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Port Phillip Planning Scheme Amendment C107 St Kilda Road North Precinct

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Port Phillip Planning Scheme Amendment C107 St Kilda Road North Precinct Planning and Environment Act 1987 Panel Report Port Phillip Planning Scheme Amendment C107 St Kilda Road North Precinct 5 May 2015 Planning and Environment Act 1987 Panel Report pursuant to Section 25 of the Act Port Phillip Planning Scheme Amendment C107 5 May 2015 Con Tsotsoros, Chair Jim Holdsworth, Member Wolfgang Haala, Member Port Phillip Planning Scheme Amendment C107 Panel Report 5 May 2015 Contents Page Executive Summary .............................................................................................................. i 1 The Proposal ............................................................................................................... 1 1.1 The Amendment ...................................................................................................... 1 1.2 The subject site and surrounds ............................................................................... 1 1.3 Background to the proposal .................................................................................... 3 1.4 Authorisation ........................................................................................................... 3 1.5 Exhibition ................................................................................................................. 4 1.6 Submissions ............................................................................................................. 4 1.7 Issues dealt with in this report ................................................................................ 5 2 Planning Context ......................................................................................................... 7 2.1 Policy framework ..................................................................................................... 7 2.2 Planning scheme provisions .................................................................................... 8 2.3 Other planning strategies ...................................................................................... 11 2.4 Planning scheme amendments ............................................................................. 13 2.5 Ministerial Directions and Practice Notes ............................................................. 13 2.6 Shrine of Remembrance protection ...................................................................... 14 3 Mandatory provisions ............................................................................................... 17 3.1 The issue ................................................................................................................ 17 3.2 Submissions ........................................................................................................... 17 3.3 Evidence ................................................................................................................ 18 3.4 Discussion .............................................................................................................. 19 4 Building heights ........................................................................................................ 22 4.1 Background ............................................................................................................ 22 4.2 Australian Height Datum (AHD) and Reduced Level (RL) ...................................... 24 4.3 The issues .............................................................................................................. 24 4.4 Submissions ........................................................................................................... 24 4.5 Evidence ................................................................................................................ 26 4.6 Discussion .............................................................................................................. 26 4.7 Conclusion ............................................................................................................. 29 5 Precinct wide issues .................................................................................................. 30 5.1 Capacity for growth ............................................................................................... 30 5.2 Podium‐and‐tower form ....................................................................................... 31 5.3 Tower width and depth ......................................................................................... 33 5.4 Corner sites ............................................................................................................ 34 5.5 Separation distances ............................................................................................. 36 5.6 Laneways ............................................................................................................... 38 5.7 Dwelling size and housing diversity ...................................................................... 39 5.8 Private and communal open space ....................................................................... 41 5.9 Shadows ................................................................................................................ 42 Port Phillip Planning Scheme Amendment C107 Panel Report 5 May 2015 5.10 Traffic and parking ................................................................................................. 44 5.11 Other issues ........................................................................................................... 46 5.12 Recommendations ................................................................................................ 46 6 Sub‐precinct 1 ‐ Edge of Shrine Memorial Gardens ................................................... 48 6.1 Issues ..................................................................................................................... 49 6.2 Submissions ........................................................................................................... 49 6.3 Discussion .............................................................................................................. 49 6.4 Conclusion ............................................................................................................. 49 7 Sub‐precinct 2 ‐ Northwest Corner ............................................................................ 50 7.1 Background ............................................................................................................ 51 7.2 The Issues .............................................................................................................. 51 7.3 Building height ....................................................................................................... 52 7.4 Podiums ................................................................................................................. 55 7.5 Shadows ‐ Park and Bank Streets .......................................................................... 57 7.6 Recommendations ................................................................................................ 58 8 Sub‐precinct 3 ‐ Albert Road South ........................................................................... 59 8.1 The Issues .............................................................................................................. 60 8.2 Built form ............................................................................................................... 60 8.3 Building heights ..................................................................................................... 61 8.4 Podiums ................................................................................................................. 63 8.5 Side and rear setbacks ........................................................................................... 64 8.6 Shadows ‐ Mac Robertson Girls’ High School and Albert Park Reserve ................ 65 8.7 Recommendations ................................................................................................ 66 9 Sub‐precinct 4 – Albert Road North and Bowen Crescent .......................................... 67 9.1 The Issues .............................................................................................................. 68 9.2 Building heights ..................................................................................................... 68 9.3 Setbacks and podiums ........................................................................................... 71 9.4 Tower separation distance .................................................................................... 72 9.5 Shadows ‐ Albert Park Reserve and Bowen Crescent Reserve ............................. 73 9.6 Recommendations ................................................................................................ 77 10 Sub‐precinct 5 ‐ St Kilda Road South of Kings Way .................................................... 78 10.1 The Issues .............................................................................................................. 79 10.2 Building heights ..................................................................................................... 79 10.3 Setbacks ................................................................................................................. 82 10.4 Podiums and active street frontages .................................................................... 83 10.5 Shadows ‐ Wesley College Junior School .............................................................
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