause 55 Two or More Dwellings on a Lot and Residential Buildings ................................................ 18

4.2.5 Clause 65 Decision Guidelines ............................................................................................................. 18

4.2.6 Permit triggers ....................................................................................................................................... 18

State Planning Policy Framework ........................................................................................................... 19

4.3.1 State Planning Policies ......................................................................................................................... 19

Local Planning Policy Framework ........................................................................................................... 22

4.4.1 Local Planning Policy ............................................................................................................................ 24

4.4.2 Monash Housing Strategy ..................................................................................................................... 25

DISCUSSION ................................................................................................................................................. 27

Introduction .............................................................................................................................................. 27

Local Context and Character .................................................................................................................. 28

Building Form and Siting ......................................................................................................................... 29

Vegetation Removal and Landscaping ................................................................................................... 30

Traffic & Car Parking ............................................................................................................................... 31

Overlooking ............................................................................................................................................. 32

Overshadowing ....................................................................................................................................... 32

Internal amenity ....................................................................................................................................... 33

Waste Management ................................................................................................................................ 33

Environmental Sustainable Design ......................................................................................................... 33

CONCLUSION ................................................................................................................................................ 35

Limitations ...................................................................................................................................................... 36

APPENDIX 1 – CLAUSE 55 ASSESMENT ................................................................................................... 37

APPENDIX 2 – DDO5 DESIGN REQUIREMENTS ....................................................................................... 48

INTRODUCTION

This report has been prepared by PLC Consulting Pty Ltd on behalf of Ferntree Hill Project Pty to support a

planning permit application for the proposed redevelopment of 855-869 Ferntree Gully Road, Wheelers Hill. The

proposal seeks planning approval for buildings and works, to construct eighty (80) dwellings, tree removal and

to alter access to a Road Zone Category 1

A comprehensive analysis of the subject site and its surrounding context, review of the relevant provisions of the

Monash Planning Scheme, State and Local planning policies and the Wheelers Hill Neighbourhood Activity Centre

Structure Plan has been carried and is reflected in this report.

This planning report is to be read in conjunction with the following reports and plans:

• Planning Application Form

• Application Fee

• Metropolitan Planning Levy Certificate.

• Copy of Certificates of Title

• Cover Letter

• Feature Survey prepared by Absolute Surveying

• Re-establishment Survey by Veris

• Clause 55 assessment prepared by PLC Consulting

• Site Analysis Report prepared by CHT Architects

• Architectural Plans prepared by CHT Architects

• Landscape Plans prepared by Davidson Design Studio

• Arborist Report prepared by Treespace

• Native Vegetation report prepared by Practical Ecology

• Traffic Report review letter prepared by Traffic Group

• Waste Management Plan prepared by LID Consulting

• Sustainability Management Plan prepared by LID Consulting

The proposed development comprises of (61) x 3-bedroom dwellings with associate basement car parking and

(19) x 4-bedroom dwellings with at grade carparking.

The proposed development has been designed so as to respond well to and resolve the concerns raised by

Council and the local community with the previous application for this site, with a much less intense proposal

greatly reducing the number of dwelling from 133 apartments/ townhouses to 80 townhouses and the building

heights significantly reduced from 4 to 5 storeys to 2 to 3 storeys.

The site is identified as being located within The Ridge Precinct of the Wheelers Hill Neighbourhood Activity

Centre Structure Plan. The structural plan identifies the site as being the ideal location to provide medium rise

residential buildings that increase housing choice in the Wheelers Hill area.

The Design and Development Overlay that applies to this property ensures generous setbacks and extensive

landscaping opportunities are provided to the Ferntree Gully Road and Jells Road frontages and to the existing

established residential properties to the north and west ensuring the development contributes positively to the

streetscape character and impacts on local amenity are minimised.

We submit that the proposal is consistent with the relevant policy objectives and intent of the Monash Planning

Scheme and responds well to the site's opportunities and constraints and the broader context of the surrounding

area.

SITE AND SURROUNDS

Subject Site

The subject site is located on the north-western corner of Ferntree Gully Road and Jells Road, Wheelers Hill. The

site comprises three lots, Lot 1, 2 and 3 on Plan of Cluster Subdivision 001065 and includes a Common Property

and a Reserve 1 (Public Electricity Supply).

The site contains a number of existing access and services easements, including drainage, sewerage, water, gas,

electricity telephone and carriageway.

Figure 1 - Existing Site Survey & Levels

The site has a frontage to Ferntree Gully Road of approximately 110 metres and a frontage to Jells Road of

approximately 125 metres. It is irregular in shape with a total area of approx. 15,870 square metres (approx..1.59

hectares).

The site contains a 2-3 storey building which sits centrally on the site towards the Jells Road frontage. The building

was formerly used as a gymnasium, however, it is now vacant.

Behind the gymnasium is an at-grade bitumen car park which runs the length of the western portion of the site.

The site contains a number of canopy trees scattered around the buildings and towards the property boundaries.

A vehicular crossover is located on Ferntree Gully Road central to the southern boundary of the site and from

Jells Road at the north-eastern corner of the site.

The site falls significantly from south-west to north-east by approximately 10 metres. The site enjoys views to the

Dandenong Ranges and the Melbourne CBD.

Figure 2 - Aerial View to Subject Site

Site History

A number of permits have been previously issued for use of the existing building allowing for the building to

formally operate as a fitness centre, pharmacy, and medical centre.

A recent planning application, TPA/47334, was lodged on the 21 March 2017 for the development of 133 dwellings

comprising a mix of townhouses and apartments (2-4 storeys plus roof top garden terrace) above basement

carparking, subdivision of land into 2 lots, subdivison of land adjacent to a road in a Road Zone (Category 1),

removal of native vegetation, removal of vegetation on land affected by Vegetation Protection Overlay 1 (VPO1),

alter access to a road in a Road Zone (Category 1), and removal of easements/restricitons at 855 Ferntree Gully

Road, Wheelers Hill.

An appeal was lodged at VCAT (P1916/2017) on the grounds that council failed to decide the application within

the statutory timeframe pursuant to 79, Planning and Environment Act 1987 on the 21 October 2017. Council

issued on 31 November 2017 a notice of decision to refuse, indicating its decision should a failure not have been

lodged. These grounds were:

• The proposal does not satisfy the mandatory height and setback (north boundary) requirements of DDO5.

• The proposed built form and scale of buildings 3, 4 and 5 is excessive and is an overdevelopment of the site.

• The amount of tandem car parking proposed at basement level is not convenient and not consistent standard

B15 and the objectives of clause 55.03-10 (Parking location objectives).

• The proposal will result in unreasonable overlooking across boundaries and does not satisfy standard B22 of

clause 55.04-6 (Overlooking objective).

• The proposal will result in unreasonable overlooking within the development and does not satisfy standard

B23 of clause 55.04-7 (Overlooking objective).

• Tree removal is excessive and not consistent with the objectives and policy statements of Clause 22.05- Tree

Conservation Policy.

The VCAT appeal was subsequently withdrawn on the 27 February 2018.

The residential zoning (General Residential Zone- Schedule 2) of this property changed during the above planning

application process introducing mandatory building heights of no more than 11-12 metres and minimum garden

area of 35%.

Surrounding Context

North

A total of eight residential properties adjoin the site to the north. These include the backyards of three single-

storey dwellings with pitched roofs at 16-20 Ajax Drive and to the north-west four double-storey dwellings with a

mixture of flat and pitched roofs forming a medium density housing development at 137-139 Jells Road.

Figure 3 - Existing dwelling to the North at 137 Jells Road

Figure 4 - Existing dwelling to the North at 139 Jells Road

Figure 5 - Existing dwelling also to the North at 16 Ajax Drive

West

To the immediate west of the subject are eight residential properties which include 7 single-storey dwellings at 8,

10-14 Aztec Court and 851-853 Ferntree Gully Road and 1 double-storey dwelling at 9 Aztec Court which abuts

the north west corner of the subject site. The rear setbacks of these dwellings to the subject site’s western

boundary range between 2 to 9 metres.

Figure 6 - Existing dwelling to the West (Aztec Court)

East

To the immediate east of the site is Jells Road which is a Road Zone Category 1 that runs along a north-south

axis connecting Ferntree Gully Road to Waverley Road. Further east across Jells Road is the Wheelers Hill Hotel

and a large at-grade car parking. Behind the car park, opposite the subject site, is a large grassed vacant lot that

is also zoned General Residential Zone -Schedule 2.

Figure 7 - Existing Wheelers Hill Hotel to the East at the corner of Jells Road and Ferntree Gully Road.

South

The southern site boundary has a frontage to Ferntree Gully Road, a six-lane road within a Road Zone Category

1 that runs along an east-west axis connecting to the Eastlink Freeway.

Further south across Ferntree Gully Road is 820 -830 Ferntree Gully Road. A permit (TPA/43406) was issued on

the 22 November 2015 for the development of 98 dwellings.

Also, to the south is 161-169 Jells Road. A permit (TPA/47296) was issued on the 30 November 2017 for the

development of a Residential Aged Care Facility.

To the south-eastern corner of Jells Road and Ferntree Gully is the Monash Gallery, Wheelers Hill Library, lake

and reserve.

Further south is the Wheelers Hill Shopping Centre that includes a mixture of retail, commercial and food and

beverage premises.

Figure 8 - Approved development at 820 - 830 Ferntree Gully Road opposite the site to the south.

This site is located is located approximately 22 kilometres south-east of Melbourne’s CBD within the City of

Monash.

The site sits within the Wheelers Hill Neighbourhood Activity Centre. The site is strategically well located with

good access to public transport. A bus stop is located immediately out the front of the site. The Wheelers Hill

Shopping Centre is a short walk to the south and a number of larger activity centres are located a short drive

away.

The site also provided with good access to open space this includes the Monash Gallery Reserve, Jells Park and

the Dandenong Valley Parklands all within close proximity of the site. The site also provided with good access to

schools and employment. The site is located:

• 300 metres north of the Wheelers Hill Shopping Centre,

• 500 metres south-west of Jells Park Primary School,

• 700 metres south-west of Caufield Grammar, Wheelers Hill Campus,

• 750 metres south-west of Jells Park,

• 780 metres north-east of Wheelers Hill Secondary College,

• 900 metres north of Columbia Park,

• 1.2 km west of Oaks and Ashes Picnic Areas,

• 1.7 km north-west of the Dandenong Valley Parklands

• 2.0 km north of Westfield Mulgrave, Shopping Centre,

• 2.3 km east of Brandon Park Shopping Centre,

• 3.8 km south-east of The Glen, Shopping Centre,

• 4.8 km north-east of Monash University,

The residential built form in the surrounding area is primarily characterised by one and two-storey detached

dwellings. Many of the surrounding local streets feature mature high canopy trees with the majority of dwellings

set back from primary road frontages.

A number of bus routes service the site. This includes the 969 and 753 which are each routed along Ferntree

Gully Road and the 754 which is routed along Jells Road. These routes each connect the site to numerous

additional routes.

Figure 9 - A locality map of the surrounding area to the subject site.

Neighbourhood Activity Centre

Figure 10 - A map showing the extensive public transport services operating within the vicinity

of the subject site.

Subject Site

THE PROPOSAL

It is proposed to develop the site comprising buildings and works, to construct eighty (80) dwellings, basement

car parking, tree removal and alter access to a Road Zone Category 1.

The development is split into two main typologies which consist of attached townhouses and detached dwellings.

These are described as follows:

• TH1 to TH11 are located along the northern boundary and consist of detached double storey dwellings with

eight (8) containing a fully submerged basement for an entertainment room. These dwellings have large

secluded private open space areas ranging from 57sqm to 165sqm. They each have individual double

garages that are accessed from the main centralised driveway that services the entire development.

• TH12 to TH19 are located along the western boundary and consist of double storey dwellings with basement

level that contains a double garage. The dwellings present as two storey from the western elevation and three

storey when viewed internally due to the fall in the land. These dwellings have large secluded private open

space areas ranging from 60sqm to 187sqm.

• TH20 to 67 are located in the south half of the site with abuttals to the western boundary, Ferntree Gully Road

and Jells Road. These three storey townhouses are grouped into terraces with breaks intermittently between

blocks. These dwellings have secure parking located in a basement with a combination of tandem and double

garages. Secluded private open space is generous with ground floor SPOS in excess of 35 sqm metres,

rooftop terraces with generally 20sqm metres and some dwellings also including a 6sqm balcony off a master

bedroom.

The proposed architecture is contemporary and layout innovative with basement parking accommodated

underground to take advantage of the fall across the site. The materials include a mixture of timber, render in

various neutral colours such as grey, white and light grey and fibre cement tiling. Illustrative perspectives of each

typology is provided within the drawing set.

The dwellings range from three to four bedroom and many include entertainment/media rooms in a basement

level.

The two existing vehicular crossovers, one on Ferntree Gully Road and one on Jells Road, will be removed and

one vehicular crossover off Jells Road will be provided to service the development. Parking structures will not be

generally visible from the street frontage as the majority of parking will be within a basement or face into the site.

Car parking provision includes two spaces per dwelling and visitor parking within the basement and along the

main driveway. The parking provision is as per the requirements contained in Clause 52.06 of the Monash

Planning Scheme. A total of 178 parking spaces are provided including 18 visitor spaces. Each dwelling can also

accommodate four bicycles.

A concept landscape plan forms part of the package and demonstrates substantial canopy tree planting across

the whole site and along each boundary and road frontages.

Several common areas are provided including a BBQ and amphitheatre area for all residents to use. There are

several pedestrian links that run through the site providing connections to the bus stop on Ferntree Gully Road

and the Wheelers Hill Neighbourhood Activity Centre.

Waste collection will be undertaken on site by private collectors.

Site coverage is 49.6%, permeability 36.5% and the garden area is 44.4%.

PLANNING CONTROLS

The following planning controls within the Monash Planning Scheme are applicable to the proposal.

Zone

4.1.1 Clause 32.08 General Residential Zone – Schedule 2

The subject site is currently located within the General Residential Zone (GRZ2)

Pursuant to Clause 32.08 of the Monash Planning Scheme, in addition to implementing State and local policy, the

purpose of this zone is:

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

• To encourage a diversity of housing types and housing growth particularly 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.

Figure 11 - General Residential Zone

Planning Scheme Amendment VC110 introduced March 2017 specifies that:

• the building height must not exceed 11 metres and must contain no more than 3 storeys at any point.

• A building may exceed the maximum building height by up to 1 metre if the slope of the natural ground level,

measured at any cross section of the site of the building wider than 8 metres, is greater than 2.5 degrees.

• whether or not a planning permit is required for the construction of a dwelling a lot must provide the minimum

garden area at ground level as set out in the following table:

Figure 12 – Garden Space Requirement

A minimum garden area of 35% would therefore apply to the subject site. The slope of the subject site is greater

than 2.5 degrees therefore 12 heights will apply.

A permit is required pursuant to Clause 32.08 to construct two or more dwellings on a lot.

Schedule 2 to Clause 32.08 General Residential Zone outlines the following requirements:

• Front setback -7.6 metres.

• Private open space

o A dwelling or residential building should have private open space consisting of:

o An area of 75 square metres, with one part of the private open space at the side or the rear of the

dwelling or residential building with a minimum area of 35 square metres, a minimum width of 5

metres and convenient access from a living room; or

o A balcony of 8 square metres with a minimum width of 1.6 metres and convenient access from a

living room; or

o A roof top area of 10 square metres with a minimum width of 2 metres and convenient access from

a living room.

4.1.2 Clause 43.02 Design and Development Overlay – Schedule 5

The subject site is currently located within the Design and Development Overlay (DDO5). This Design and Development overlay applies to land within the Wheelers Hill Neighbourhood Activity Centre area.


purpose of this overlay is:

• To ensure that development, including setbacks and landscape treatment, is in keeping with and contributes

to the Garden City Character as set out at Clause 21.03-3 in the Municipal Strategic Statement.

• To ensure that development conforms with the design objectives and requirements of the Wheelers Hill

Neighbourhood Activity Centre Structure Plan - 2007.

• To ensure that the building scale and form in terms of height, bulk and setbacks is compatible with the

character of the Wheelers Hill Neighbourhood Activity Centre.

• To ensure that development has minimal impact on residential amenity in terms of visual bulk, height,

overlooking and over shadowing.

• To ensure that car parking, vehicle access and service areas do not visually impinge on setbacks, adversely

affect streetscapes or detrimentally impact on the amenity of adjacent residential properties.

A permit is required pursuant to Clause 43.02 to construct a building or construct or carry out works.

Schedule 5 to Clause 43.02 Design and Development Overlay outlines the following requirements:

• Development must be setback a minimum of 3 metres from a designated boundary and this setback area is

to be used as a landscaped buffer between the properties.

• Between 3 metres and 12 metres from a designated boundary, development must not exceed a height of 7

metres above natural surface level.

• Between 12 metres and 18 metres from a designated boundary, development must not exceed a height of

10.5 metres above natural surface level.

• Site coverage within 18 metres of a designated boundary must not exceed 60%.

Figure 13 – Development within 18 metres of a designated boundary

Development must be designed to respect the built form, prevailing scale and massing, and reflect the articulation

of adjoining residential areas. Building design must ensure that direct views, from habitable room windows,

balcony and terrace areas, towards the secluded open space or habitable room windows of existing residential

properties are restricted by:

• Reduced ground floor levels so that normal height fencing limits direct views.

• Designing window, balcony and terrace locations so that they are orientated to face away from adjoining

residential development.

• Designing screens that form an integral component of the building design. The provision of trellis or other

forms of fence top screening is not an acceptable design solution for restricting direct views.

Development on 855-869 Ferntree Gully Road (Wheelers Hill Health and Fitness) must not exceed a height above

the natural surface level of:

• 10.5 metres on the Jells Road and Ferntree Gully Road frontage.

• 14 metres at any other part of the site.

Development, other than vehicle or pedestrian access, landscaping and fencing, abutting Jells or Ferntree Gully

Roads must have a minimum setback from the street boundary of at least 10 metres.

Figure 14 - Design and Development Overlay

4.1.3 Clause 42.02 Vegetation Protection Overlay – Schedule 1

The subject site is covered by a Vegetation Protection Overlay (VPO1).


purpose of this overlay is:

• To protect areas of significant vegetation.

• To ensure that development minimises loss of vegetation.

• To preserve existing trees and other vegetation.

• To recognise vegetation protection areas as locations of special significance, natural beauty, interest and

importance.

• To maintain and enhance habitat and habitat corridors for indigenous fauna.

• To encourage the regeneration of native vegetation.

• To conserve significant treed environments and ensure that new development complements the Garden City

Character of the neighbourhood.

A permit is required pursuant to Clause 42.02 to remove or destroy any vegetation that:

• Has a trunk circumference greater than 500mm (160mm diameter) at 1200mm above ground level and

• Is higher than 10 metres.

This does not apply to dead vegetation or to the following species:

• all willow trees

• radiata or monterey pines

• evergreen alders

• sweet pittosporums

• desert ashes

Particular Provisions

4.2.1 Clause 52.06 Car Parking

The key objectives pursuant to Clause 52.06 of the Monash Planning Scheme:

• To ensure the provision of an appropriate number of car parking spaces having regard to the demand likely

to be generated, the activities on the land and the nature of the locality.

• To support sustainable transport alternatives to the motor car.

• To promote the efficient use of car parking spaces through the consolidation of car parking facilities.

• To ensure that car parking does not adversely affect the amenity of the locality.

• To ensure that the design and location of car parking is of a high standard, creates a safe environment for

users and enables easy and efficient use.

These provisions apply are applied to new uses and require the provision of a minimum number of spaces. A

permit may be granted to vary or waive the requirement. Pursuant to Clause 52.06-2, before a new use

commences, the number of car parking spaces required under Clause 52.06-5 must be provided.

The Traffic Engineering Assessment prepared by Traffix Group is included in the application package which

considers the proposed car parking provision against Clause 52.06, vehicle access arrangement and function,

ramp grades, access to Jells Road and anticipated traffic volumes and movements.

The traffic report confirms that the proposed development satisfies the minimum car parking space requirements

specified in Clause 52.06.

4.2.2 Clause 52.17 Native Vegetation

The purpose of this provision is to ensure that there is no net loss to biodiversity as a result of the removal,

destruction or lopping of native vegetation. This is achieved by applying the three-step approach in accordance

with the Guidelines for the removal, destruction or lopping of native vegetation (Department of Environment, Land,

Water and Planning, 2017) the Guidelines.

Practical Ecology provided a Flora and Fauna Assessment on the native vegetation removal on site and any offset

requirements. The report found that there were no indigenous vegetation habitat zones remain on the property.

The property consists of a planted landscape garden around the building and car-park. The landscape garden or

grounds consist of vegetation that is native to Victoria and exotic vegetation. What native vegetation to Victoria

that occurs on the property are planted trees and a few small patches of Wallaby Grass.

The Wallaby grass was inter-dispersed with or close to exotic grasses forbs and in areas there were large patches

of soil crust. It did not appear that overall the Wallaby grass made up 25 percent ground or understorey perennial

vegetation cover, and therefore by definition could not be considered a patch of native vegetation as defined by

DELWP.

Under exemptions in Clause 52.17, there is an exemption for planted Victorian native vegetation, where a planning

permit is not required to remove the vegetation. As all of the Victorian native trees and shrubs as well as the exotic

vegetation appear to be planted as part of the landscaping around the Gym and car park there is no trigger for

native vegetation removal under particular provision 52.17.

4.2.3 Clause 52.29 Land adjacent to a Road Zone, Category 1

A permit is required to create or alter access to a Road Zone Category 1. The development proposes to alter

access to the main road by removing existing crossovers located along Ferntree Gully Road and Jells Road and

providing a new access along the Jells Road frontage.

The recent Peninsula Blue red dot VCAT decision also indicates that any planning applications that significantly

increase the intensity of use that may impact a Road Zone must be referred to the relevant referral authority,

VicRoads.

4.2.4 Clause 55 Two or More Dwellings on a Lot and Residential Buildings

The proposed plans have been assessed against the standards and objectives of Clause 55. A full ResCode assessment has been provided in the appendices to this report.

4.2.5 Clause 65 Decision Guidelines

Matters are set out under this clause that must be considered during the planning application process to determine

whether the proposed development will produce acceptable planning outcomes.

4.2.6 Permit triggers

In light of the above the following planning permit triggers apply to this application:

Control Permit Requirement

Clause 32.08

General Residential Zone – Schedule 2

A permit is required to construct two or more dwellings on a lot.

Clause 42.02

Vegetation Protection Overlay

A permit is required to remove or destroy any vegetation that:

• Has a trunk circumference greater than 500mm (160mm

diameter) at 1200mm above ground level and

• Is higher than 10 metres.

Clause 43.02

Design and Development Overlay –

Schedule 5

A permit is required to construct a building or construct or carry

out works.

Clause 52.29

Land adjacent to a Road Zone Category

1

A permit is required to create or alter access to a Road Zone

Category 1

State Planning Policy Framework

4.3.1 State Planning Policies

The State Planning Policy Framework (SPPF) seeks to achieve the objectives of Planning in Victoria as set out

in section 4 of the Planning and Environment Act 1987, by providing fair, orderly, economic and sustainable use

and development of land, to secure a pleasant, efficient and safe place to live and visit, and to facilitate

development in accordance with the relevant objectives whilst balancing the present and future interests of all

Victorians. The key State Planning Policies are included in the following clauses:

Clause 11 Settlement

Seeks to promote the sustainable growth and development of Victoria and deliver choice and opportunity for all

Victorians through a network of settlements. To build up activity centres as a focus for high-quality development,

activity and living for the whole community by developing a network of activity centres.

Figure 15 - Melbourne 2050 plan

Clause 11.06-9 Melbourne 2050 Plan

The Victorian Government's metropolitan planning strategy that will guide the city's growth to 2050. The subject

site is located within the eastern sub region which is expected to grow by 175,000 to 190,000 by 2051.

Key policies relevant to the subject site are outlined below:

• Facilitate an increased percentage of new housing in established areas to create a city of 20-minute

• neighbourhoods close to existing services, jobs and public transport.

• Manage the supply of new housing in the right locations to meet population growth and create a

• sustainable city.

• Support new housing in activity centres and other places that offer good access to jobs, services and

• public transport.

• Facilitate housing that offers choice and meets changing household needs.

• Promote urban design excellence in every aspect of the built environment.

• Create mixed-use neighbourhoods at varying densities.

• Support community gardens and productive streetscapes.

Clause 12 Significant environments and landscapes

Planning should help to protect the health of ecological systems and the biodiversity they support (including

ecosystems, habitats, species and genetic diversity) and conserve areas with identified environmental and

landscape values. Planning must implement environmental principles for ecologically sustainable development

that have been established by international and national agreements.

A key objective is ‘to ensure that there is no net loss to biodiversity as a result of the removal, destruction or lopping of native vegetation’.

Clause 15 Built environment and heritage

Aims to ensure all new land use and development appropriately responds to its landscape, valued built form and

cultural context, and protect places and sites with significant heritage, architectural, aesthetic, scientific and

cultural value. Creating quality-built environments supports the social, cultural, economic and environmental well-

being of our communities, cities and towns.

Additionally, Clause 15 identifies that land use and development planning must support the development and

maintenance of communities with adequate and safe physical and social environments for their residents, through

the appropriate location of uses and development and quality of urban design.

Planning should achieve high-quality urban design and architecture that:

• Contributes positively to local urban character and sense of place.

• Reflects the characteristics, aspirations and cultural identity of the community.

• Enhances liveability, diversity, amenity and safety of the public realm.

• Promotes attractiveness of towns and cities within broader strategic contexts.

• Minimises detrimental impact on neighbouring properties.

Clause 15 Urban design

Key objective is ‘to create urban environments that are safe, functional and provide good quality environments

with a sense of place and cultural identity’ and strategies include ‘promote good urban design to make the

environment more liveable and attractive’ and to ‘ensure new development or redevelopment contributes to

community and cultural life by improving safety, diversity and choice, the quality of living and working

environments, accessibility and inclusiveness and environmental sustainability’.

Another key objective is to achieve architectural and urban design outcomes that contribute positively to local

urban character and enhance the public realm while minimising detrimental impact on neighbouring properties.

To achieve this the following design principles apply for non-residential and residential developments:

• Context

• The public realm

• Safety

• Landmarks, views and vistas

• Pedestrian spaces

• Heritage

• Consolidation of sites and empty sites

• Light and shade

• Energy and resource efficiency

• Architectural quality

• Landscape architecture

Clause 16 Residential Development

This clause aims to promote a housing market that meets community needs. To locate new housing in or close

to activity centres and in urban renewal precincts and sites that offer good access to jobs, services and transport.

Provide for a range of housing types to meet increasingly diverse needs. To deliver more affordable housing

closer to jobs, transport and services.

Clause 18 Integrated Transport

Seeks to create a safe and sustainable transport system by integrating land-use and transport. To coordinate

development of all transport modes to provide a comprehensive transport system.

This clause also to promote the use of sustainable personal transport. To integrate planning for cycling with land

use and development planning and encourage as alternative modes of travel. Facilitate greater use of public

transport and promote increased development close to high-quality public transport routes in Metropolitan

Melbourne. To ensure an adequate supply of car parking that is appropriately designed and located.

Local Planning Policy Framework

Clause 21 Municipal Strategic Statement

The MSS acknowledge that the City of Monash is one of Melbourne’s most populous municipalities, with over

189,000 residents as of 2016. It is located 20 kilometres south-east of the Central Business District in Melbourne’s

fastest growing population corridor. T

he municipality outlines garden city character, open space assets, environment, employment generators and

transport infrastructure as key themes.

Garden city character

Monash 2021 establishes a vision for ‘a green and naturally rich city that keeps its green leafy character and

values open spaces’.

The MSS outlines the garden city character as leafy, low-rise suburbs with well vegetated private gardens and

wide streets with street trees. This garden city characteristic is predominant in residential areas.

Figure 16 - Regional Context Map

Clause 21.04 Residential Development

Seeks to encourage the provision of a variety of housing styles and sizes that will accommodate future housing

needs and preferences of the Monash community that complement and enhance the Garden City Character of

the City. To provide accommodation for a diverse population that caters for different family and lifestyle

preferences and a variety of residential environments and urban experiences. To encourage high standards of

architectural design, including the incorporation of environmentally sustainable design principles in buildings and

landscaping associated with residential development that takes into account environmental constraints. This

includes energy and operating costs, passive design elements, climate change, soil erosion, urban water

management and fire risk. Encourage building practices and dwelling preferences that are energy efficient and

sustainable and that incorporate landscape design and use of construction materials that minimise environmental

impacts.

Clause 21.08 Transport and Traffic

Seeks to facilitate and provide safe, efficient and effective access which minimises travel times throughout the

City. Provide connectivity to a wider range of destinations and major transport linkages in metropolitan Melbourne,

particularly the south east. To promote and facilitate an efficient public transport system that is accessible to the

majority of the population. Ensure regional traffic objectives do not adversely affect the amenity of Monash

residents and minimise the negative impacts of through traffic. To improve local area traffic management, safety

and amenity and promote appropriate traffic speeds in local residential areas. Ensure that adequate vehicle

parking is provided for all new uses and developments and that the cost is shared on an equitable basis. To

provide an accessible integrated network of walking and cycling routes for safe and convenient travel to local

destinations such as employment, convenience facilities and public transport nodes as well as points of interest

that encourages increased levels of walking or cycling within the municipality.

Clause 21.16 Wheelers Hill Neighbourhood Activity Centre Structure Plan

Specifies that by 2030, the Wheelers Hill Neighbourhood Activity Centre will be an attractive, safe and highly

accessible place where local residents can access shops and services to meet many of their daily and weekly

needs. The centre shall include elegantly designed medium scale residential buildings to enable a greater choice

of housing for the local community. The centre will provide a range of employment opportunities in enterprises

that provide services to the local community.

The clause identifies the Subject Site as being within the ‘Ridge Precinct’. The Ridge Precinct includes the land

generally adjacent to the intersection of Jells Road and Ferntree Gully Road.

The precinct currently provides health, fitness, culture and entertainment facilities and services for people from

the local area, and the wider region. The precinct is located at the crest of the ridgeline and enjoys prominent

views in all directions. The precinct also includes substantial mature trees that may need to be removed as they

are reaching the end of their lives.

The precinct identifies by the Wheelers Hill Neighbourhood Activity Centre Structure Plan as the preferred location

to provide a more diverse range of dwellings mainly in well designed and articulated medium-rise residential

buildings that increase housing choice in the Wheelers Hill area. Development can comprise single and mixed-

use buildings subject to the satisfactory resolution of design, amenity and compatibility issues.

Clause 21.16 lists a number of built form outcomes that the Activity Centre will provide including:

• Be compact and moderate in scale and height.

• Retain and enhance the Garden City landscape character through integrated mature vegetation, street

furniture and landscape materials.

• Ensure minimal impacts on adjoining residences through appropriate design of building siting, heights and

bulk and appropriate screening.

• Provide attractive and safe civic spaces to enhance community interaction, health and connectedness.

Positively contribute to environmental sustainability through appropriate building designs and technologies.

The Wheelers Hill Neighbourhood Activity Centre seeks to provide residential accommodation that increases

residential diversity and choice for local residents. Be compact and moderate in scale and height. Retain and

enhance the Garden City landscape character through integrated mature vegetation, street furniture and

landscape materials. Ensure minimal impacts on adjoining residences through appropriate design of building

siting, heights and bulk and appropriate screening. Positively contribute to environmental sustainability through

appropriate building designs and technologies. Be highly accessible by all travel modes. Encourage people in the

neighbourhood to walk and cycle to the various facilities within the Neighbourhood Activity Centre. Be conveniently

linked by public transport to Principal and Major Activity Centres in the region. Feature well designed public spaces

that enhance community safety through informal surveillance, lighting and appropriate landscaping.

The Structure Plan promotes a ‘variety of built form, including differences in building design and height to reinforce

different nodes and precincts’ and to introduce ‘high quality buildings and streetscape enhancements at the

entrances and nodes’.

Figure 17 - Wheelers Hill Neighbourhood Activity Centre Structure Plan

4.4.1 Local Planning Policy

Clause 22.01 Residential Development and Character Policy

Seeks to build upon the important contribution that landscaping makes to the Garden City Character of Monash.

To encourage new development to achieve architectural and urban design outcomes that positively contribute to

neighbourhood character having particular regard to the desired future character statement for the applicable

residential Character Type. Encourage the provision of a variety of housing types to accommodate future housing

needs and preferences that are energy efficient and sustainable. Encourage building practices and housing

preferences that are energy efficient and sustainable.

This policy recognises the municipality’s ‘Garden City Character’ as a ‘core value held by the community and

Council’. It seeks to provide certainty and to ensure that new development is successfully integrated into existing

residential environments.

Clause 22.05 Tree Conservation Policy

Seeks to maintain, enhance and extend the Garden City Character throughout Monash by ensuring that new

development and redevelopment is consistent with and contributes to the Garden City Character as set out in the

Municipal Strategic Statement. To promote the retention of mature trees and encourage the planting of new

canopy trees with spreading crowns throughout Monash.

Clause 22.06 Wheelers Hill Neighbourhood Activity Centre Policy

Seeks to ensure development is respectful of the Garden City character of Wheelers Hill and enhances the

intersection as a focal point in the Neighbourhood Activity Centre. To ensure new development respects and

integrates with the scale, siting and character of the prevailing built form. To ensure long distance views of the

precinct are not dominated by the built form. Enhance and protect the liveability and amenity of residential areas

within Wheelers Hill from inappropriate development and land uses. To enhance housing choice to meet

community housing needs and to facilitate residential dwellings for aged persons in well-designed, medium-rise

buildings. To provide for the daily and weekly convenience shopping needs of the local community. Provide a

limited range of professional services, employment opportunities entertainment and health facilities that primarily

serves the local community. To ensure safe and convenient access to the activities in the precinct. To retain and

enhance the treed, garden character of the residential areas.

The following relevant ‘general’ policies are considered relevant to the proposal:

• The overall height of development should be limited to ensure that buildings remain subservient to the

predominant landscape character of Wheelers Hill, while allowing a development density appropriate to a

neighbourhood activity centre.

• Buildings should be designed to have a height that reflects the slopes and terrain of the particular site.

• Development at the residential interface of all sites should be consistent in height and setback with the

buildings on adjacent land.

• Development abutting existing residential properties should achieve a transition between the building scale

and massing of the activity centre and that of the surrounding residential areas.

• A 10 metre landscaped front setback is required abutting main road frontages to ensure that any development

adjacent to main road frontages achieves a continuation of the ‘Boulevard’ character established throughout

the City of Monash.

• The walls of buildings facing Ferntree Gully Road and Jells Road should be designed with extensive

articulation and variation in massing to minimise the appearance of building bulk and height.

• Development should provide opportunities for walking, running, cycling and other passive recreation activities

as well as informal social interaction and casual surveillance of open areas.’

The subject site is within Precinct 1 The Ridge Precinct, which includes land generally adjacent to the intersection

of Jells Road and Ferntree Gully Road.

Precinct 1 The Ridge Precinct and Residential Interface Area seeks the development of residential apartments

and aged accommodation to increase residential choice in Wheelers Hill is encouraged. Housing choice through

appropriate infill residential development is encouraged. New residential development surrounding the Activity

Centre respects and integrates with the scale, siting and character of the prevailing built form. Residential

development is consistent with the Garden City Character for Wheelers Hill. Access to and within the precinct by

bicycle and foot is provided.

4.4.2 Monash Housing Strategy

The Monash Housing Strategy 2014 acknowledges that strong population growth and falling household sizes

have increased the need for more infill development within established areas of Australia's major cities.

To provide more housing in Monash, higher density developments will be directed to areas in and around activity

and neighbourhood centres, and strategic sites.

The Monash Housing Strategy 2014 seeks to provide accommodation for a diverse and growing population that

caters for different family and lifestyle preferences and a variety of residential environments and urban

experiences. To encourage the provision of a variety of housing styles and sizes that will accommodate the future

housing needs and preferences of the Monash community. To recognise and provide for housing needs of an

ageing population. Ensure that development is appropriate having regard to the residential environment of the

area, in particular neighbourhood character and amenity. To recognise the need to conserve treed environments

and revegetate other areas including new residential developments to maintain and enhance the Garden City

Character of the municipality. Encourage efficient use of existing physical and social infrastructure. To encourage

high standards of architectural design in buildings and landscaping associated with residential development that

takes into account environmental constraints including soil erosion, urban water management and fire risk.

Encourage building practices and dwelling preferences that are energy efficient and sustainable and that

incorporate landscape design and use of construction materials that minimise environmental impacts. To ensure

appropriate infrastructure is provided to meet changing community needs that also complies with the principles of

environmentally sustainable development. Ensure that housing in Monash is accessible and safe. Ensure

appropriate and affordable housing is available to suit the social and economic needs of the community.

The Planning Scheme Amendment C125 introduced the Monash Housing Strategy 2014 within the Monash

Planning Scheme as a reference document and updates the local planning policy framework to reflect the

objectives, directions and actions of the Monash Housing Strategy. The amendment identifies that the subject site

is within the General Residential Zone - Schedule 5.

This zone has been applied to the broader Oakleigh and Wheelers Hill Activity Centre area and matches the

extent of DDO5. The proposed Schedule 5 to the General Residential Zone also identifies variations to the

provisions of Clause 55.

DISCUSSION

Introduction

The previously planning application TPA/47334 for this site refused last year proposed the development of 133

dwellings, comprising a mix of townhouses and apartments, 2-5 storeys in height, above basement carparking.

The grounds of refusal related to the built form and scale of the development being considered excessive and an

overdevelopment of the site. The proposed development failed to satisfy the mandatory height and setback

requirements set out in the DDO5. The proposal would have resulted in unreasonable overlooking across

boundaries and did not satisfy Standard B22 of clause 55.04-6 and Standard B23 of clause 55.04-7. The

overdevelopment of the site resulted in basement carparking which was not convenient and failed to address

Standard B15 of clause 55.03-10.

In terms of concerns from objectors, it was identified that the previous development at up to 4-5 storeys was an

overdevelopment of the site with excessive height, mass and bulk. The proposed landscape masterplan did not

adequately replace the trees proposed to be removed departing from the preferred leafy character for this area.

Increased traffic volumes and onsite parking also viewed as an issue by local residents. Access for emergency

services also considered problematic.

The proposed development design has taken on board each of the concerns raised with the previous application

from local resident objections and Council’s grounds of refusal. A significant reduction in the number of dwellings

and building heights and modification to townhouse only typology has enabled a less dense more comfortable

development form and layout design for this site that suitably respects the amenity to adjoining properties. Key

changes to plans include:

• number of dwellings reduced from 133 to 80.

• maximum building heights reduced from 4-5 storeys to 2-3 storeys.

• housing typology and development form modified from apartment style to townhouses.

• development satisfying and more often exceeding the mandatory DDO requirements ensuring more generous

setbacks provided to side and rear boundaries.

• improved spacing between buildings to reduce perceptions of mass and bulk to better integrate the

development with the existing and prevailing neighbourhood character.

• car parking numbers that exceed planning scheme requirements

• significant reduction in the number of vehicle movements

• replacement canopy tree planting that will provide a better contribution to the longer-term canopy cover for

this area.

The contemporary style has been well articulated providing a quality building form that will stand out in a positive

sense architecturally whilst integrating sensitively with the existing established and consistant with recent adjacent

activity centre development approvals.

The proposed development incorporates generous side, rear and front setbacks and the concept landscape plan

demonstrates significant opportunities for canopy tree planting throughout the site with denser buffer planting

capability along each of the property boundaries. The well-considered site layout and siting and large setbacks

ensures that impacts to adjoining properties is and can be appropriately managed.

The proposed development satisfies the relevant State and Local planning policies, General Residential Zone

Schedule 2, Vegetation Protection Overlay Schedule 1, Design and Development Overlay Schedule 5, Clause

55, and each of particular provisions in the Monash Planning Scheme.

Local Context and Character

The site is well located strategically within the Wheelers Hill Neighbourhood Activity Centre and is in close driving

proximity to several other activity centres such as Brandon Park, The Glen and Waverley Gardens.

Wheelers Hill is well situated to provide day to day services to local residents and complements the higher order

facilities and services located nearby other Principal and Major Activity Centres.

The activity centre has had several large developments approved and/or constructed in the area within the past

few years including the development that has commenced to the south of the site at 830 Ferntree Gully Road for

apartments and townhouses.

The application is supported by the Wheelers Hill Neighbourhood Activity Centre Policy (Clause 22.06) and

Structure Plan as it meets the detailed list of neighbourhood and built form policy requirements. The overall height

of the development is relatively modest and the building design has been sensitively designed to respond to the

changing levels of the site.

The dwellings have been stepped through the site to respond to the sloping topography. This is evident on the

elevation plans where the terraces step down across the sloping site and a basement has been a creative design

response that takes advantage of this steep slope. This assists significantly with reducing the dominance of

parking structures and vehicles in the development with most of the most of the site car parking hidden away

within this lower basement level.

The proposed density and height is appropriate to the area and it will provide much needed housing that respects

the existing and preferred neighbourhood character. The building form has been design in respect of adjoining

properties steps down from three to two storeys and as provided with generous setbacks with the north and west

interfaces.

The three storey building forms are consistent with the objectives and design parameters of the Wheelers Hill

Activity Centre Structure Plan and are significantly set back a minimum of 12 metres in line with the DDO5

requirements. The sensitive design of the built form with generous setbacks, well-articulated architectural design

and substantial planting is respectful of the adjoining residential properties and streetscape.

There are other larger developments approved in the Wheelers Hill Activity Centre which are four storeys and

higher which match the height objectives in the DDO5 and have benefited from these height objectives prior to

the change in zoning. The new zoning now caps the height at a lower level. As such it is considered that the

proposed height ranging from two to three storeys is appropriate and fits within the desired future neighbourhood

character while respecting the existing dwellings adjoining and nearby.

The generous setbacks, stepping of the built form and proposed extensive planting including significant canopy

tree planting will ensure that the desired garden city character will be strengthened in the longer term. While there

may be glimpses of dwellings through and above the trees at particularly points the built form will ultimately sit

under the tree canopy in the longer term and be subservient to the preferred leafy character.

The proposal will have a minimum 10-metre landscape front setback to both Jells Road and Ferntree Gully Road

which will ensure that the desired continuation of the ‘boulevard’ character established within the City of Monash

is achieved. The concept landscape plans included in this application package show the significant number of mid

and high canopy trees proposed within both property frontages on line with the objectives of the Wheelers Hill

Neighbourhood Activity Centre Policy and Design and Development Overlay.

Building Form and Siting

The dwellings have been designed to respect the built form in the area with generous side and rear setbacks that

provide spacing between dwellings and substantial opportunity for landscaping to soften the built form.

The detached double storey dwellings are proposed along the northern portion of the site with interfaces to

adjoining established residential properties to the north and west consistent with the adjoining building heights

and form. Some dwellings may appear three storeys where they face into the site though will appear as no more

than two storeys where they interface with the adjoining properties.

The proposed three storey terrace style dwellings have been well considered with generous setbacks to ground

a first-floor levels from the western side boundary and a significantly well recessed third level provided behind the

balconies/ terraces.

The proposed building blocks have been provided with reasonable separation and each dwelling well-articulated

which reduce perceptions of bulk when viewed from the adjoining properties. Generous setbacks at ground level

will enable extensive canopy tree planting along this boundary to further soften the development.

These three storey terrace style dwellings have been well-articulated/ modulated and will sit well within the

emerging streetscape character of the Ferntree Gully Road and Jells Road anticipated under the Wheelers Hill

Neighbourhood Activity Centre policy and structure plan. The proposed development will sit appropriately within

the neighbourhood context anticipated for the wider activity centre and will be of a significantly lesser density,

intensity and height than the previous application and some other larger adjacent development approvals.

This including the approved development to the south opposite the site at 161-169 and 171 Jells Road, Wheelers

Hill for an aged care facility that includes a building that is four storeys high apartment style form.

Figure 18 Illustrative image of approved aged care facility, 161-171 Jells Road

The proposed design will provide elegantly designed medium density residential buildings to enable a greater

choice of housing for the local community. The different housing styles and sizes proposed will be unique to this

neighbourhood improving range in housing options for this area.

The proposed development is a well-designed contemporary architectural style that is moderate in scale and

height and appropriately sited to minimise impacts on neighbours from bulk and overlooking.

Substantial spacing is proposed around the proposed dwellings and throughout the site. This is evident from the

large garden area percentage proposed at 44.4% which far exceeds the minimum garden area requirement of

35% required under the General Residential Zone.

A key objective in the Monash Planning Scheme is to retain and enhance the Garden City landscape character

where possible. We note that the proposed design will remove the majority of trees from the site. More detail on

tree removal and justifications for this extent of removal is provided in the arborist report included in the application

package.

The majority of trees have been confirmed to be in poor health and form/ structure and having a limited life

expectancy. The proposed site and landscape plans provide for extensive landscaping opportunities throughout

the site to ensure extensive canopy tree planting that will better contribute to the mid to long-term canopy cover

and garden character of this area.

The built form meets the purpose of the GRZ2 by providing development that is respectful of the neighbourhood

character and diversity in housing with detached and terrace dwellings proposed. The proposed building heights

fall below the maximum 12 metre height requirement set out in the zone, permitted in the zone due to the extent

of fall in the land.

The zone also has a maximum number of storeys of three and it is confirmed that the basement level at no stage

protrudes 1.2 metres above the existing natural ground level.

The dwellings facing Ferntree Gully Road and Jells Road have been designed with extensive articulation to

minimise the appearance of building bulk and height. This has been further enhanced by the contemporary

architectural style and grouping of dwellings with landscape breaks in between, which allows for a better

articulated architectural form with variation and relief in massing.

Extensive planting around the site’s perimeter, low building heights, generous setbacks and recessed upper floor

element will also minimise the appearance of building bulk and height when viewed from the street and adjoining

properties.

The series of design objectives and building height and setback requirements required under the DDO5 have

been met. It ensures that the setbacks and landscape treatment is in keeping with and contributes to the Garden

City Character as set out in the MSS. These include requirements such as a minimum 3 metre landscaping strip

along the boundaries where the proposed setback far exceed this minimum setback requirement.

In many areas the design response goes well beyond the built form requirements, such as the site coverage within

18 metres of a designated boundary which is proposed to be approximately 43% which is well below the maximum

60% allowed under the DDO5.

The design has been well executed and the built form and siting meets all of the relevant design objectives and

policies contained within the Monash Planning Scheme.

Vegetation Removal and Landscaping

An objective is to maintain and enhance the established garden city character of Monash on both private and

public land including along main roads. The City of Monash is known for its garden city character, consisting of

leafy, low-rise suburbs with well vegetated private gardens and wide streets with street trees. As Monash grows

new development needs to provide suitable setbacks, appropriate site coverage and site permeability and

sufficient open space areas to allow for tree retention and new planting to support garden city character.

The redevelopment of the site provides an opportunity to have a well thought out landscape plan across the whole

of the site with the proposed concept landscape plan showing substantial planting of canopy trees in addition to

shrubs and ground covers.

The current planting on site is relatively piecemeal and scattered due to the high site coverage of the gymnasium

asphalt car park. The majority of this existing vegetation is in poor health, poor structure or weed species.

The proposed landscape plan will significantly enhancement the landscape credentials of this site and will provide

a better planning outcome and long-term solution to enhancing the garden city objectives for this site by providing

an extensive number of healthy replacement canopy trees with long useful life expectancies.

Clause 21.16 identifies the subject site as being within the Ridge Precinct which acknowledges that this precinct

includes substantial mature trees that may need to be removed as they are reaching the end of their lives. This is

consistent with the assessment of the health of the majority of the trees on site as contained within the arborist

report.

The generous proposed setbacks, including large front setbacks to both Jells Road and Ferntree Gully Road,

ensure there is adequate spacing around the development to provide replacement canopy tree planting and

screening shrubs to soften the built form.

One of the decision guidelines in Clause 22.05 is whether the proposed landscape treatment in the front setback

area and other open space areas contributes to the Garden City Character of the neighbourhood and whether the

proposed landscape treatment includes new canopy trees with spreading crowns, sympathetic to the existing

landscape character.

The front setback is very generous ranging from 10 metres to 14.1 metres and only one vehicle crossover is

proposed with a total frontage of approximately 200 metres (Ferntree Gully Road and Jells Road). This provides

an expansive area to landscape with canopy trees with spreading crowns that will contribute greatly to the Garden

City Character of Monash. Street trees can also be planted along this frontage to further contribute to this canopy

cover.

In addition to enhancing the long-term garden city objectives the proposed landscaping will provide a softening

element that is complementary to the architecture and which contributes to the leafy suburban character of the

broader area. The landscape plan also provides enhanced amenity for future residents with the inclusion of

common activity areas, good pedestrian connections and casual natural surveillance into the public areas of the

site.

Traffic & Car Parking

The proposal generates a statutory requirement of 176 carparking space as specified in Clause 52.06 of the

Monash Planning Scheme. A total of 178 carparking spaces are provided on the site which exceeds this minimum

requirement.

Figure 19 Extract from Traffic Engineering Assessment prepared by Traffix Group.

The Traffic Report prepared by Traffix Group, identifies that the existing fitness centre which currently occupies

the site has a total of approximately 230 at grade car parking spaces. Allowing for 60% of car parking spaces to

generate a traffic movement during the peak hour equates to historical traffic impacts of 138 vehicle trip ends. Of

these trips it would be reasonable to assume that 50% occurred via the access to Jells Road, that is, 69 vehicle

trip ends per hour.

The proposed development will generate 176 carparking spaces. A conservative assessment of the 80 dwellings

are anticipated to generate in the order of 520 vehicle trip‐ends per day, including 52 vehicle trip‐ends during each

of the road network peak hours.

Based on the Traffic Engineering Assessment, the traffic generation onto Jells Road associated with the proposed

development scheme would be no greater than the traffic historically generated at this site and considerably less

than the previous application for this site.

The Traffic Report outlines that the proposed residential development achieves a well resolved solution to the

traffic and carparking requirements under Clause 52.06 of the Monash Planning Scheme. The Traffic Report

concludes that:

• car parking is provided on‐site for residents and visitors at rates that accord with the requirements of Clause

52.06‐5 of the Planning Scheme and no reduction in car parking is required in association with this

development,

• adequate car parking for visitors will be available and all visitor demands can be accommodated on‐site,

• the internal vehicle and pedestrian access arrangements are acceptable in accordance with the relevant

requirements of Clause 52.06‐9 of the Planning Scheme,

• the design of the car parking spaces and private garages accords with the requirements of Clause 52.06‐9,

• the configuration of the existing vehicle access arrangements to Jells Road is acceptable for the proposed

development, represents safe and efficient access and upgrades or amendments are not warranted,

• traffic predicted to be generated by the proposed development will easily be accommodated on the

surrounding road network and intersections without any adverse impacts and mitigation works to the external

road network are not required,

• loading and waste collection vehicles will be accommodated on‐site as required, and

• there are no traffic engineering reasons why the proposed residential development at 855 Ferntree Gully

Road, Wheelers Hill should not be approved, subject to appropriate conditions.

Overlooking

Clause 55 Standard B22 Overlooking is a useful tool to gauge appropriate setbacks of windows and to ensure

that off-site amenity impacts are minimised by the proposal.

The DDO5 also requires that building design must ensure that direct views, from habitable room windows, balcony

and terrace areas, towards the secluded open space or habitable room windows of existing residential properties

are restricted.

Standard B22 requires a window or balcony that is within 9 metres of secluded private open space of an existing

dwelling to be screened to prevent direct overlooking and Standard B23 is to prevent internal overlooking.

The development has incorporated various measures to ensure overlooking is compliant with Rescode

requirements. This includes generous setbacks, careful window and terrace orientation, privacy treatments within

9 metres of a boundary such as highlight windows, louvre screens and planter boxes can be provided to ensure

no overlooking occurs into the adjoining properties in line with the above standards and objectives.

Overshadowing

Clause Standard B21 Overshadowing guages the impact of overshadowing and possible impact of the proposed

built form on adjoining properties. The DDO5 also requires that the development has minimal impact on residential

amenity in terms of overshadowing.

The proposed modest building heights combined with generous setbacks and recessed upper floors elements

ensure the proposed development will not impact adjoining properties with regards to overshadowing.

The adjoining residential dwellings will not have any shadow cast across their secluded private open space or

habitable room windows as the overshadow diagrams demonstrate that the shadow cast will remain within the

fence line of the property.

Internal amenity

The proposed design provides a high-quality landscape plan that has incorporated passive recreation activities

and informal social interaction. The design takes advantage of the removal of cars and driveways from the majority

of the site (contained with the basement) so that there are a number of pedestrian and activity nodes throughout

the site which run at both a north-south axis and east-west axis.

The proposal will provide accessible integrated walking routes through the site with convenient access to the bus

stop on Ferntree Gully Road. The pedestrian links will encourage increases level of walking and movement

through the site to use the communal BBQ and garden and walk towards parks, shops and public transport.

Each dwelling has its own private open space and there are many common areas with good pedestrian

connections and areas to congregate for social interaction such as the community kitchen garden and

amphitheatre and BBQ space.

There is good natural surveillance into the public areas with front doors and windows facing them and a range of

sightlines ensuring security is enhanced.

Wide setbacks between dwellings and window placement means that there is no internal overlooking concerns

or unreasonable overshadowing throughout the day.

Each new dwelling is provided with a high quality internal and external space with well-proportioned rooms,

storage and private and public open space.

This development would pass the Better Apartment Design Standards spacing, daylight and amenity tests. These

standards though a good gauge on internal amenity do not apply to townhouses.

Waste Management

A Waste Management Plan details how waste collection will operate on site and how it will be removed from the

premises by private collection. Private waste collection will enter and exit the site in a forward direction. More

detail on waste management is provided in the Waste Management Plan included in the application package.

Environmental Sustainable Design

A Sustainability Management Plan has been provided with the application documents detailing how the proposed

design meets the requirements of Clause 22.13 (Environmentally Sustainable Development) and aligns with the

objectives of Clause 15.02 (Sustainable Development).

This includes a focus on energy performance, water resources, indoor environment quality, stormwater

management, waste management and urban ecology.

A summary of the major ESD initiatives committed to are included below:

• Energy

o Double glazed windows to living areas and bedrooms (at minimum).

o Energy efficient heating and cooling systems beyond minimum standards

(within one star of best available)

o Energy efficient hot water measures incorporating

• IEQ

o Low VOC products incorporated

o Low formaldehyde products incorporated

o Internal blinds to manage glare

• Water

o Water Sensitive Urban Design measures to meet CSIRO Best Practice

o Stormwater Management treatment quality requirements

o Rainwater tank connected to all toilets for re-use

o Biofiltration to treat stormwater prior to discharge

o Potable (drinking) water saving measures including low flow toilets, showers and taps

• Urban Ecology

o Significant portion of site remaining vegetated and vegetation incorporated

o into facades, mitigating the urban heat island effect.

o Taps to all terraces to assist incorporating vegetation on balconies.

For more detail on ESD refer to the Sustainability Management Plan included in this application package.

CONCLUSION

The proposed development of this site comprising buildings and works, the construction of eighty (80) dwellings,

tree removal and alterations to access to a Road Zone Category 1 is considered acceptable and should be

supported.

The proposed development design has been carefully considered and suitably resolves the issues raised with

the previous planning application for this site.

The proposal meets the relevant State and Local Planning policies, zoning and overlay requirements and

particular provisions of the Monash Planning Scheme.

It is considered that the proposed development:

• is consistent with the overarching strategic direction set out by the State Government articulated through

Plan Melbourne which identifies the need to diversify housing offer and provide much needed housing supply

for an increasing population.

• layout, form and overall density suitably aligns with Council’s strategic intentions for the Ridge Precinct as

indicated in the Municipal Strategic Statement, Wheelers Hill NAC policy and structure plan.

• provides spacious 3 & 4 bed room townhouse layouts and envelopes that suitably accord with the relevant

standards and objectives of Clause 55 and DDO5.

• represents a high-quality site responsive design outcome that is consistent with the preferred future

neighbourhood character for this area.

• has been carefully designed to step down with the topography and set into the landscape to ensure a

respectful height and scale.

• provides a good level of internal amenity for future residents.

• will not result in any unreasonable amenity impacts to adjacent residential properties.

• provides generous front and side setbacks to Ferntree Gully Road and Jells Road and along the side and

rear property boundaries.

• provides substantial opportunities throughout the site for replanting of canopy trees.

• provides car parking that exceeds planning scheme requirements.

Overall the proposal is well considered and responds appropriately to its physical and strategic policy context.

The proposal is considered a high quality architectural designed townhouse development that will sit comfortably

within its context.

We consider that the proposal is consistent with all relevant requirements of the Monash Planning Scheme and

submit that the application is worthy of Council support.

Limitations

This report was prepared for the sole use of the Ferntree Hill Project Pty Ltd and should not be relied upon by any

other person. None of PLC Consulting Pty Ltd or any of its related entities, employees or directors (each a PLC

Person) owes a duty of care (whether in contract, tort, statute or otherwise) to any third party with respect to or in

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The conclusions and recommendations provided in this report are based on available information and it is possible

that different conclusions and recommendations could be made should new information become available, or with

changing site conditions over time.

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APPENDIX 1 – CLAUSE 55 ASSESMENT

855-869 Ferntree Gully Road, Wheelers Hill

ASSESSMENT AGAINST THE PROVISIONS OF CLAUSE 55

DESIGN ELEMENT OBJECTIVES STANDARDS COMMENTS B1 Neighbourhood

Character * Ensure that the design respects the existing

neighbourhood character or contributed to a preferred neighbourhood character.

* Ensure development responds to features of the site and the surrounding area.

* Design response must be appropriate to the neighbourhood and the site.

* Proposed design must respect the existing or preferred neighbourhood character and respond to the features of the site.

Complies - The proposed development fits well with the neighbourhood character objectives of the DDO5 and local planning policies. The design is responsive to the neighbourhood by providing good setbacks to adjoining residential properties, planting of canopy trees along boundaries and responding to the features of the site by stepping the development down the slope.

B2 Residential policy * To ensure that residential development is provided in accordance with any policy for housing in the SPPF, and LPPF, including the MSS and local planning policy.

* To support medium densities in areas where development can take advantage of public transport and community infrastructure and services.

* An application must be accompanied by a written statement that describes how the development is consistent with any relevant policy for housing in the SPPF and the LPPF, including the MSS and local planning policies.

Complies - A written statement against the SPPF and LPPF including the MSS and relevant Monash local planning policies above.

B3 Dwelling diversity * To encourage a range of dwelling sizes and types in developments of ten or more dwellings.

* Dwellings with a different number of bedrooms * At least one dwelling that contains a kitchen, bath or

shower, and a toilet and wash basin at ground level

Complies - The number of dwellings exceeds 10 and therefore this objective applies. There are a variety of housing typologies provided including ones with a basement/entertaining room, bedrooms with ensuites, some with bathrooms on the ground floor and study nooks. The variety provided will suit a range of needs for future occupants and provides dwelling diversity.

B4 Infrastructure * To ensure development is provided with appropriate utility services and infrastructure.

* To ensure development does not unreasonably overload the capacity of utility services and infrastructure.

* Development to be connected to reticulated services. * Development to not unreasonably exceed the capacity of

utility services and infrastructure, including reticulated services and roads.

* In areas where utility services / infrastructure have little or no spare capacity, developments to provide for upgrading of or mitigation of the impact on services or infrastructure.

Complies - The proposal development will be connected to reticulated water and sewerage systems and is not expected to cause unreasonable pressure on the existing infrastructure in the area.

B5 Integration with the street

* To integrate the layout of development with the street.

* Provide adequate vehicle and pedestrian links that maintain or enhance local accessibility.

* Orientate development to front existing/proposed streets.

* High fencing in front of dwellings should be avoided. * Development next to existing public open space to be laid

out to complement the open space.

Complies Pedestrian permeability throughout the site is excellent with pedestrian links running at both a north-south and east-west axis through the site. The dwellings to not front the main roads, however, large setbacks of at least 10 metres has been provided which allows for an open and landscaped feel on the street interface. This contributes to the Garden City neighbourhood character and it provides very good sightlines for pedestrians and natural surveillance from dwellings.

B6 Street setback * To ensure that the setbacks of buildings from a street respect the existing or preferred neighbourhood character and make efficient use of the site.

* GRZ2 and DDO5 variation. GRZ2 schedule varies the front setback to a minimum of 7.6 metres and the DDO5 has a front setback minimum of 10 metres.

Complies - The front setbacks all exceed 9 metres. The setbacks are a minimum 10 metres to comply with DDO5 requirements. It is noted that some setbacks are as much as 14 metres to the street creating generous spacing for landscaping.

B7 Building Height * To ensure that the height of buildings respects the existing or preferred neighbourhood character.

* GRZ2 height variation. The building height must not exceed 11 metres and must contain no more than 3 storeys at any point. A building may exceed the maximum building height by up to 1 metre if the slope of the natural ground level, measured at any cross section of the site of the building wider than 8 metres, is greater than 2.5 degrees.

Complies - The overall building height complies with the requirements in the zone and does not exceed 12 metres. The two storey dwellings towards the northern boundary have an overall building height that does not exceed 7.1 metres.

B8 Site Coverage * To ensure that the site coverage respects the existing or preferred neighbourhood character and responds to the features of

the site.

* Site area covered by buildings not to exceed 60%. Complies - The site coverage is approximately 49.6% which is well below the 60% maximum.

B9 Permeability * To reduce the impact of increased stormwater run-off on the drainage system.

To facilitate on-site stormwater infiltration.

* At least 20% of the site should not be covered by impervious surfaces

Complies - 36.5% complies.

B10 Energy Efficiency * To achieve and protect energy efficient dwellings and residential buildings.

* To ensure the orientation and layout of development reduce fossil fuel energy

use and make appropriate use of daylight and solar energy.

* Orientate dwellings to make use of solar energy. * Dwellings to be sited and designed to ensure energy

efficiency of existing dwellings on adjoining lots is not unreasonably reduced.

* Living areas and private open space areas to be located on north side of a development if practicable.

* Design developments so solar access to north-facing windows is maximised.

Complies - This complies and a Sustainability Management Plan in accordance with the local policy has been provided with the application.

B11 Open Space * To integrate the layout of development with any public and communal open space provided in or adjacent to the development

* Any public & communal open space on site should:

• Be fronted by dwellings;

• Provide outlook for as many dwellings as possible;

• Be designed to protect natural features on site; and

• Be accessible and useable.

Complies - The development is creating areas of communal open space throughout the site including good pedestrian connectivity, public space between the terraces and two key communal areas which are towards the Ferntree Gully Road frontage – a community kitchen garden and an amphitheater and BBQ.

B12 Safety * To ensure the layout of development provides for the safety and security of residents and property.

* Entrances to dwellings and residential buildings should not be obscured or isolated from the street or internal driveways.

* Avoid planting that creates unsafe spaces along streets and driveways.

* Design developments to provide good lighting, visibility and surveillance of car parks and internal driveways.

* Private spaces within developments to be protected for inappropriate use as public thoroughfares.

Complies - Entrances to dwellings are not obscured or isolated with clear paths that lead to each front door and natural surveillance.

B13 Landscaping * To encourage development respects the landscape character of the neighbourhood.

* To encourage development that maintains and enhances habitat for plants and animals in locations of habitat importance.

* To provide appropriate landscaping. To encourage the retention of mature

vegetation on the site.

* Provision of at least one canopy tree that has the potential of reaching a minimum mature height of 8 metres. The species of canopy trees should be native, preferably indigenous.

* Landscape layout and design should:

• Protect any predominant landscape features of the neighbourhood;

• Take into account soil type & drainage patterns of site;

• Allow for intended vegetation growth and structural protection of buildings;

• In locations of habitat importance, maintain existing habitat and provide for new habitat for plants and animals; and

• Provide a safe, attractive and functional environment

Complies - A detailed Landscape Plan has been provided and it shows a mixture of plants throughout the site including small to medium shrubs, small to upper canopy trees and communal and private open space areas. While the majority of trees are not to be retained due to poor health and location the replacement planting is comprehensive and will contribute to the Garden City character of Monash. There is extensive planting along the Jells Road and Ferntree Gully Road frontages given the large setbacks provided. Each SPOS has also been provided with one

for residents. * Development to provide for retention or planting of trees, * where these are part of character of area. Development to

provide for replacement of any significant trees that have been removed in the last 12 months prior to application being made.

* Landscape design should specify landscape themes, vegetation (location/species), paving and lighting.

canopy tree.

B14 Access * To ensure vehicle access to and from a development is safe, manageable and convenient.

* The width of driveways or car spaces should not exceed:

• 33% of the street frontage; or

• If the width of the street frontage is less than 20m, 40% of the street frontage.

* The location of crossovers should maximise the retention of on-street car parking spaces.

* The number of access points to a road in a Road Zone should be minimised.

* Developments must provide for access for service, emergency and delivery vehicles.

Complies - Only one vehicle crossover is to be provided and this is on the Jells Road frontage. The existing crossover on Ferntree Gully Road will be removed.

B15 Parking location * To provide convenient parking for resident and visitor vehicles

To protect residents from vehicular noise within developments.

* Car parking facilities should be:

• Reasonably close and convenient to dwellings and residential buildings;

• Secure; and

• Well ventilated if enclosed. * Shared driveways or car parks of other dwellings and

residential buildings to be located at least 1.5m from windows of habitable rooms. This setback may be reduced to 1m where there is a fence at least 1.5m high or where window sills are at least 1.4m above the driveway.

Complies – The parking location is convenient with direction access to front doors from the parking spaces. The dwellings towards the northern boundary each have a double garage with internal access to dwellings. The terrace style dwellings have basement parking with individual garage parking within in that is secure, well ventilated and connects directly into the individual dwelling.

B17 Side & Rear Setbacks

* To ensure that the height and setback of a building from a boundary respects the existing or preferred neighbourhood character and limits the impact on the amenity of existing dwellings.

* A new building not on or within 200mm of a boundary should be setback from side or rear boundaries 1m plus 0.3m for every metre of height over 3.6m up to 6.9m plus 1m for every metre of height over 6.9m.

* Sunblinds, verandahs, porches, eaves, fascias, gutters, masonry chimneys, flues, pipes, domestic fuel or water tanks, and heating or cooling equipment or other services may encroach not more than 500mm into the setback.

* Landing with area not more than 2m2 & less than 1m high, stairways, ramps, pergolas, shade sails and carports may

Complies – The proposed setbacks are well in excess of the minimum Standard B17.

encroach into the setback.

B18 Walls on boundaries

* To ensure that the location, length and height of a wall on a boundary respects the existing or preferred neighbourhood character and limits the impact on the amenity of existing dwellings.

* A new wall constructed on or within 200mm of a side or rear boundary of a lot or a carport constructed on or within 1m of a side or rear boundary of a lot should not abut the boundary for a length of more than:

• 10m length + 25% of remaining length of the boundary of an adjoining lot; or

• Where there are existing or simultaneously constructed walls or carports abutting the boundary on an abutting lot, the length of these walls or carports, whichever is the greater.

* A new wall or carport may fully abut a side or rear boundary where slope and retaining walls or fences would result in the effective height of the wall or carport being less than 2m on the abutting property boundary.

* A building on a boundary includes a building setback up to 200mm from the boundary.

* Height of a new wall constructed on or within 200mm of a side or rear boundary or a carport constructed on or within 1m of a side or rear boundary not to exceed an average of 3.2m with no part higher than 3.6m unless abutting a higher existing or simultaneously constructed wall.

Complies – There will be no walls on boundary.

B19 Daylight to existing windows

* To allow adequate daylight into existing habitable room windows.

* Buildings opposite an existing habitable room window should provide for a light court to the existing window that has a minimum area of 3m2 and minimum dimension of 1m clear to the sky. (Calculation of the area may include land on the abutting lot).

* Walls or carports more than 3m in height opposite an existing habitable room window should be setback from the window at least 50% of the height of the new wall if the wall is within a 55 degree arc from the centre of the existing window. Arc may be swung to within 35 degrees of the plane of the wall containing the existing window.

* Where the existing window is above ground level, the wall height is measured from the floor level of the room containing the window.

Complies – Standard is met as the proposed buildings are well setback from adjoining boundaries.

B20 North facing windows

* To allow adequate solar access to existing north-facing habitable room windows.

* If a north facing habitable room window of an existing dwelling is within 3m of a boundary on an abutting lot, building to be setback 1.0m from the boundary + 0.6m for every 3.6m of height up to 6.9m + 1m for every metre of height over 6.9m for a distance of 3m from the edge of each side of the window. (See diagram)

Complies – The site is located to the south of properties and will not impact on any north facing windows.

B21 Overshadowing open space

* To ensure buildings do not significantly overshadow existing secluded private open space.

* Where sunlight to the secluded private open space of an existing dwelling is reduced, at least 75%, or 40m² with minimum dimension of 3m, whichever is the lesser area, of the secluded private open space should receive five hours of sunlight between 9am and 3pm on 22 September.

* If existing sunlight to the secluded area of an existing dwelling is less than the requirements of this standard, the amount of sunlight should not be further reduced.

Complies – The generous side and rear setbacks of the proposed dwellings means that the shadow cast by the proposal will not go past the fence line, as demonstrated by the overshadowing diagrams.

B22 Overlooking * To limit views into existing secluded private open space and habitable room windows.

* A habitable room window, balcony, terrace, deck or patio should be located and designed to avoid direct views into the secluded area of an existing dwelling within a horizontal distance of 9 metres (measured at ground level) of the window, balcony etc. Views should be measured within a 45 degree angle from the plane of the window or perimeter of the balcony, terrace, deck or patio and from a height of 1.7 meters above the floor level.

* A habitable room window, balcony, terrace, deck or patio

with a direct view into a habitable room window of an existing dwelling within a horizontal distance of 9m (measured at ground level) of the window, balcony, terrace, deck or patio should be either:

• Offset a minimum of 1.5m from the edge of one window

to the edge of the other; Have sill heights of at least

1.7m above the floor level;

• Have fixed, obscure glazing in any part of the window below 1.7m above the floor level; and

• Have permanently fixed external screens to at least 1.7m above the floor level and be no more than 25% transparent.

* Obscure glazing in any part of the window below 1.7m above the floor level may be openable provided that there

Complies – Overlooking complies with B22 as screening mechanisms are proposed such as highlight windows or screening up to 1.7 metre or windows and balconies are setback 9 metres or more.

are no direct views as specified in this standard.

* Screens used to obscure a view should be:

• Perforated panels or trellis with a maximum of 25% openings or solid translucent panels;

• Permanent, fixed and durable; and

• Designed and coloured to blend in with the development.

• This standard does not apply to a new habitable room window, balcony terrace, deck or patio which faces a property boundary where there is a visual barrier at least 1.8m high and the floor level of the room, balcony, terrace, deck or patio is less than 0.8m above ground level at the boundary.

B23 Internal views * To limit views into existing secluded private open space and habitable room windows of dwellings and residential buildings within a

development.

* Windows and balconies should be designed to prevent overlooking of more than 50% of the secluded private open space of a lower-level dwelling or residential building directly below and within the same development

Complies – Internal overlooking as been avoided by providing good spacing between proposed dwellings, window placement and landscaping.

B24 Noise impacts * To contain noise sources in developments that may affect existing dwellings

To protect residents from external noise

* Noise sources, such as mechanical plant, should not be located near bedrooms of immediately adjacent existing dwellings.

* Noise sensitive rooms and secluded private open spaces of new dwellings and residential buildings should take account of noise sources on immediately adjacent properties.

* Dwellings and residential buildings close to busy roads, railway lines or industry should be designed to limit noise levels in habitable rooms.

Complies – The proposed use of the site is residential and it will not cause unreasonable detriment in terms of noise impacts on other adjoining and nearby uses. The dwellings are well setback from the main roads with intervening landscaping to reduce the impact of noise on the proposed dwellings.

B25 Accessibility * To encourage the consideration of the needs of people with limited mobility in the

design of developments

* Ground floor entries of dwellings and residential buildings should be accessible or able to be easily made accessible to people with limited mobility.

Complies – Each dwelling has level access at the entry point. The open plan living areas provide wide circulation and bathroom facilities at ground floor for those with limited mobility.

B26 Dwelling entry * To provide each dwelling or residential building with its own sense of identity.

* Entries to dwellings and residential buildings should:

• Be visible and easily identifiable from streets and other public areas; and

• Provide shelter, as sense of personal address and a transitional space around the entry.

Complies – Dwelling entries are easily identifiable and create their own sense of address by way of landscaping, porch and individual low gate front entry. They provide a sense of personal address and there is a clear transitional space around the entry.

B27 Daylight to new windows

* To allow adequate daylight into new habitable room windows.

* A window in a habitable room should be located to face:

• An outdoor space clear to the sky or a light court with a minimum area of 3m2 and minimum dimension of 1m clear to the sky, not including land on an abutting lot; or

• A verandah provided it is open for at least one third of its perimeter; or

• A carport provided it has two or more open sides and is open for at least one third of its perimeter.

Complies – Clear spacing is provided around each habitable room window so the objective and standard is met.

B28 Private Open Space * To provide adequate private open space for the reasonable recreation and service needs of residents.

* GRZ2 variation as follows:

• A dwelling or residential building should have private open space consisting of:

An area of 75 square metres, with one part of the private open space at the side or the rear of the dwelling or residential building with a minimum area of 35 square metres, a minimum width of 5 metres and convenient access from a living room; or

A balcony of 8 square metres with a minimum width of 1.6 metres and convenient access from a living room; or

A roof top area of 10 square metres with a minimum width of 2 metres and convenient access from a living room.

Complies – Variation sought. All of the dwellings are provided with a minimum area of SPOS of 35 sqm metres with a minimum 5 metres width. The three storey townhouses all comply as they provide a roof top area of 10 square metres with a minimum width of 2 metres. This is in addition to the 35sqm ground floor SPOS that is provided and some of the townhouses are provided with balconies of 5.5 sqm as an additional area of SPOS. A variation is sought for a handful of the double storey detached dwellings where the full 75 square metres is not provided. This is considered acceptable in this instance as the SPOS provided far exceeds the 35sqm minimum with each of the dwellings that are seeking a variation providing a minimum SPOS area varying from 57sqm to 64.5 sqm. The SPOS areas are large and practical and are considered to meet the objective of B28 which is to provide adequate private open space for the reasonable recreation and service needs of residents. We note there is also extensive communal

open space for all residents to use on top of the private open space areas provided for each dwelling.

B29 Solar access to open space

* To allow solar access into the secluded private open space of new dwellings and residential buildings.

* The private open space should be located on the north side of the dwelling or residential building, if appropriate.

* The southern boundary of a secluded area should be setback from any wall north of the open space at least (2 + 0.9h) metres.

Complies – There are no south facing SPOS areas provided. SPOS is provided either on the northern side of the dwellings or east and west with the exception of TH80 which is a combination of SPOS wrapping around the east, south and western boundary. The size of the area provided complies with the Standard B29 requirements.

B30 Storage * To provide adequate storage facilities for each dwelling.

* Each dwelling should have convenient access to at least 6 cubic metres of externally accessible, secure storage space.

Complies – 6 cubic metres has been provided for each dwelling.

B31 Design detail * To encourage design detail that respects the existing or preferred neighbourhood character.

* The design of buildings, including facade articulation and detailing, window and door proportions, roof form and verandahs, eaves and parapets, should respect the existing and preferred neighbourhood character.

* Garages and carports should be visually compatible with the development and the existing or preferred

neighbourhood character.

Complies - The contemporary architectural style complements the design objectives of the DDO5 and existing development in the area.

B32 Front fences * To encourage front fence design that respects the existing or preferred neighbourhood character.

* Front fence height in streets in a Road Zone Category 1 or 2 should not exceed 1.8 metres and should have at least 20% transparency.

* A front fence within 3 metres of a street should not exceed 1.2 metres in ‘other streets’.

GRZ2 variation

Complies - No front fence proposed.

B33 Common property * To ensure that communal open space, car parking, access areas and site facilities are practical, attractive and easily maintained.

* To avoid future management difficulties in areas of common ownership.

* Developments should clearly delineate public, communal and private areas.

* Common property, where provided, should be functional and capable of efficient management.

Complies – There are large areas of communal open space with the pedestrian permeability through the site and the communal spaces such as the BBQ and community garden.

B34 Site services * To ensure that site services can be installed and easily maintained.

To ensure that site facilities are accessible, adequate and attractive.

* The design and layout of dwellings and residential buildings should provide sufficient space (including easements where required) and facilities for services to be installed and maintained efficiently and economically.

* Bin and recycling enclosures, mailboxes and other site facilities should be adequate in size, durable, waterproof

Complies – There is ample space for services including bins and mail boxes.

and blend in with the development. * Bin and recycling enclosures should be located for

convenient access by residents. * Mailboxes should be provided and located for convenient

access as required by Australia Post.

APPENDIX 2 – DDO5 DESIGN REQUIREMENTS

There are a series of design requirements listed under the DDO5:

Design Requirement Design Response

• Architecture of contemporary excellence that is energy

efficient and sustainable is encouraged.

The architectural style is contemporary with design excellence that provides good internal and external

amenity for residents and neighbours. The proposed development enables a more affordable and energy

efficient model of housing.

• Building design should minimise the number of blank walls

that are visible from outside the site. The visual mass of

buildings must be minimised by articulation in both the

horizontal and vertical planes so that long or high walls in a

single plane are eliminated.

The proposed architectural style of the development has purposely avoided the typical “cookie cutter”

style of Townhouse development which would typically have continuous street walls. The proposed

development minimises the number of blank walls that are visible from outside the site by using extensive

planting around the site’s perimeter and generous setbacks.

• Development should feature articulation of facades,

rooflines, variable colours and materials. Highly reflective

building materials should not be used.

The proposed development groups the dwellings by typology with landscape breaks in between to better

articulate the architectural façades and form. The rhythm of the development is well resolved and creates

opportunities for visual breaks.

A variety of colours and materials as well as a mix of protruding and recessive elements have been

utilised throughout the site to create appealing vistas of the development from the street.

• Streetscape elements should create an identity with the use

of design elements including lighting and art works.

Development must maintain the “Boulevard” character of

Ferntree Gully and Jells Roads.

The proposal is well conceived and seeks to establish movement patterns which complements the site.

Primary pedestrian links to Jells Road via a ‘Greenway’ landscaped footpaths. Large canopied trees are

proposed to be planted along internal streets to form ‘boulevards’ between buildings. This is consistent

with the ‘boulevard’ character of Ferntree Gully Road and Jells Road, outlined in the DDO5.

• Development should be framed and softened by vegetation

when viewed from any point in the public realm. Landscaping

materials within the activity centre should be consistent with

the existing vegetation of Wheelers Hill.

The landscape plan shows an extensive planting schedule of plants from small to medium shrubs to

large upper canopy trees that will help frame the development and soften it when viewed from the street

and adjoining properties. Planting has been provided along the boundaries and within the site so when

viewed from a distance not only will vegetation frame the site but also be scattered throughout the site

which is in keeping with the Garden City Character objectives.

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