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Proposed Mixed Use Development Lot 1 (242) West Coast Highway, Scarborough

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Proposed Mixed Use Development Lot 1 (242) West Coast Highway, Scarborough PROPOSED MIXED USE DEVELOPMENT LOT 1 (242) WEST COAST HIGHWAY, SCARBOROUGH DECEMBER 2020 URBIS STAFF RESPONSIBLE FOR THIS REPORT WERE: Director Kris Nolan Associate Director Megan Gammon Project Code P0004793 Report Number Updated – 27 January 2021 All information supplied to Urbis in order to conduct this research has been treated in the strictest confidence. It shall only be used in this context and shall not be made available to third parties without client authorisation. Confidential information has been stored securely and data provided by respondents, as well as their identity, has been treated in the strictest confidence and all assurance given to respondents have been and shall be fulfilled. © Urbis Pty Ltd 50 105 256 228 All Rights Reserved. No material may be reproduced without prior permission. You must read the important disclaimer appearing within the body of this report. urbis.com.au CONTENTS 1. Introduction ....................................................................................................................................... 1 1.1. Summary of proposal ........................................................................................................... 1 1.2. Planning Approval ................................................................................................................ 2 2. The Site and Locality ........................................................................................................................ 3 2.1. Regional Context ................................................................................................................. 3 2.2. Local Context ....................................................................................................................... 3 2.3. The Site ................................................................................................................................ 5 2.4. Existing Access .................................................................................................................... 6 2.5. Servicing .............................................................................................................................. 6 3. Process and Engagement to Date ................................................................................................... 7 3.1. Agency Engagement............................................................................................................ 7 3.2. Community Engagement ..................................................................................................... 7 3.3. Design Evolution through Design Review ........................................................................... 9 4. The Proposal ....................................................................................................................................11 4.1. Architectural Statement......................................................................................................11 4.2. Development Summary .....................................................................................................12 4.3. Landscape Strategy ...........................................................................................................13 4.3.1. Deep Soil and Planting on Structure ..................................................................15 4.4. Pedestrian Access Way .....................................................................................................15 4.5. Traffic, Parking and Access ...............................................................................................16 4.5.1. Vehicle Access ...................................................................................................16 4.5.2. Car, Bicycle Parking and End-of-Trip Facilities ..................................................17 4.5.3. Waste and Service Vehicle Access ....................................................................17 4.5.4. Traffic Analysis ...................................................................................................17 5. Design Excellence and Community Benefit .................................................................................18 5.1. Height Analysis and Transfer .............................................................................................18 5.2. Bonus Height Provisions ....................................................................................................20 5.3. Design Excellence .............................................................................................................20 5.4. Community Benefits ...........................................................................................................22 5.5. Response to Community Feedback ...................................................................................23 6. Specialist Technical Inputs ............................................................................................................24 6.1. Transport Impact Assessment ...........................................................................................24 6.2. Landscape Plan .................................................................................................................24 6.3. Waste Management ...........................................................................................................24 6.4. Wind Report .......................................................................................................................24 6.5. Acoustic Assessment .........................................................................................................24 6.6. Stormwater Design ............................................................................................................25 6.7. Sustainable Design Report ................................................................................................25 7. Planning Assessment .....................................................................................................................26 7.1. Strategic Planning Framework ...........................................................................................26 7.1.1. Scarborough Master Plan ...................................................................................26 7.1.2. Development Policies .........................................................................................29 Development Policy No. 1 – Green Building .....................................................................29 Development Policy 3 – Sound and Vibration Attenuation ................................................29 Development Policy 4 – Public Art .....................................................................................29 Development Policy 6 – Signage .......................................................................................29 Development Policy 9 – Affordable and Diverse Housing .................................................29 Development Policy 10 – Adaptable Housing ...................................................................30 7.2. Scarborough Redevelopment Scheme ..............................................................................30 7.2.1. Scheme Objectives .............................................................................................30 7.2.2. The Beach Road Precinct ..................................................................................38 URBIS 20212701 - P004793 - WW SCARBOROUGH - AMENDED DA REPORT 7.2.3. Sub-Precinct Design Intent .................................................................................38 7.2.4. Land Use Permissibility ......................................................................................39 7.3. Scarborough Design Guidelines ........................................................................................40 7.4. Areas of Discretion .............................................................................................................40 7.4.1.1. Building Height ...................................................................................................40 7.4.1.2. Tower Floor Plate ...............................................................................................41 7.4.1.3. Bicycle Parking and End-of-Trip Facilities ..........................................................41 7.5. Scarborough Development Contribution Plan ...................................................................42 8. Conclusion .......................................................................................................................................43 Appendix A Certificate of Title and Sketch Appendix B Landscape Plan Appendix C Design Statement and Assessment Against Principles of Good Design Appendix D Transport Impact Assessment Appendix E Waste Management Plan Appendix F Wind Report Appendix G Acoustic Report Appendix H Stormwater Report Appendix I Sustainable Development Report Appendix J Design Guidelines Compliance – General Provisions Appendix K Design Guideline Compliance – Specific Provisions FIGURES Figure 1 – Context Plans ................................................................................................................................... 4 Figure 2 - Existing Site Conditions .................................................................................................................... 5 Figure 3 - Deep Soil and Planting on Structure Areas ...................................................................................
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