Rosanna Station Development Combined Planning Scheme Amendment and Planning Permit Application Town Planning and Urban Context Report
Date prepared Prepared for Instructed by February 2021 Beetham Parade Pty Ltd SEMZ Property Advisory and Project Management
Table of Contents
Section Page No.
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1 Introduction 3 1.1 Overview 3 1.2 Background 3
2 The Site and its Context 5 2.1 The Site 5 2.2 Wider Context 7 2.3 Opportunities and Constraints 8
3 Existing Planning Controls and Policy 9 3.1 Planning Controls and Provisions 9 3.2 Planning Policy Framework 11 3.3 Aboriginal Cultural Heritage 12
4 Planning Scheme Amendment 13 4.1 Overview of the Amendment 13 4.2 Proposed Zone 13 4.3 Strategic Assessment 14 ratio:consultants pty ltd This work is copyright. Apart from any use as permitted under Copyright Act 1968, no part may be reproduced without written permission of ratio:consultants pty ltd. 5 Planning Permit Application 22 Disclaimer: neither ratio:consultants pty ltd nor any member or employee of 5.1 The Proposal 22 ratio:consultants pty ltd takes responsibility in anyway whatsoever to any person or 5.2 Assessment of the Permit Application Proposal 25 organisation (other than that for which this report is being prepared) in respect of the information set out in this report, including any errors or omissions therein. ratio:consultants pty ltd is not liable for errors in plans, specifications, documentation 6 Conclusion 39 or other advice not prepared or designed by ratio:consultants pty ltd.
Appendices:
Appendix A Clause 58 Assessment
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1 Introduction 1.1 Overview development proposal in relation to relevant policies and provisions of the Banyule Planning Scheme. This report has been prepared on behalf of Beetham Parade Pty Ltd The report should be read in conjunction with: and accompanies a request for a combined Planning Scheme Amendment and Planning Permit Application (pursuant to Section ― The Architectural Plans prepared by C. Kairouz Architects (dated 96A of the Planning and Environment Act 1987) for land located on 5 February 2021) the eastern side of Beetham Parade, Rosanna. ― Landscape Plans prepared by Site Image Landscape Architects The land subject of this request (the subject site) has been identified ― Traffic Impact Assessment report prepared by Traffix Group as surplus to State Government requirements, following the removal ― Waste Management Report prepared by Leigh Design of the Lower Plenty Road Level crossing and the construction of the ― Acoustic Assessment Report prepared by Marshall Day new Rosanna Station. Acoustics Beetham Parade Pty Ltd has entered into a Development ― An Arboricultural Assessment prepared by Treelogic Agreement for the development of the subject site. ― ESD Report prepared by Ark Resources The combined amendment/application seeks to facilitate the ― Site Environmental Report prepared by Douglas Partners development of the subject site for a mixed-use building comprising ― Aboriginal Cultural Heritage Advice prepared by Andrew Long ground floor office and food and drink uses with residential and Associates apartments at the upper levels. ― A draft Plan of Subdivision prepared by Hellier McFarland More specifically: ― A draft planning permit prepared by Ratio Consultants ― Planning Scheme Amendment documents comprising an ― The Planning Scheme Amendment seeks to rezone the subject Explanatory Report, Instruction Sheet and Proposed Zone Map. site from the Public Use Zone (PUZ4) to the Commercial 1 Zone (C1Z) 1.2 Background ― The Planning Permit Application seeks approval for subdivision to excise the subject site from railway corridor land; construction The State Government is undertaking a substantial infrastructure of a 7-storey building, plus basement car park, comprising office, investment programme with the core aim of removing 75 level food and drink and residential uses (71 no. apartments); a crossings from Melbourne’s metropolitan rail network by 2025. reduction in car parking requirement; and creation of a light and As part of this programme, the project is identifying sites, where air easement. surplus land is suitable for development which can deliver housing This report provides an overview of the site’s physical and planning or commercial uses in proximity to public transport services and policy context and provides a strategic assessment of the proposed generate funds for re-investment in the transport network. planning scheme amendment and an assessment of the In Rosanna, the level crossing at Lower Plenty Road was removed by building a rail bridge over the road in 2018, along with the
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associated construction of a new elevated railway station with improved passenger accessibility and public realm works. The site the subject of this report was formerly an area of at-grade car parking associated with the station and was used as construction compound during the level crossing works and is now surplus to requirements for railway operations. It has been identified as an opportunity site with the potential for transit-oriented mixed-use development that can capitalise on the site’s excellent connectivity to the rail network and proximity to Rosanna Station and a range of services and facilities within the Rosana Neighbourhood Centre. The Land is currently located in the Public Use Zone (PUZ4 – Transport) and a rezoning is therefore required to facilitate mixed use development. Consideration of various planning approval pathways was undertaken in conjunction with DELWP officers and ultimately it was agreed that a combined Planning Scheme Amendment and Planning Permit Application was the most appropriate route for this site.
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2 The Site and its Context
2.1 The Site ― To the south is the public access road to the Rosanna Station car park, which provides for a single lane of traffic in either The subject site is located on the eastern side of Beetham Parade, direction and no pedestrian footpaths. South of the access road approximately 145m south of Lower Plenty Road and opposite the is the southern part of the station car park, with an electricity intersection with Hillside Road. substation beyond. The site’s location is shown at Figure 1 and Figure 2 on the following To the east is the Rosanna Station car park which extends under pages. ― the elevated rail viaduct through to Turnham Avenue, as well as It currently forms part of a wider parcel known as Lot 2 on PS506016 pedestrian connections to the station itself. and its dimensions are shown on the provisional Plan of Subdivision To the west of the site is Beetham Parade, a local road which included in the application. ― connects the Rosanna Neighbourhood Centre with the The site is rectangular in shape, with a frontage to Beetham Parade residential area further south. North of Hillside Road, the west measuring 65.6m and a depth of 19.9m, giving an overall site area of side of Beetham Parade is developed with a series of single and 1,309sqm. There is a general fall across the site from west to east, double storey retail and commercial premises and some shop- with a drop of between 1.6m-2m from Beetham Parade to the top dwellings. South of Hillside Road, the west side of Beetham station car park. Parade is developed with a series of single dwellings and unit developments of one or two storeys. The site is not currently in use. It is fenced and is surfaced in a combination of ashhalt and gravel, with some small trees and shrubs located along the Beetham Parade boundary. No vehicle access is currently to the site from the road network. In terms of its immediate surrounds: ― To the north is a public footpath that provides a pedestrian connection between Beetham Parade and Rosanna Station and car park. North of this is a three-storey development comprising ground level retail tenancies fronting the street, with dwellings above. This building is located approximately 9m from the site’s northern boundary and addresses the pedestrian link with an end elevation comprising ground level parking grilles and windows to apartments at the levels above.
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Figure 1 – Aerial photo of site location (source: Nearmap)
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2.2 Wider Context In its wider context, the site is located at the southern end of the Rosanna Neighbourhood Centre identified in Council’s MSS (Clause 22.02 Strategic Framework) and approximately 1.4km north-east of the Heidelberg Major Activity Centre. The Rosanna centre is centred on the railway line and station and comprises a range of retail and commercial uses extending along Lower Plenty Road and Beetham Parade west of the railway and a series of community uses and facilities to the east along Turnham Avenue. It is a relatively compact centre which enjoys excellent public transport accessibility and provides for a range of services and facilities to serve the local community. These include an IGA supermarket, convenience and specialty shops, food and drink premises and commercial services. Community facilities along Turnham Avenue include the Rosanna Library, Heidelberg Theatre Company and a childcare centre. In addition, planning approval has been granted for the redevelopment of the former Council offices to accommodate a full-line Woolworths supermarket. In terms of transport connectivity: ― Rosanna Railway Station provides frequent rail services on the Hurstbridge line to higher order activity centre such as Heidelberg and Greensborough as well as to the Melbourne CBD. ― Bus Routes 513 and 517 operate from the eastern side of Rosanna Railway Station via Turnham Avenue. ― The site also has access to bicycle infrastructure with off-road shared paths extending to the north and south of the site alongside the railway line with a signalised crossing across Lower Plenty Road, as well as a number of off-road paths along the Rosanna Parklands and on-road bicycle lanes along Station Road. Figure 2 – Site context (source: Nearmap)
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The built form character of the centre is influenced by the sloping 2.3 Opportunities and Constraints topography of the area and by: The site is an underutilised parcel located within a defined ― Fine grain commercial frontages to Lower Plenty Road and the Neighbourhood Centre and directly adjacent to the Rosanna Railway west side of Beetham Parade, occupied by single and double Station and the PPTN. storey retail and commercial buildings. It is one of a very limited number of substantial sites able to ― More recent buildings of 3 and 4 storeys along the east side of accommodate transit-oriented development and to contribute to Beetham Parade, comprising ground floor retail and commercial housing diversity and choice and an expanded commercial base uses and upper-level apartments. within Rosanna. ― A more spacious vegetated character to the east of Turnham Avenue. In addition, this is a stand-alone site that is unconstrained by direct ― A leafy residential hinterland around the centre, characterised by abuttals to residential properties or other sensitive uses and has a variety of detached dwellings and unit developments. limited constraints in term of access or the need to protect heritage fabric or significant vegetation. These factors provide a clear opportunity for mixed use development which extends activity within the Neighbourhood Centre southward along Beetham Parade and capitalises on the site’s location by providing additional housing and employment opportunities in a position with excellent public transport access and proximity to a range of existing services. In addressing this opportunity, there is a need to ensure that the built form of any proposal is responsive to its context and policy expectations, that the site’s four distinct interfaces are well considered and that matters of internal amenity are resolved, including in relation to noise from the railway corridor. These issues have been given extensive consideration in the design of the proposed development as reflected in the assessments later in this report.
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3 Existing Planning Controls
and Policy ― The comments of any Minister or public land manager having responsibility for the care or management of the land or The following planning provisions contained within the Banyule adjacent land. Planning Scheme are applicable to the subject site. ― Whether the development is appropriately located and designed, including in accordance with any relevant use, design 3.1 Planning Controls and Provisions or siting guidelines.
Zone
The site is currently located within the Public Use Zone (PUZ) pursuant to Clause 36.01. It forms part of a wider area of PUZ land along the Hurstbridge railway corridor, which is identified as identified as PUZ4, which has a Transport purpose in the table at Clause 36.01-6. The current zoning of the site and surrounding area is shown at Figure 3.
The purpose of the PUZ is:
― To implement the Municipal Planning Strategy and the Planning Policy Framework. ― To recognise public land use for public utility and community services and facilities. ― To provide for associated uses that are consistent with the intent of the public land reservation or purpose. Under the table of uses at Clause 36.01-1, a permit is not required for a Railway, Railway Station or Tramway, or for other uses for transport purposes and carried out on or on behalf of the public land manager.
All other uses require a planning permit. Relevant decision guidelines at Clause 36.01-4 in relation to applications to use or subdivide land or construct a building or carry out works are to consider: The Municipal Planning Strategy and the Planning Policy ― Figure 3 – Current zoning of the site and surrounds Framework.
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Overlays General and Particular Provisions
The site is not affected by any overlays. Relevant general and particular provisions for this matter are: Abutting land to the west of the site in Beetham Parade is affected ― Clause 52.02 – Easements, Restrictions and Reserves which by the Vegetation Protection Overlay – Schedule 5 (VPO5). states that a planning permit is required to create, vary or remove an easement under Section 23 of the Subdivision Act VPO5 covers extensive areas of residentially zoned land around 1988. Rosanna and seeks to protect vegetation within Banyule’s ‘Substantial Tree Protection Area’. ― Clause 52.06 – Car Parking which sets out car parking requirements for new uses. Pursuant to Clause 52.06-3, a permit Schedule 5 includes a requirement for a planning permit to remove, is required to reduce (including reduce to zero) the number of destroy or lop trees which meet either of the following criteria: car parking spaces required under Clause 52.06-5 or in a ― A height of 12 metres or more, or schedule to the Parking Overlay. ― A trunk or stems that collectively are more than 400mm in ― Clause 52.34 – Bicycle Facilities which sets out requirements for diameter, measured at 1400mm above the base of the tree. the provision of bicycle facilities for new uses. A permit may be granted to vary, reduce or waive any of these requirements pursuant to Clause 52.34-2.
― Clause 53.18 – Stormwater Management in Urban Development sets out measures for the management of stormwater based on Objectives that describe the desired outcome to be achieved in the completed development; and Standards that contain the requirements to meet the objective.
― Clause 58 – Apartment Developments which encourages apartment development that provides for reasonable standards of amenity for residents and is responsive to the site and the surrounding area. This clause contains Objectives, Standards and Decision Guidelines that apply to the design of apartment developments. A development must meet all of the objectives and should meet all of the standards. An assessment of the proposed development against Clause 58 is at Appendix 1. ― Clause 65 – Decision Guidelines sets out matters to be considered by the responsible authority before deciding on an application or approval of a plan.
Figure 4 – VPO Map showing site and surrounds Rosanna Station development site – S96a Application Planning Report 10
3.2 Planning Policy Framework Municipal Strategic Statement Relevant State and local planning policies and supporting strategies Clause 21.01 – Municipal Profile are set out below. Clause 21.02 – Vision and Strategic Framework State Planning Policies Clause 21.03 – Cultural Heritage
― Clause 11.01-1S – Settlement Clause 21.04 – Land Use ― Clause 11.01-1R – Settlement – Metropolitan Melbourne Clause 21.05 – Natural Environment ― Clause 11.02 – Managing Growth Clause 21.06 – Built Environment ― Clause 11.02-1S – Supply of Urban Land ― Clause 11.03-1S – Activity Centres Clause 21.07 – Transport and Infrastructure ― Clause 11.03-1R – Activity Centres – Metropolitan Melbourne Clause 21.08 – Local Places Clause 13.05-1S – Noise Abatement ― ― Clause 13.06-1S – Air quality management ― Clause 15.01-1S – Urban Design Local Planning Policies ― Clause 15.01-1R – Urban Design – Metropolitan Melbourne ― Clause 22.03 – Safer Design Policy ― Clause 15.01-4S – Healthy Neighbourhoods ― Clause 22.05 – Environmentally Sustainable Development ― Clause 15.01-4R – Healthy Neighbourhoods – Metropolitan
Melbourne ― Clause 15.01-5S – Neighbourhood Character Other Relevant Strategies ― Clause 15.02-1S – Energy and Resource Efficiency Metropolitan Strategy – Plan Melbourne 2017-2050 ― Clause 15.03-2S – Aboriginal Cultural Heritage ― Housing Strategy – Banyule City Council 2009 ― Clause 16.01-1S – Housing Supply ― ― Banyule Integrated Transport Plan 2015-2035 ― Clause 16.01-1R – Housing Supply – Metropolitan Melbourne Banyule Council Plan 2017-2021 ― Clause 16.01-2S – Housing Affordability ― Rosanna Village (including Level Crossing Removal) Urban ― Clause 17.02-1S – Business ― Design and Landscape Guidelines, Hansen Partnership 2016 ― Clause 18.01-1S – Land Use and Transport Planning ― LXRA Urban Design Guidelines – Integrated Development ― Clause 18.01-2S – Transport System Opportunity – Rosana Station Precincts, September 2015 ― Clause 18.02-1S – Sustainable Personal Transport ― LXRA Urban Design Framework: Principles &Objectives, ― Clause 18.02-1R – Sustainable Personal Transport – Metropolitan Measures & Qualitative Benchmarks, December 2017 Melbourne ― LXRA Planning and Urban Design Manual for Integrated ― Clause 18.02-2R – Principal Public Transport Network Development Opportunities, May 2018. ― Clause 18.02-4S – Car Parking
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3.3 Aboriginal Cultural Heritage The site is located within an area of aboriginal cultural heritage sensitivity, being within 200m of a waterway (Salt Creek). A Under the Aboriginal Heritage Regulations 2018 a Cultural Heritage Management Plan (CHMP) is required to undertake a ‘high impact activity’ within an area of cultural heritage sensitivity unless the activity area has previously been subject to ‘significant ground disturbance. Advice has been sought from Andrew Long and Associates to consider whether a CHMP is required for the proposed development. A copy of this advice is included in the application material and concludes that: “As discussed above it is considered that although the activity area does nominally fall within an area of cultural heritage sensitivity, and the proposed activity is defined as a high impact activity, nevertheless, the land has been subject to significant ground disturbance a fact demonstrable through a combination of publicly available records, historical aerial photography, an examination of the soil profile across the activity area.. As a consequence, a mandatory CHMP in accordance with section 46 of the Aboriginal Heritage Act 2006 is not required prior to council issuing planning authorisation.”
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4 Planning Scheme Amendment 4.2 Proposed Zone Rationale
4.1 Overview of the Amendment The C1Z has been selected as the most appropriate zone for the site The Planning Scheme Amendment seeks to rezone the subject site to facilitate mixed use development comprising ground floor from the Public Use Zone (PUZ4 – Transport) to the Commercial 1 commercial uses and residential apartments at the upper levels. Zone (C1Z). The purpose of the C1Z specifically supports mixed use development This rezoning is sought in order to facilitate non-transport related including retail, office and business along with higher density mixed use development in line with aspirations for this surplus site. residential use. The proposed zoning is consistent with the zoning of the balance of the Rosanna Neighbourhood Centre and the proposed development typology and use mix are comparable to that on neighbouring sites to the north within the C1Z.
Zone Provisions
Commercial 1 Zone provisions are at Clause 34.01. The purpose of the C1Z is: ― To implement the Municipal Planning Strategy and the Planning Policy Framework. ― To create vibrant mixed use commercial centres for retail, office, business, entertainment and community uses. ― To provide for residential uses at densities complementary to the role and scale of the commercial centre. Pursuant to the Table of Use at Clause 34.01-1: ― Accommodation (other than Community car accommodation, Corrective institution and rooming house) is a Section 1 – permit not required use, subject to the condition that any frontage at ground floor level does not exceed 2 metres.
Figure 5 – Proposed Zone Map
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― Office is a Section 1 – permit not required use, provided the The proposed Amendment is required to provide an appropriate land leasable floor area does not exceed any amount specified in a use zoning to support mixed use development and the disposal of the schedule to the zone land to a private developer. ― Retail premises (other than a shop) is a Section 1 – permit not The Commercial 1 Zone has been selected for the land as it supports a required use mix of uses including ground level commercial and upper-level ― Shop (other than Adult sex product shop) is a Section 1 – permit residential uses and is consistent with the zoning of neighbouring land not required use provided the leasable floor area does not exceed to the north within the Rosanna Neighbourhood Centre. any amount specified in a schedule to the zone. Does the amendment implement the objectives of planning Pursuant to Clause 34.01-3 a permit is required to subdivide land. and address any environmental, social and economic Pursuant to Clause 34.01-4, a permit is required to construct a building effects? or to construct or carry out works. An apartment development must meet the requirements of Clause 58. Objectives: Planning Schemes in Victoria must seek to achieve the objectives of 4.3 Strategic Assessment planning in Victoria as set out in Section 4(1) of the Planning and The assessment below considers the proposed amendment against Environment Act 1987. These objectives are: strategic assessment guidelines set out in the Revised Planning Practice Note 46 (PPN 46) - -- Strategic Assessment Guidelines. ― (a) to provide for the fair, orderly, economic and sustainable use ,and development of land; Why is the amendment required? ― (b) to provide for the protection of natural and man-made resources and the maintenance of ecological processes and The current PUZ4 zoning of the subject land reflects its public genetic diversity; ownership and previous use for transport purposes and provides for a ― (c) to secure a pleasant, efficient and safe working, living and range of uses that are consistent with this role. recreational environment for all Victorians and visitors to Victoria; Following the removal of the level crossing on Lower Plenty Road and ― (d) to conserve and enhance those buildings, areas or other places the construction of the new elevated Rosanna Station, the land is no which are of scientific, aesthetic, architectural or historical interest, longer required by VicTrack for transport purposes. or otherwise of special cultural value; The site has been identified as an opportunity for mixed use ― (e) to protect public utilities and other assets and enable the development in line with the LXRA’s strategy to realise development orderly provision and co-ordination of public utilities and other opportunities as part of the Level Crossing Removal Programme and facilities for the benefit of the community; reinvest the proceeds generated into further improvements to the ― (f) to facilitate development in accordance with the objectives set public transport system. out in paragraphs (a), (b), (c), (d) and (e); ― (fa) to facilitate the provision of affordable housing in Victoria; ― (g) to balance the present and future interests of all Victorians.
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The subject land is also within an Area of Aboriginal Cultural Heritage It is considered that the proposed Amendment will assist in Sensitivity. Given the proposed development of the land will involves a implementing the above objectives. ‘high impact activity’. Written advice has been obtained from Andrew Long and Associates regarding the need for a CHMP. This advice The amendment will contribute to the fair, orderly, economic and concludes that a mandatory CHMP is not required because the site sustainable use of land by facilitating mixed use development has been subject to significant ground disturbance. including additional housing diversity within an established neighbourhood centre that benefits from a range of existing facilities and services and is served by the Principal Public Transport network Economic effects (PPTN). The proposed amendment is expected to result in a range of positive More specifically, the amendment: economic effects, including: ― Facilitates more sustainable and efficient use of an underutilised ― Developing and making beneficial use of a currently vacant site. site which is highly accessible and which benefits from existing ― Contributing additional commercial and retail floorspace within urban services and infrastructure. the Rosanna Neighbourhood Centre and providing opportunities ― Provides an opportunity for the development of retail and for increased employment and economic activity within the centre. commercial uses and more diverse and affordable housing. ― Improving shopping choice, convenience and amenity for local ― Makes more efficient use of existing public utilities and residents; and infrastructure. ― Contributing more broadly to the State’s ongoing investment in ― Enables the orderly provision and co-ordination of a public public transport infrastructure. infrastructure projects as part of the State Government’s ‘value capture’ approach. Social effects
The proposed Amendment is expected to have limited social effects. Environmental effects The subject land is in a location that is rich in existing community The proposed Amendment is not expected to result in any significant infrastructure and services with capacity to serve future residents. environmental effects. Does the amendment address relevant bushfire risk? The site is currently vacant and whilst some small trees and shrubs are located along the western boundary, it does not include significant The site is not in, or in proximity to, a designated bushfire prone area vegetation. and there is not anticipated to be any increased bushfire risk associated with the proposed Amendment. The potential for site contamination has been considered through a has been considered in a Preliminary Site Investigation (PSI) prepared by Douglas Partners. This investigation concludes that the site is suitable for the proposed uses from a contamination perspective and that no further investigation is required.
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Does the amendment comply with all the relevant Minister’s In reference to Table 1 in the DSE Potentially Contaminated Land, Directions? General Practice Note (2005), the site poses a medium risk for contamination of soil due to the presence of fill of an unknown origin. The relevant Minister’s Directions are: Therefore in reference to Table 2 of DSE (2005), the site required a level B assessment consisting of a site assessment from a suitably ― Ministerial Direction on the form and content of planning schemes qualified environmental professional. This PSI satisfies the ― Ministerial Direction No 1 Potentially Contaminated Land requirements of a level B assessment, and based on the results ― Ministerial Direction No. 9 Metropolitan strategy obtained, an Environmental Audit would not be required. ― Ministerial Direction No.11 Strategic Assessment of Amendments On this basis, an Environmental Audit was not required and the Amendment does not include the application of the Environmental Each of these is considered in turn below: Audit Overlay.
Ministerial Direction on the form and content of planning schemes Ministerial Direction No. 9 Metropolitan strategy The proposed amendment has been prepared in line with these The proposed amendment has had regard to and implements Plan directions. Melbourne 2017-2050: Metropolitan Planning Strategy (Department of Environment, Land, Water and Planning, 2017) and Plan Melbourne Ministerial Direction No 1 Potentially Contaminated Land 2017-2050: Addendum 2019 (Department of Environment, Land, Water The proposed amendment has been prepared having regard to the and Planning, 2019). requirements of Ministerial Direction No.1. In particular the basis of the proposed Amendment to support higher A Preliminary Site Investigation has been undertaken by Douglas density mixed use development adjacent to Rosanna Station is Partners to provide information as to the risk, and nature, of consistent with the following directions and policies: contamination at the site based on past and current land uses and ― Direction 1.3 which seeks to create development opportunities at provide comments on the potential contamination risks at the site and urban renewal precincts across Melbourne including opportunities the need for further assessment, if required. This investigation that arise from major transport infrastructure investments such as included a review of the site history, a desktop review of relevant level crossing removals. reports, a site walkover and an intrusive soil investigation via the drilling of 11 boreholes. Relevant policies under this direction include: The PSI concludes that: • Policy 1.3.1 which states that urban renewal precincts should be developed as mixed-use neighbourhoods that offer a range ‘‘Based on the review of Jacobs (2017a) and the results of the soil and choice of housing as well as other services. assessment conducted as part of this PSI, the site is considered suitable from a contamination perspective for the proposed mixed-use • Policy 1.3.2 which seeks to plan for new development and land use with no further investigation required of the groundwater or investment opportunities on the existing and planned transport soil.’’ network. The commentary under this policy highlights the
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importance of maximising the benefits of Melbourne’s ― Direction 3.1 which aims to transform Melbourne’s transport transport infrastructure by identifying related land- system to support a productive city, of which level crossing development and investment opportunities. It notes that: removals are a key part.
― Direction 5.1 which seeks to create a city of 20-minute ‘a number of new railway stations will be built over the next neighbourhoods where people have the ability to meet most of decade. These new stations will need to maximise public value their everyday needs within a 20-minute walk, cycle or public by taking a precinct-wide approach that encourages integrated transport trip of their home. Of particular relevance are: land development around stations. Planning will need to identify land-use opportunities —particularly for jobs and • Policy 5.1.1 which seeks to create mixed use neighbourhoods at employment—that can leverage off major transport varying densities. investments.’ • Policy 5.1.2 which supports a network of vibrant neighbourhood ― Direction 2.1 which recognises the social, economic, transport and activity centres. environmental benefits of compact higher density
neighbourhoods. Of particular relevance are: Ministerial Direction No. 11 Strategic Assessment of Amendments • Policy 2.1.1 which includes as a priority the creation of a more consolidated city of 20-minute neighbourhoods with good The proposed amendment has been prepared having regard to the access to public transport and services. Minister’s Direction No. 11 - Strategic Assessment of Amendments and with consideration of the Revised Practice Note 46 (PPN 46) - -- Strategic • Policy 2.1.2 which seeks to facilitate an increased percentage of Assessment Guidelines for Planning Scheme Amendments. new housing in established areas to create a city of 20-minute As outlined above, the draft planning scheme amendment accords neighbourhoods close to existing services, jobs and public with the relevant section of the Planning and Environment Act 1987 transport. and the relevant Minister’s Directions and will appropriately implement ― Direction 2.2 which seeks to deliver more housing close to jobs the relevant provisions of Plan Melbourne 2017-2020 and the more and public transport. It identifies a range of locations where there recent 2019 Addendum. are opportunities for more medium and higher density development in middle suburbs close to jobs and services. These Does the amendment support or implement the State include neighbourhood activity centres – especially where they Planning Policy Framework (SPPF)? have good public transport connections. In general terms, policy within the SPPF supports development within ― Direction 2.5 which seeks to provide a greater choice and diversity established urban areas that benefit from access to the range of of housing. Of particular relevance is: services and facilities that are necessary for, or enhance, community • Policy 2.5.1 which seeks to facilitate housing that offers choice life. and meets changing household needs. These policies encourage development for a range of commercial and employment uses and increased residential densities in locations in and around activity centres and in proximity to public transport
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services to support urban consolidation and reduce reliance on car including neighbourhood activity centres, especially those with travel. good public transport connections. The Amendment seeks to facilitate mixed use development and ― Clause 16.01-3S Housing Diversity which seeks to provide a higher density housing adjacent to Rosanna Station supports and range of housing types to meet diverse needs and matches implements key aspects of the SPPF, including: changing demand by widening housing choice. ― Clause 11.01-1S Settlement which includes strategies to promote ― Clause 16.01-3R Housing Diversity - -- Metropolitan Melbourne and capitalise on opportunities for urban renewal and infill which seeks to create mixed-use neighbourhoods at varying redevelopment, and to develop compact urban areas that are densities that offer more choice in housing. based around existing or planned activity centres to maximise ― Clause 16.01-4S Housing Affordability which seeks to deliver accessibility to facilities and services. more affordable housing closer to jobs, transport and services. ― Clause 11.02-1S Supply of Urban Land which states that planning ― Clause 17.02-1S Business which encourages development which for urban growth consideration should be given to opportunities meets the communities’ needs for retail, entertainment, office and for the consolidation, redevelopment and intensification of existing other commercial services and provides net community benefit in urban areas. relation to accessibility, efficient infrastructure use and the ― Clause 11.03-1S Activity Centres which identifies activity centres aggregation and sustainability of commercial facilities. as a focus for development for a range of uses including higher ― Clause 18.01-1S Land Use and Transport Planning, which has the density housing and facilities to serve surrounding communities. objective of creating a safe and sustainable transport system by ― Clause 15.01-4R Healthy Neighbourhoods which seeks to create a integrating land-use and transport. Strategies supporting this city of 20-minute neighbourhoods, that give people the ability to objective are aimed at ensuring that jobs and community services meet most of their everyday needs within a 20-minute walk, cycle are more accessible by ‘‘coordinating improvements to public or local public transport trip from their home. transport, walking and cycling networks with the ongoing development and redevelopment of the urban area’’. ― Clause 16.01-1S Housing Supply which seeks to facilitate well- located, integrated and diverse housing that meets community ― Clause 18.01-2 Transport System, which seeks the coordinated needs. It encourages higher density housing development on sites development of all transport modes to provide a comprehensive that are well located in relation to jobs, services and public transport system. Strategies to achieve this include to plan or transport and seeks to ensure an adequate supply of regulate development near an existing or proposed transport redevelopment opportunities within established urban areas to route to avoid detriment to, and where possible enhance the reduce the pressure for development on the fringe. service, safety and amenity desirable for that transport route in the short and long terms. ― Clause 16.01-1R Housing Supply - -- Metropolitan Melbourne which seeks to manage the supply of new housing to meet ― Clause 18.02-1S Sustainable Personal Transport which promotes population growth and create a sustainable city by developing the use of sustainable personal transport and seeks to: housing and mixed-use development in nominated locations, Ensure development and the planning for new suburbs, urban renewal precincts, greyfield redevelopment areas and transit
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oriented development areas (such as railway stations) provide ― Clauses 21.01 Municipal Profile which identifies the municipality’s opportunities to promote more walking and cycling. physical and demographic characteristics. Of relevance are: ― Clause 18.02-2S Public Transport which has the objective to • Limitations on developable land due to Banyule’s river corridors facilitate greater use of public transport and promote increased and diverse topography, the presence of high-quality development close to high-quality public transport routes. vegetation and landscape settings across large parts of the east and north east of the municipality and the city’s extensive ― Clause 18.02-2R Principal Public Transport Network which seeks areas of open space. to maximise the use of existing infrastructure and increase the • Banyule’s growing population which is expected to increase diversity and density of development along the Principal Public from 125,250 in 2014 to 142,332 by 2031. Transport Network, particularly at interchanges, activity centres • The city’s aging population, with 26.9% of the population and where principal public transport routes intersect. expected to be aged 60 or over by 2031. The proposed Amendment will facilitate transport-oriented mixed-use • A declining average household size and changing household development of underutilised land within an established and varied composition, with a rise expected in the proportion of couples neighbourhood activity centre directly adjacent to Rosanna Station, only and single person households. which is clearly in alignment with locational policy in the SPPF. • Limited variety in the housing stock, with generally low dwelling densities. In assessing a particular development proposal, this support will need • Varied public transport accessibility, with more identified as to be weighed against other policy directions such as those in Clauses needing to be done to encourage public transport use 15 and 16 that require that new development respects the character including encouraging new housing to locate close to activity of the surrounding area and others such as Clause 58 which seek to centres and the PPTN. ensure development does not result in inappropriate on or off-site • Good access to a wide range of community services and amenity impacts. The proposed Amendment allows for these matters facilities including medical, health and leisure facilities. to be fully considered against relevant policy provisions through assessment of the planning permit application. ― Clause 21.02 Vision and Strategic Framework which locates the site within the Rosanna neighbourhood activity centre and at the How does the amendment support of implement the Local confluence of an arterial road (Lower Plenty Road) and the Planning Policy Framework (LPPF) and, specifically, the Hurstbridge railway line. Municipal Strategic Statement (MSS) ― Clause 21.04-1 Housing which identifies the issue of ‘‘Achieving a The Banyule LPPF, and the MSS in particular, establishes a preferred balance between the objectives of protecting residential amenity pattern of development which concentrates greater levels of change and providing for desired future neighbourhood character and density in specified locations such as activity centres, including outcomes, on the one hand, and providing for urban consolidation neighbourhood centres, while limiting change in areas of valued and satisfying housing demand, on the other hand.’’ natural and/or built form character. It includes strategies to: Relevant directions are found in particular at: • Encourage housing growth to locate close to Activity Centres, Neighbourhood Centres and the PPTN.
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• Protect residential amenity and provide for the desired top of the change hierarchy with the following vision set out in neighbourhood character of residential areas. the table at Clause 21.06-2: • Encourage greater diversity of housing; in terms of layout, size, ‘‘These areas typically have the following characteristics: affordability and tenure. - Within the business core of an Activity Centre or ― Clause 21.04-2 Commercial which notes that Banyule is well Neighbourhood Centre. Residential Vision area served by a hierarchy of Activity Centres and Neighbourhood - Some residential properties along streets that immediately Centres, but that there are opportunities to enhance the layout, surround the business core of an Activity Centre or appearance, function and viability of these centres. Relevant Neighbourhood Centre. strategies include: They will provide for shop-top and apartment living in higher • Reinforce the existing hierarchy of retail and commercial density mixed use and residential developments. These areas centres in Banyule by allowing the development of existing include strategic redevelopment sites that provide for higher centres to provide an improved and competitive level of density housing. service wherever this is supportable in terms of market (resident) demand and commercial viability. Development will make a positive contribution to the identity of ― Clause 21.06 Built Environment which identifies that various parts the Activity Centre or Neighbourhood Centre and the desired of the City will need to accommodate change, due to population future character of surrounding residential neighbourhoods. growth and the community’s changing housing needs, requiring a In these areas people live close to train stations, transport desired future neighbourhood character which supports more interchanges, shops, services and nodes of employment. These change in some parts of the City and limited change in other areas include higher density and some medium housing parts.: opportunities.’’ • Objective 4 - -- Housing Change is ‘to increase the diversity of ― Clause 21.07 Transport and Infrastructure implements the housing types and promote new housing that meets the needs Banyule Integrated Transport Plan 2015-2035 which establishes a of the broader community in a manner that respects and framework to address transport issues, and create a more contributes to the desired future character of residential accessible, safe, liveable and sustainable community, and to neighbourhoods and identity of Activity Centres and accommodate future growth. Neighbourhood Centres.’ Of particular relevance is Objective 2 - -- Integration of Transport • Strategies to achieve this objective include to ‘encourage a and Land Use which seeks to facilitate land use and development substantial proportion of new housing to be located within or in Banyule that will support sustainable transport and reduce the close to Activity Centres and the Principal Public Transport distance travelled. Strategies to achieve this objective include: Network particularly where there is high frequency and quality of public transport services in operation.’ ‘‘Support and facilitate a mix of land uses and greater housing densities in and around locations that offer greatest access to • The Residential Areas Framework Map at locates the subject sit public transport, including railway stations, tram routes and high within the Rosanna ‘Diversity Area’. Diversity areas are at the frequency bus routes, and walking and cycling infrastructure.’’
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Taken together, the proposed Amendment supports and implements transport system and, in particular the public transport network. In key directions within the Banyule MSS by facilitating mixed use addition, the identification and facilitation of an integrated development including housing at higher densities within a designated development opportunity associated with the Level Crossing Removal neighbourhood centre and directly adjacent to the PPTN, consistent Programme is intended to capture value that can contribute funding with Council’s spatial framework for change. Detailed assessments to further enhancements to the public transport network. relating to matters such as the suitability of building design, form and scale, access and parking, landscaping and the like would be What impact will the new planning provisions have on the addressed through the permit application process. administrative costs of the responsible authority?
Does the amendment make proper use of the Victoria The proposed amendment will not result in any significant impact on Planning Provisions? administrative costs for the City of Banyule.
The proposed Amendment makes proper use of the VPPs and uses an appropriate mechanism to achieve facilitate the beneficial redevelopment of the site. The draft planning scheme amendment meets the format and content requirements of the Victoria Planning Provisions. It will apply the Commercial 1 Zone to a substantial opportunity site within a neighbourhood centre. It effectively extends the CIZ which affects adjoining land to the north (and is developed with apartments over ground level retail) over the subject land, which has similar characteristics.
How does the amendment address the views of relevant agencies?
The views of relevant agencies including the Department of Transport and Banyule City Council have been sought in preparing the Amendment. No objections were raised in relation to the proposed rezoning.
Does the amendment address the requirements of the Transport integration Act 2010?
The proposed Amendment is considered to address the relevant requirements of the Transport integration Act 2010 by facilitating development that is highly accessible by, and integrated with, the
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― Vehicle access will be provided via a new crossover located 5 Planning Permit Application centrally on the Beetham Parade frontage. ― A total of 55 car spaces are provided on-site within the basement 5.1 The Proposal car park, with 50 spaces provided in dual or triple stackers and one dedicated disabled space. It is proposed to subdivide land to excise the subject site from the wider parcel of railway land (Lot 2 on PS 506016Q) and to construct a ― A total of 80 bicycle spaces are also provided within the basement new mixed use 7 storey building over a single level of semi-basement for residents and commercial tenancy staff. car parking. It is also proposed to create a 3m wide light and air A further 20 bicycle spaces are provided within the ground floor easement around the site on its north, east and south boundaries. ― (17 for residential visitors and 3 for café/restaurant staff) and 10 The key features of the proposal can be summarised as follows (to be visitor spaces are provided on-street. read in conjunction with the architectural plans, prepared by C. Kairouz A total of 71 internal storage cages are provided at basement and Architects, dated 5 February 2021): ― ground floor level. Proposal overview ― End of trip facilities for the commercial tenancies are provided at ground floor level, with a bicycle maintenance area provided within ― A mix of uses are proposed including office and food and drink the basement. uses at ground floor level and residential dwelling on all levels above. ― The building reaches an overall height of 25.6m above the Beetham Parade footpath and 27.2m above the station car park to ― The ground level uses are as follows: the east. • A Café/restaurant tenancy of 122.5 sqm located centrally on the Beetham Parade frontage Description • 9 x Office tenancies, ranging in size between 38.6sqm and The proposed building adopts an orthogonal form which extends to 105.8sqm (total office floorspace 689.1sqm) the site boundaries at ground level, with limited setbacks from east • Residential entry, lobby and storage areas, as well as shared and west up to level 5 and a facetted upper level form with alternating toilet and end of trip facilities for the commercial tenancies. expressed and recessed modules and inset balconies. The uppermost ― A total of 71 apartment dwelling are proposed at Levels 1-6, level (Level 6) is set back from the levels below to form a recessive cap comprising of: to the building. • 12 x one-bedroom dwellings; The building adopts a contemporary design expression and a • 54 x two-bedroom standard dwellings; and materials palette that features natural tones. Proposed external • 5 x 3-bedroom dwellings finishes include natural and rendered concrete and timber cladding to the residential levels and bluestone cladding at ground floor level, with ― A communal outdoor space is provided for residents at Level 6, feature black metal screening and framing elements. Urban art/graffiti with an area of 144sqm.
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walls are proposed on the ground floor southern elevation and eastern Landscaping elevations. The proposal involves the removal of the existing trees and shrubs Access to the building for residents is via a lobby located centrally on located along the Beetham Parade frontage, as detailed in the the Beetham Parade frontage, which also serves commercial Arboricultural Assessment prepared by Treelogic. In the main these tenancies. Tenancies fronting Beetham Parade are also provided with trees are located within the site boundary but one tree (Tree 1) individual street entries. straddles the boundary and two trees (Trees 6 and 8) are located Internally, apartments are served by a central core and arranged outside the site within the Beetham Parade road reserve. either side of a central corridor which is provided with natural daylight at either end. Apartments are provided with either an east or west orientation, with dual-aspect apartments located at the corners of the building.
RosannaFigure Station 6 – Architecturadevelopment site –l S96arender Application of proposal Planning Report viewed looking east from Hillside Road 23
A combination of hard and soft landscape treatments is proposed Permit Triggers around the site as detailed in the Landscape Plans prepared by Site Image Landscape Architects. This includes segmental paving and low- The permit triggers for the development under the proposed planning level planting between the building and the existing Beetham Parade controls (C1Z) are: footpath. ― Subdivision of land, pursuant to Clause 34.01-3; The landscape proposal also includes planting to the building facades, ― Construction of a building for commercial and dwelling use, principally to Beetham Parade through a series of integrated planters. pursuant to Clause 34.01-4; Low level massing planting as well as a pergola structure with ― Use of land for accommodation (dwellings) where the ground level deciduous climbers are proposed in the communal outdoor space at frontage exceeds 2 metres, pursuant to the Table of Uses at Level 6. Clause 34.01-1; ― A reduction of car parking requirements, pursuant to Clause 52.06; Environmentally Sustainable Development ― Removal of two trees located within the Vegetation Protection Overlay – Schedule 5 (Trees 1 and 8); and The proposal targets a high level of ESD performance and has been ― Creation of an easement pursuant to Clause 52.02. designed with significant input from Ark Resources sustainability consultants. As detailed in Ark’s ESD report, the proposal has the following features: ― A 20 kW rooftop solar photovoltaic system; ― A Rainwater harvesting system for toilet flushing and irrigation; ― High-performance glazing and energy efficient building services, appliances and fixtures; and ― Environmentally preferable internal finishes. Affordable Housing
The potential for apartments to be provided as Key Worker Housing is being considered and currently a selection of one and two bedroom apartments are being reviewed for this purpose.
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5.2 Assessment of the Permit Application Proposal ― Its proximity to the Heidelberg Major Activity Centre (1.4km or 1 stop on the train). Strategic Policy Response As a result of these attributes the site achieves a Walk Score® of 79 out of 100 which is defined as ‘Very Walkable’, and a Transit Score of The Planning Policy Framework (PPF) contained in Clauses 10-19 of 52 out of 100 which is defined as ‘Good Transit’. the Banyule Planning Scheme provides State and metropolitan policy directions for consideration in permit applications. The broader strategic context of the site is summarised at Figure 7 – on the following page. Pursuant to Clause 71.02-3, Planning and responsible authorities should endeavour to integrate the range of planning policies relevant PLANNING POLICY FRAMEWORK to the issues to be determined and balance conflicting objectives in In response to key policy directions in the PPF, The proposed favour of net community benefit and sustainable development for the development: benefit of present and future generations. ― Utilises land declared surplus to transport requirements to provide Section 4.4 of this report addresses the key directions of the Planning commercial and residential accommodation close to public Policy Framework (PPF) of relevance to the proposed rezoning in transport and urban services, consistent with the aims of efficient detail. Consistent with strategic assessment at Section 4.4 it is use of urban land Clause 11.01-1S Settlement. considered that the proposed development is highly consistent with and supports the relevant policy directions applicable to the subject ― Provides for a mix of uses in a higher density format within an site. activity centre location that is accessible by walking, cycling and public transport consistent with Clause 11.03-1S – Activity Centres The location of the site in an activity centre and in proximity to existing and Clause 15.01-4S – Healthy Neighbourhoods. services, amenities and public transport make it an ideal candidate for higher density mixed use development that contributes to ― Provides a well-designed building that provides a considered employment and housing diversity and urban consolidation objectives. response to the site, its interfaces and wider context that makes a positive contribution to the Rosanna Station Precinct in line with The locational attributes of the site for the efficient and sustainable Clause 15.01-1S – Urban Design, Clause 15.01-2S – Building transit oriented development include: Design. ― Its close proximity to public transportation options including: ― Provides a high level of energy and resource efficiency though its • Rail services from Rosanna Station (<100m). location and the integration of ESD initiatives in line with Clause • Bus services: 513 Glenroy-Eltham (<100m), 517 Northland SC – 15.02-1S – Energy and Resource Efficiency. St Helena (<100m), and 551 Heidelberg – La Trobe Uni (<600m). ― Contributes to housing diversity and choice within the established ― its close proximity (<200m) to a range of convenience stores, urban area and close to existing services jobs and transport as shops and services on Lower Plenty Rd and Beetham Pde. sought by Clause 16.01-1S Housing Supply and Clause 16.01-2S ― Its accessibility to a range of parks and open spaces within walking Housing Affordability. distance including Rosanna Parklands and De Winton Park.
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Figure 7 – Strategic context
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LOCAL PLANNING POLICY on and off-site amenity impacts and the management of access, car The proposal is also strongly aligned with key local policy directions parking, waste noise and the like. These matters are addressed in the within Banyule’s Municipal Strategic Statement (MSS) and local following sections of this report. policies. In particular, the development is consistent with the locational policy directions that ― Encourage housing growth to locate close to Activity Centres, Neighbourhood Centres and the PPTN (Clause 21.04) ― Encourage greater diversity of housing; in terms of layout, size, affordability and tenure (Clause 21.04) ― Encourage a substantial proportion of new housing to be located within or close to Activity Centres and the Principal Public Transport Network particularly where there is high frequency and quality of public transport services in operation (Clause 21.06). ― Place the site within a ‘Diversity Area’ within the Residential Areas Framework, which are areas at the top of the change hierarchy that are expected to provide for shop-top and apartment living in higher density mixed use and residential developments. These areas include strategic redevelopment sites that provide for higher density housing (Clause 21.06). ― Support and facilitate a mix of land uses and greater housing densities in and around locations that offer greatest access to Site public transport, including railway stations, high frequency bus
routes, and walking and cycling infrastructure (Clause 21.07) It is further noted that, whilst the Rosanna Village Urban Design and Landscape Guidelines are not incorporated or referenced in the planning Scheme, they identify the subject site as a ‘potential development site – mixed use’. The locational consideration and attributes of the site provide unequivocal policy support for the mix of uses proposed and for a higher density building format. The remaining policy directions of relevance relate to the suitability of the built form and landscape response to the context, consideration of Figure 8 Residential Areas Framework Map (Clause 21.06)
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Site Planning and Built Form CONTEXTUAL INFLUENCES The proposal has been informed by the extensive contextual analysis It is noted that the subject site and the Neighbourhood Centre more included in the LXRA’s Urban Design Guidelines for the Rosanna generally are not subject to any built form or height controls or Station site. specific built form guidance within the Banyule Planning Scheme. As described in Section 2 of this report, the site is effectively an island The proposal therefore needs to be considered in the light of the parcel. Its direct interfaces are to a public walkway to the north, the general policy guidance under Clause 15.01 and within Council’s MSS station car park access road to the south, Beetham Parade to the east at Clause 21.06. and the station precinct and car park to the east. These policies include directions to achieve building design that It is located to the south of a run of three contemporary linear contributes positively to the local context, the public realm and the buildings of 3-4 storeys located between Beetham Parade and the achievement of greater housing diversity, particularly in activity railway corridor These buildings orient ground floor commercial and centres and neighbouhood centres. retail uses to the street and contain upper level apartments. This Also of relevance are the aspirations which underpin the LXRA’s Urban contrasts with the western side of Beetham Parade which, north of Design Framework which applies to the site, to: Hillside Road is developed with a series of fine-grained terraced commercial buildings and south of Hillside Road gives way to ― Achieve urban design excellence that benefits all of the transport conventional low rise residential development. network, its users and the communities and places through which the project passes; To the east of the Railway Precinct has been re-defined by the prominent elevated rail infrastructure and new station, which have ― Maximise positive impacts and minimise negative impacts become a landmark within the Rosanna neighbourhood centre. To the resulting from the project; east of the rail corridor sites to the east of Turnham Avenue are ― Provide thorough integration of high quality urban design with generally larger in area and characterised by community buildings best practice technical solutions; with at-grade parking and perimeter landscaping, including canopy trees. ― Capitalise on opportunities to provide added community benefits including health and wellbeing through urban amenity and quality; The topography of the area comprises of a consistent downward slope from west to east ― Develop collaborative, multi-disciplinary integrated design thinking for the project through an urban design led process. Within this context, the subject site presents a unique opportunity for transit-oriented development that can contribute to housing diversity and growth within the Neighbourhood Centre. It is a site with no immediate interface to sensitive uses and sited at a lower level relative to the residential area to the west. It has direct abuttal to the station precinct and offers the potential to further integrate the station precinct into the Neighbourhood Centre and provide a positive exemplar for the use of surplus railway land in conjunction with the level crossing removal programme.
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Figure 9 – Contextual influences
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SITE PLANNING At ground level the building extends to the boundaries of the site, The proposed site planning acknowledges the site’s distinct interfaces which was defined to accommodate the proposed development. and seeks to provide appropriate activation and definition of the The ground floor plan locates the main pedestrian entry and lobby public realm, clear and legible access and a building footprint that centrally on the Beetham Parade frontage, with the food and drinks responds to the surrounding context. tenancy to its immediate north and individual office tenancies with The slope across the site provides an opportunity to locate car parking extensive glazing either side, providing for activation and surveillance below ground relative to Beetham Parade and also to raise the ground of the street. floor above the station car park to the east which has benefits in terms The two northern-most office tenancies also have large window of security and internal amenity. openings along the north, providing for engagement with, and passive surveillance of, the public pedestrian link to the station.
Figure 10 – Proposed Ground Floor Plan
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Vehicle access to the basement is located towards the southern end More specifically, the following factors support the proposed height: of the Beetham Parade frontage, well separated from the main ― The site does not have direct interface to neighbouring residential pedestrian access point. The potential to provide vehicle access via properties and the proposed height can be achieved without the station access road to the south has been explored but was not adverse amenity impacts on neighbours such as overshadowing of supported by VicTrack due to the potential for conflict with access to private open spaces or the presentation of excessive visual bulk. the station car park. ― The site’s location at a lower topographical level relative to the The site planning at the ground plane maintains pedestrian access to area west of Beetham Parade area to the west reduces the the rail station precinct and offers the potential to enhance the building prominence from the established residential precinct pedestrian experience through improved definition, surveillance and engagement. In addition the proposal includes the relocation of the ― The proposed scale does not detract from the public realm existing powerlines on Beetham Parade underground and hard and experience in the vicinity of the site avoids excessive shadowing of soft landscaping along the frontage to improve the public realm public areas and any shadow on the Rosanna Station platforms experience. between 9am and 3pm at the September equinox. Above ground floor, the site configuration lends itself to a double- ― The building scale will sit comfortably as a bookend to the existing loaded apartment layout either side of a central corridor. mixed use buildings to the north and is consistent with the scale of Consequently apartments are provided with an east or west contemporary higher density residential development emerging orientation, with corner units at each level able to benefit from a dual elsewhere in Melbourne along rail corridors in inner and middle aspect. ring suburbs. In summary, the proposed site planning is a logical and well ― The proposed scale gives the building a presence as an exemplar considered response to the site’s context and influences. of transit oriented development related to the level crossing removal project and increased emphasis on station nodes on the BUILDING HEIGHT, FORM AND MASSING metropolitan network. The proposed building takes the form of a linear block which follows ― The building well composed and articulated and treated in the the shape of the site and its alignment with Beetham Parade and the round to address its four interfaces. railway corridor. As it presents to Beetham Parade the building is 7 storeys in height, comprising of a principal 6-storey volume and a The building composition comprises of an extensively glazed and recessive upper level. visually permeable ground floor addressing Beetham Parade, with an expressed canopy above to provide weather protection to the This proposed height is taller than existing buildings in the Rosanna footpath. Neighbourhood Centre, including those to the north which are 3-4 storeys and represent an earlier era of mixed use intensification. Above this, the mid sections of the building adopt a consistent form comprising of alternating expressed and recessed elements volumes The proposed height is considered to be an appropriate built form at each level with varied setbacks of between 1.15m and 3.45m from response to the policy context, which at both State and local levels the street, with some balconies projecting to 0.525m from the street. encourages intensification within activity centres and in proximity to A unifying central framing feature denotes the pedestrian lobby and public transport.
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provides vertical articulation that successfully offsets the horizontal ARCHITECTURE AND DESIGN EXPRESSION layering of residential levels. The architecture of the building is clearly contemporary and is derived This central feature includes planters to integrate vegetation into the from an appreciation of the site context and the desire to deliver a façade, which will be complemented by balcony edge planters across building that is sustainable; maximises surveillance of and the principal façade of the building to Beetham Parade and returning engagement with the public realm; and provides a good standard of along the southern elevation to the station access road. internal amenity. The uppermost level is substantially setback from the street by The design expression above the unified ground floor is themed between 5.615m to 8.46m and is also set back from the north, east around the concept of a series of stacked boxes in an alternating and south to read as a recessive element that successfully terminates pattern. This provides a highly articulated response and a sense of the overall form. dynamism and real depth and variation in plane to the principal elevation to Beetham Parade and the eastern elevation facing the Together these components contribute to a well resolved form and a station precinct. This approach is also continued around to the logical composition that provides for a continuation of the linear block southern elevation, which is likely to remain a prominent face of the forms along the eastern side of Beetham Parade, but at an increased building on the approach to the Neighbourhood Centre from the south scale and density commensurate with contemporary expectations. and is echoed in the treatment of the northern face, resulting in a building that is designed ‘in the round’. The integration of planters, and in particular the central bank of larger planters to the western façade provides for softening vegetation to green the building and offset the cuboid forms. The external treatment of the car park where this sits above ground to the east of the site is effectively managed and the proposed art wall to the south will add visual interest and vitality to the car park interfaces. The proposed materials and finishes adopt natural tones that complement the built character of the area. The finishes are consistent with the contemporary design expression of the building and are considered durable and long-lasting. In addition finishes have been selected to meet requirements for development alongside railway lines. Prohibited colours have been avoided throughout. Materials will have a matt ang glass balustrades have been nominated to be frosted with a satin finish to avoid glare. Overall the architecture and design of the building is considered a positive response to the site and its context.
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Figure 11 – Render of proposal looking north east in Beetham Parade Figure 13 – Render of proposal looking south-west from station precinct
Figure 12- Render of proposal looking north in Beetham Parade Figure 14 – Render of proposal looking south-west from elevated rail
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LANDSCAPE RESPONSE Amenity Considerations
The proposed landscape response is contained in the Landscape PUBLIC REALM AMENITY Plans prepared by Site Image. These plans detail hard and soft landscaping proposals for the building perimeter at ground level, the As previously discussed, the proposal will not detract from the amenity proposed integrated planters to the building facades and the of public areas surrounding the site. Rather it will improve the treatment of the rooftop communal outdoor area at Lave 6. experience for pedestrians by defining and activating the Beetham Parade frontage, providing weather protection and a wider paved and By way of context, it is noted that development along the eastern side landscaped forecourt to the building. of Beetham Parade north of the site is generally hard-edged and does not include any soft landscape or trees. The proposed building will also activate and provide for passive surveillance of the pedestrian connection to the north. At ground floor, the proposals include a high-quality paved treatment to the area between the building and the Beetham Parade footpath, Shadows cast by the building will reach the opposite footpath to the which provides a generous public forecourt to the building and west in Beetham Parade in the early part of the morning on 22 includes some areas of low-level planting. Treatment of the area within September, but will move off the footpath by 11am and from around the road reserve will be subject to agreement with Council. 12.30pm will also move off the eastern footpath. To the east, no shadows will be cast on the station platforms between 9am and 3pm Above ground, the inclusion of planters across the building facades, on 22 September. This is an acceptable shadow effect on the public either as balcony edge planters or through the central communal realm. planters on the west, will integrate soft landscaping into the building. Spillage of light towards the railway line is to be minimised by way of Landscaping of the rooftop area will include climbing vegetation over directional lighting on balconies directed away from the railway. a pergola structure that provides shade and greenery for the benefit Lighting will be specified as “warm light” on the eastern facing of residents, as well as permitter planters that provide a green balconies. backdrop to this amenity area. OFF SITE RESIDENTIAL AMENITY The trees to be removed from the site are generally self-seeded, of limited quality and amenity value and their loss is more than The separation of the site from residential properties to the west of compensated by the proposed landscape response. Beetham Parade means the impact on these properties will be limited. In particular, no unreasonable overlooking will occur, and no shadow will be cast onto areas of Secluded Private Open Space between 9am and 3pm on 22 September. Whilst the proposed building will change alter the outlook from these properties, the angling of the two nearest dwellings at 62 Hillside Road and 21-33 Beetham Parade, together with the separation and relative topographical levels will reduce the visual presence of the building from these dwellings.
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To the north, the neighbouring apartment building includes south- addition, noise that may be produced by the future development, such facing habitable room windows at Levels 1 and 2 facing the site and as the proposed commercial tenancies, that could impact future or set back approximately 8.9m from the site boundary. The location to existing noise sensitive receivers has also been considered. the south of this building means that no overshadowing will occur. The assessment indicates that high performance glazing systems are From Level 1 upwards the building is set back a minimum of 9m from required to the northern and eastern facades of the building to these windows so that screening is not required to avoid unreasonable primarily control noise from train horns. overlooking. Measurements of vibration levels at the site indicate that structure- INTERNAL AMENITY/CLAUSE 58 borne noise and vibration within the building will be below the In considering internal amenity for residents, an assessment has been nominated criteria, without the need for additional building isolation undertaken against the Objectives and Standards of Clause 58, a copy treatment. of which is attached at Appendix A to this report. It is expected that the applicable SEPP N-1 noise limits can be In summary this assessment concludes that the proposal is highly achieved with the installation of conventional and readily available compliant with the relevant Standards and meets all of the Objectives noise control treatments. and accordingly will provide a good level of amenity for future residents. The Objectives, Standards and Decision Guidelines set out by Clause 58-04 of the Victorian Planning Provisions (VPP) have been considered More generally it is noted that the island nature of the site provides and can be addressed by the proposed design. comfortable separation from surrounding buildings and structures and allows for a good level of outlook and access to daylight and sunlight It is the responsibility of future commercial/retail tenants to for residents. It is proposed that a light and air easement be provided demonstrate compliance with relevant legislative and regulatory to the north, east and south of the building at subdivision stage to acoustic requirements where relevant.” protect the future amenity of the development. This assessment demonstrates that the noise impact of the railway on residential amenity can be managed through the specification of NOISE glazing to the northern and eastern facades of the building. A The noise implications of the proposal are assessed in the Acoustic condition has been included in the draft planning permit to require Report prepared by Marshall Day Acoustics, which includes compliance with the specifications in the Acoustic Report. consideration of the effect of noise and vibration from the rail line on the residential amenity of the proposed apartments. The conclusions of this assessment at page 24 and 25 of the Acoustic Report are that: “Marshall Day Acoustics Pty Ltd (MDA) has completed an assessment of acoustic considerations for the town planning stage of this project. This report identifies potential acoustic considerations that may affect the development, such as rail noise and vibration and traffic noise. In
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Traffic, Access and Parking d) the required reduction in parking under Clause 52.06-7 is supported on the following grounds: Matters relating to traffic, access and car parking are considered in detail in the accompanying Traffic Engineering i) The Car Parking Demand Assessment, which indicates that Report prepared by Traffix Group. The conclusions of this report there is strong support for the provision of dwellings are: without car parking in this location and offices with reduced levels of car parking and that adequate car Having undertaken a detailed traffic engineering assessment of parking is provided on-site for residents and staff. the proposed mixed-use development at Rosanna Station Residents and staff without an on-site car space will not be Precinct Redevelopment Site, we are of the opinion that: in a situation of ‘transport disadvantage’ due to their a) the proposed development has a statutory car parking proximity to Rosanna Railway Station and the Rosanna requirement of 100 car spaces under Clause 52.06-5 and the Neighbourhood Activity Centre, which provide a wide provision of 54 car spaces results in a shortfall of 46 car spaces. range of every day services (i.e. supermarkets, shops, b) the 46 car parking space reduction is associated with 32 pharmacy, dental clinics and fruit shops), places of resident spaces and 14 commercial spaces, employment and can conveniently be accessed by non c) The Car Parking Demand Assessment indicates that: car-based modes (walking, cycling, etc.) or public transport modes. This creates an environment where car i) The provision of a number of dwellings with no car ownership is not essential and can be actively parking in this locality is acceptable and in line with a discouraged. range of Council and State policies which aim to ii) It is important to take a forward looking approach to encourage sustainable modes of transport and increasing housing densities in inner areas, recognising reduce dependency on car ownership, that the dwelling mix will change (towards smaller ii) The provision of 1 car space to the small restaurant/café dwellings and smaller household sizes) and that public tenancy will meet the staff demand on the site. transport accessibility and access to services will continue to improve in line with government initiatives. iii) Residential visitor car parking is not required, and this is consistent with the Government’s direction with regards to iii) Strong support towards achieving the strategies and goals land use development in areas within the PPTN. of the City of Banyule, as outlined in their local policies and iv) The non-provision of customer parking is entirely the Banyule Integrated Transport Plan, through the consistent with the centre-based approach to parking provision of housing which encourages the use of within activity centres and it is common practice across alternative transport modes. Melbourne.
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iv) The availability of a high frequency and efficient public f) the level of traffic generated by the proposal will be relatively transport service adjacent to the site in Rosanna Railway modest, primarily residential in nature and can be Station, amongst other public transport links, ensures accommodated without any adverse impacts to the operation of the nearby road network, that there is not a level of transport disadvantage for future residents. The available options include public g) loading activities associated with deliveries to the commercial transport services, walking and bicycle facilities. tenancies will be minimal and can be undertaken via smaller trucks and vans which can utilise nearby on-street parking, v) The generous provision of bicycle parking well above the while residential loading can occur on-street from time-to-time requirements under Clause 52.34 of the Planning Scheme associated typically with removalists, ensure that bicycles are encouraged as a mode of non-car based transport by residents and staff. h) waste collection has been adequately addressed by a Waste Management Plan and is not a significant issue from a traffic vi) The transport strategy set out in Plan Melbourne 2017- engineering perspective, 2050, which seeks to create new dwellings and places of employment nearby to Activity Centres which are well i) we do not consider that the proposed development will have any detrimental impacts to the adjacent VicTrack land and connected via quality public transport and bicycle facilities Rosanna Railway Station precinct, and in order to accord with the vision of Plan Melbourne 2017- 2050 in terms of creating a ’20-minute neighbourhood’. The j) there are no traffic engineering reasons why a planning permit low provision of car parking also aims to reduce traffic for the proposed mixed- use development at Rosanna Station Precinct Redevelopment Site, should be refused, subject to congestion by promoting alternative sustainable modes of appropriate conditions. transport to and from the site. vii) The lower level of car parking on the site results in lower peak Waste Management hour traffic movements on the local road network and Waste management arrangements are detailed in the Waste encourages sustainable transport modes. Management Plan prepared by Leigh Design. e) bicycle parking is provided well above the minimum Residential and commercial waste collection will be managed by a requirements set out at Clause private contractor with collections taking place from the communal bin 52.34 of the Planning Scheme, with high quality End-of-Trip room within the basement. Separate waste and recycling chutes Facilities, accords with the design requirements of provide for convenient disposal for residents of the upper level AS2890.3-2015 and encourages bicycles as a mode of non- apartments. car based transport, These arrangements are practical and reflect good practice in the e) the proposed parking layout, vehicle access arrangements management of waste in mixed use developments. accord with the requirements of the Planning Scheme, AS2890.1:2004 (where relevant), AS2890.6:2009 and current practice,
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ESD
An assessment of the ESD performance of the proposed development is contained within the Sustainability Management Plan prepared by Ark Resources. The SMP concludes that: ― The proposed commercial tenancies will meet the standard of building envelope energy efficiency, required by the 2019 NCC. ― The development will achieve a minimum average NatHERS energy rating of 6.5 stars. ― The combination of design features and services initiatives meets all the standards of the BESS sustainability assessment tool. ― The rainwater harvesting system is predicted to result in an annual mains water saving of 219 kL; and ― The development meets the Best Practice standard for stormwater quality. The outcome of the ESD assessment demonstrates that the proposed development satisfactorily addresses and meets the policy intent outlined at Clause 15.02-1S of the PPF and the local policy at Clause 22.05. The SMP demonstrates that the proposal will achieve a good level of ESD performance consistent with State and local policy objectives.
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6 Conclusion • The building achieves a good level of ESD performance in line This report addresses the planning implications of the proposed S.96A with state and local level policy objectives, as outlined in the combined Planning Scheme Amendment and Planning Permit SMP prepared by Ark Resources; Application for the Rosanna Station development site. • Waste requirements have been considered and can be The combined application seeks to rezone the site from the PUZ4 – efficiently managed as outlined in the WMP prepared by Leigh Transport to the Commercial 1 Zone and construct a 7-storey mixed Design; use development comprising commercial, food and drink premises and 71 apartments over basement car parking. • A high level of compliance with Clause 58 is achieved and future residents will benefit from a good level of internal amenity: and In summary, the conclusions of this report are that: • Potential noise impacts from the railway line can be managed ― The proposed rezoning is consistent with the site’s identification as through facade and glazing specifications as detailed in the surplus to transport requirements, is complementary to the zoning acoustic report prepared by Marshall Day Acoustics. of the Rosanna Neighbourhood Centre and is strategically justified in relation to the matters listed in Revised Planning Practice Note 46 – Strategic Assessment Guidelines. ― The proposed development is a positive response to the site and policy context, which encourages a mix of uses and increased residential choice and density in proximity to public transport and existing services and infrastructure. ― The proposed design response will positively address the site’s context and interfaces and act as a positive exemplar of transit- oriented development on redundant railway land. ― The proposed design is well resolved to provide for a good level of amenity and address any potential impacts. In particular: • The proposal will not result in any unreasonable off-site amenity impacts and achieves a beneficial relationship to the surrounding public realm; • The proposal provides safe and efficient vehicle access, sufficient car parking and generous provision of bicycle parking to encourage travel by means other than motor vehicles;
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Appendix A Clause 58 Assessment
Rosanna Station development site – S96a Application Planning Report 40 COMPLIES COMPLIES WITH PROVISION OBJECTIVE WITH STANDARD ASSESSMENT STANDAR OBJECTIVE? D?
To ensure that the design responds to the existing urban context or The design response must be appropriate to the Standard D1 of contributes to the preferred future neighbourhood and the site. Clause 58.02-1 development of the area. The proposed design must respect the existing or This is addressed in the body of this report. Urban Context To ensure that development preferred neighbourhood character and respond responds to the features of the site to the features of the site. and the surrounding area.
To ensure that residential development is provided in accordance with any policy for housing in the State Planning Policy An application must be accompanied by a written Framework and the Local Planning statement to the satisfaction of the responsible Standard D2 of Policy Framework, including the authority that describes how the development is consistent with any relevant policy for housing in Clause 58.02-2 Municipal Strategic Statement and This is addressed in the body of this report. local planning policies. the State Planning Policy Framework and the Local Residential Policy Planning Policy Framework, including the To support higher density residential Municipal Strategic Statement and local planning development where development policies. can take advantage of public and community infrastructure and services.
Developments of ten or more dwellings should Complies Standard D3 of To encourage a range of dwelling provide a range of dwelling sizes and types, Clause 58.02-3 sizes and types in developments of The proposal provides a mix of 1-bed, 2-bed including dwellings with a different number of and 3-bed dwellings in a variety of Dwelling diversity ten or more dwellings. bedrooms. configurations.
Development should be connected to reticulated services, including reticulated sewerage, drainage, Complies electricity and gas, if available. To ensure development is provided with appropriate utility services and Standard D4 of Development should not unreasonably exceed the infrastructure. The site is located within an established Clause 58.02-4 capacity of utility services and infrastructure, urban area with access to wide range of To ensure development does not including reticulated services and roads. Infrastructure existing and proposed infrastructure and unreasonably overload the capacity In areas where utility services or infrastructure have utility services. There is no indication that of utility services and infrastructure. little or no spare capacity, developments should this development would exceed the capacity provide for the upgrading of or mitigation of the of infrastructure.. impact on services or infrastructure. Dwellings should provide adequate vehicle and pedestrian links that maintain or enhance local Complies accessibility.
Standard D5 of To integrate the layout of Dwellings should be oriented to front existing and Clause 58.02-5 The location of the main pedestrian entry on development with the street. proposed streets. Beetham Parade will integrate with the Integration with the High fencing in front of dwellings should be street and provide a legible point of address. street avoided if practicable. The glazed commercial frontages at ground level will further activate the street and the Development next to existing public open space ground level itself. should be laid out to complement the open space.
Buildings should be:
― Oriented to make appropriate use of solar energy. Complies To achieve and protect energy ― Sited and designed to ensure that the energy efficient dwellings and buildings. efficiency of existing dwellings on adjoining lots is not unreasonably reduced. Due to the configuration of the site, Standard D6 of dwellings are primarily oriented to the east To ensure the orientation and layout Living areas and private open space should be Clause 58.03-1 of development reduce fossil fuel and west and will receive direct sun in either located on the north side of the dwelling, if the morning or afternoon. Energy efficiency energy use and make appropriate practicable. use of daylight and solar energy. The SMP prepared by Ark Resources Developments should be designed so that solar assesses the cooling load of the building and access to north-facing windows is optimized. confirms that the relevant NatHERS cooling Dwellings located in a climate zone identified in load is achieved. Table D1 should not exceed the maximum NatHERS annual cooling load specified in the table.
Developments with 40 or more dwellings should provide a minimum area of communal open space Complies of 2.5 square metres per dwelling or 250 square
metres, whichever is lesser The proposed rooftop communal space has Communal open space should: an area of 144sqm, which is below the - Be located to: 177sqm sought by the Standard (based on To ensure that communal open • Provide passive surveillance 2.5sqm x 71 apartments) Standard D7 of space is accessible, practical, opportunities, where Clause 58.03-2 attractive, easily maintained and However the proposed space is accessible appropriate. integrated with the layout of the and practical and will be attractively • Provide outlook for as many Communal open development. landscaped to provide a high amenity to dwellings as practicable. space future residents. Residents will also benefit • Avoid overlooking into from a range of public open space in the habitable rooms and private area, including the nearby Rosanna open space of new dwellings. Parklands. • Minimise noise impacts to new and existing dwellings. The roof space is designed to avoid - Be designed to protect any natural overlooking and minimise noise impacts to features on the site new and existing dwellings. - Maximise landscaping opportunities. Be accessible, useable and capable of efficient management.
The communal outdoor open space should be located on the north side of a building, if Complies Standard D8 of appropriate. Clause 58.03-3 To allow solar access into communal At least 50 per cent or 125 square metres, Solar access to The communal outdoor space is located outdoor open space whichever is the lesser, of the primary communal communal outdoor centrally at Level 6 and will benefit from outdoor open space should receive a minimum of open space good solar access that comfortably exceeds two hours of sunlight between 9am and 3pm on 21 the minimum sunlight requirement. June.
Complies Entrances to dwellings and residential buildings should not be obscured or isolated from the street and internal access ways. The entrance to the apartments is via a Planting which creates unsafe spaces along central lobby, readily visible from Beetham Parade. Standard D9 of To ensure the layout of development streets and access ways should be avoided. Clause 58.03-4 provides for the safety and security Developments should be designed to provide The east and west elevation contain Safety of residents and property. good lighting, visibility and surveillance of car balconies and habitable room windows, parks and internal access ways. providing passive surveillance the station precinct and Beetham Parade respectively. Private spaces within developments should be Upper level windows also provide protected from inappropriate use as public opportunities for surveillance of the thoroughfares. pedestrian link to the north and the station access road to the south.
The landscape layout and design should: To encourage development that - Be responsive to the site context. respects the landscape character of - Protect any predominant landscape the area. features of the area. Complies - Take into account the soil type and To encourage development that maintains and enhances habitat for drainage patterns of the site and plants and animals in locations of integrate planting and water The landscape response is discussed in the management. Standard D10 of habitat importance. main body of this report. - Allow for intended vegetation growth Clause 58.03-5 To provide appropriate landscaping. and structural protection of buildings. The urban context of the Rosanna NC and - In locations of habitat importance, the east side of Beetham Parade is not Landscaping To encourage the retention of maintain existing habitat and provide for characterised by soft landscaping or canopy mature vegetation on the site. new habitat for plants and animals. trees.. Nonetheless, vegetation is integrated To promote climate responsive - Provide a safe, attractive and functional into the building facades and provided at the landscape design and water environment for residents. roof top, contributing to a reduction in the management in developments that - Consider landscaping opportunities to urban heat island effect. support thermal comfort and reduce heat absorption such as green reduces the urban heat island effect. walls, green roofs and roof top gardens and improve on-site storm water infiltration. - Maximise deep soil areas for planting of canopy trees. Developments should provide for the retention or planting of trees, where these are part of the urban context. Development should provide for the replacement of any significant trees that have been removed in the 12 months prior to the application being made. The landscape design should specify landscape themes, vegetation (location and species), paving and lighting. Development should provide the deep soil areas and canopy trees specified in Table D2. If the development cannot provide the deep soil areas and canopy trees specified in Table D2, an equivalent canopy cover should be achieved by providing either:
- Canopy trees or climbers (over a pergola) with planter pits sized appropriately for the mature tree soil volume requirements. - Vegetated planters, green roofs or green facades. Where an existing canopy tree over 8 metres can be retained on a lot greater than 1000 square metres without damage during the construction period, the minimum deep soil requirement is 7% of the site area.
The width of accessways or car spaces should not exceed:
- 33 per cent of the street frontage, or - if the width of the street frontage is less than 20 metres, 40 per cent of the street frontage. Complies Standard D11 of To ensure the number and design of No more than one-single-width crossover should Clause 58.03-6 vehicle crossovers respects the be provided for each dwelling fronting a street. Vehicle access is proposed in a single Access urban context. The location of crossovers should maximise the location on Beetham Parade which results in retention of on-street car parking spaces. the loss of only one on-street space. The number of access points to a road in a Road Zone should be minimised. Development must provide for access for services, emergency and delivery vehicles. Car parking facilities should:
- Be reasonably close and convenient to dwellings. Complies To provide convenient parking for - Be secure. Standard D12 of resident and visitor vehicles. - Be well ventilated if enclosed. Clause 58.03-7 The basement car park provides convenient Shared accessways or car parks of other dwellings To protect residents from vehicular and secure car parking facilities. The car park Parking location should be located at least 1.5 metres from the noise within developments. will be ventilated to comply with relevant windows of habitable rooms. This setback may be building requirements. reduced to 1 metre where there is a fence at least 1.5 metres high or where window sills are at least 1.4 metres above the access way.
Buildings should be designed to collect rainwater for non-drinking purposes such as flushing toilets, laundry appliances and garden use. To encourage the use of alternative Buildings should be connected to a non-potable Complies water sources such as rainwater, dual pipe reticulated water supply, where available
stormwater and recycled water. from the water authority. The proposal includes a 25kl rainwater Standard D13 of To facilitate stormwater collection, The stormwater management system should be: Clause 58.03-8 utilisation and infiltration within the harvesting system with the harvested development. - Designed to meet the current best rainwater to be used for toilet flushing and Integrated water practice performance objectives for landscape irrigation. and stormwater To encourage development that stormwater quality as contained in the As detailed in the SMP prepared by Ark management reduces the impact of stormwater Urban Stormwater – Best Practice Resources, the STORM assessment of the run-off on the drainage system and Environmental Management Guidelines proposal demonstrates that the filters sediment and waste from (Victorian Stormwater Committee 1999) development attains the Best Practice stormwater prior to discharge from as amended. Standard for Urban Stormwater. the site. - Designed to maximise infiltration of stormwater, water and drainage of residual flows into permeable surfaces, tree pits and treatment areas.
To ensure that the setback of a The built form of the development must respect Complies building from a boundary the existing or preferred urban context and
appropriately responds to the respond to the features of the site. existing urban context or contributes The subject site is essentially an ‘island’ and Buildings should be set back from side and rear to the preferred future development does not have direct interface to existing boundaries, and other buildings within the site to: of the area. dwellings. Standard D14 of - Ensure adequate daylight into new To allow adequate daylight into new The nearest dwellings are located to the Clause 58.04-1 habitable room windows. dwellings. north and the proposed building is - Avoid direct views into habitable room Building setback separated from existing windows by more To limit views into habitable room windows and private open space of new than 9m to avoid unreasonable overlooking windows and private open space of and existing dwellings. Developments without the need for screening. In addition, new and existing dwellings. should avoid relying on screening to no shadows will be cast to the building to the reduce views. To limit views into habitable room north or SPOS areas of dwellings west of - Provide an outlook from dwellings that windows and private open space of Beetham Parade between 9am and 3pm at creates a reasonable visual connection new and existing dwellings. the September equinox. to the external environment. To provide a reasonable outlook from - Ensure the dwellings are designed to The proposal has been configured to provide new dwellings. meet the objectives of Clause 58. a good outlook from apartments and avoid internal overlooking. To ensure the building setbacks provide appropriate internal amenity to meet the needs of residents. .
Windows and balconies should be designed to Standard D15 of To limit views into the private open prevent overlooking of more than 50 per cent of Clause 58.04-2 space and habitable room windows Complies the private open space of a lower-level dwelling of dwellings within a development. Internal views directly below and within the same development.
Noise sources, such as mechanical plant, should not be located near bedrooms of immediately adjacent existing dwellings. The layout of new dwellings and buildings should minimise noise transmission within the site. Noise sensitive rooms (such as living areas and bedrooms) should be located to avoid noise impacts from mechanical plants, lifts, building services, non-residential uses, car parking, communal areas and other dwellings. Complies New dwellings should be designed and constructed to include acoustic attenuation To contain noise sources in measures to reduce noise levels from off-site Noise issues are addressed in the acoustic Standard D16 of developments that may affect noise sources. report prepared by Marshall Day acoustics. Clause 58.04-3 existing dwellings. Buildings within a noise influence area specified in This assessment concludes that relevant Noise impacts To protect residents from external Table D3 should be designed and constructed to noise levels can be achieved with the and internal noise. achieve the following noise levels: adoption of the recommended glazing specification to protect apartments to the - Not greater than 35dB(A) for bedrooms, east and north from noise from the rail assessed as an LAeq,8h from 10pm to corridor. 6am. - Not greater than 40dB(A) for living areas, assessed LAeq,16h from 6am to 10pm Buildings, or part of a building screened from a noise source by an existing solid structure, or the natural topography of the land, do not need to meet the specified noise level requirements. Noise levels should be assessed in unfurnished rooms with a finished floor and the windows closed.
At least 50 per cent of dwellings should have: Complies Standard D17 of To ensure the design of dwellings Clause 58.05-1 meets the needs of people with - A clear opening width of at least 850mm limited mobility. Accessibility at the entrance to the dwelling and main Clause 58 plans for each apartment type bedroom. within the development are included at - A clear path with a minimum width of 1.2 Sheets A07.1 – AO7.4 of the architectural metres that connects the dwelling plans. entrance to the main bedroom, an adaptable bathroom and the living area. These plans demonstrate compliance with this standard. - A main bedroom with access to an adaptable bathroom. - At least one adaptable bathroom that meets all of the requirements of either Design A or Design B specified in Table D4.
Entries to dwellings and buildings should:
- Be visible and easily identifiable. - Provide shelter, a sense of personal address and a transitional space around the entry Complies To provide each dwelling and The layout and design of buildings should: building with its own sense of identity. - Clearly distinguish entrances to The building’s entrance is legible from residential and non-residential areas. Beetham Parade and provides a sense of Standard D18 of To ensure the internal layout of - Provide windows to building entrances address. Clause 58.05-2 buildings provide for the safe, and lift areas. functional and efficient movement of Building entry and - Provide visible, safe and attractive stairs circulation residents. from the entry level to encourage use by The layout of the internal corridors is To ensure internal communal areas residents. straightforward, benefits from natural light provide adequate access to daylight - Provide common areas and corridors from either end and ensures that individual and natural ventilation. that: apartment entrances are highly visible and • Include at least one source of not obscured. natural light and natural ventilation. • Avoid obstruction from building services. • Maintain clear sight lines. A dwelling should have private open space consisting of:
- An area of 25 square metres, with a minimum dimension of 3 metres at natural ground floor level and convenient access from a living room, or - An area of 15 square metres, with a minimum dimension of 3 metres at a podium or other similar base and convenient access from a living room, or - A balcony with an area and dimensions specified in Table D5 and convenient access from a living room, or - A roof-top area of 10 square metres with Complies a minimum dimension of 2 metres and convenient access from a living room. All balconies meet the minimum size and Standard D19 of To provide adequate private open If a cooling or heating unit is located on a balcony, Clause 58.05-3 dimension set out in Table D5 and have space for the reasonable recreation the balcony should provide an additional area of direct and convenient access from a living Private open space and service needs of residents. 1.5 square metres. rom. Table D5 Balcony size Air conditioning units are positioned on the rood within the screened plant area to avoid Dwelling Minimum Minimum reducing the useable area of balconies. type area dimension
Studio or 1 8 square bedroom 1.8 metres metres dwelling
2 bedroom 8 square 2 metres dwelling metres
3 or more 12 square bedroom 2.4 metres metres dwelling
Each dwelling should have convenient access to usable and secure storage space. Complies The total minimum storage space (including All units are provided with a combination of kitchen, bathroom and bedroom storage) should internal storage and external storage in the Standard D20 of meet the requirements specified in Table D6. form of storage cages at basement and To provide adequate storage Clause 58.05-4 ground floor level. facilities for each dwelling. Table D6 Storage Storage The analysis at Sheets A07.1 – AO7.4 Total Minimum demonstrates that the minimum internal and minimum storage total storage requirements are comfortably Dwelling type storage volume within exceeded. volume the dwelling 8 cubic 5 cubic Studio metres metres
1 bedroom 10 cubic 6 cubic dwelling metres metres
2 bedroom 14 cubic 9 cubic dwelling metres metres
3 or more 18 cubic 12 cubic bedroom metres metres dwelling
To ensure that communal open space, car parking, access areas and Developments should clearly delineate public, Complies. Standard D21 of site facilities are practical, attractive communal and private areas. Clause 58.06-1 and easily maintained. Common property, where provided, should be Common Property To avoid future management All communal and private areas are functional and capable of efficient management. difficulties in areas of common appropriately delineated. ownership.
The design and layout of dwellings should provide sufficient space (including easements where required) and facilities for services to be installed Complies. To ensure that site services can be Standard D23 of and maintained efficiently and economically. installed and easily maintained. Clause 58.06-2 Mailboxes and other site facilities should be To ensure that site facilities are The development provides adequate space Site services adequate in size, durable, waterproof and blend in accessible, adequate and attractive. with the development. for building services that are located for effective integration into the design. Mailboxes should be provided and located for convenient access as required by Australia Post.
Developments should include dedicated areas for: Complies. - Waste and recycling enclosures which To ensure dwellings are designed to are: encourage waste recycling • Adequate in size, durable, Issues relating to waste and recycling are To ensure that waste and recycling waterproof and blend in with addressed in the WMP prepared by Leigh Standard D23 of facilities are accessible, adequate the development. Design Clause 58.06-3 and attractive • Adequately ventilated. • Located and designed for The development provides garbage chutes Waste and recycling To ensure that waste and recycling convenient access by and waste storage is located within the facilities are designed and managed residents and made easily basement from where it will be collected by to minimise impacts on residential accessible to people with a private contractor. amenity, health and the public realm. limited mobility. - Adequate facilities for bin washing. These areas should be adequately ventilated. - Collection, separation and storage of waste and recyclables, including where appropriate opportunities for on-site management of food waste through composting or other waste recovery as appropriate. - Collection, storage and reuse of garden waste, including opportunities for on-site treatment, where appropriate, or off-site removal for reprocessing. - Adequate circulation to allow waste and recycling collection vehicles to enter and leave the site without reversing. - Adequate internal storage space within each dwelling to enable the separation of waste, recyclables and food waste where appropriate. Waste and recycling management facilities should be design and managed in accordance with a Waste Management Plan approved by the responsible authority and:
- Be designed to meet the best practice waste and recycling management guidelines for residential development adopted by Sustainability Victoria. - Protect public health and amenity of residents and adjoining premises from the impacts of odour, noise and hazards associated with waste collection vehicle movements.
Bedrooms should: - Meet the minimum internal room Complies - with minor variation dimensions specified in Table D7. - Provide an area in addition to the The analysis plan sheets A07.1-AO7.4 minimum internal room dimensions to demonstrates that the majority of accommodate a wardrobe. apartments satisfy the minimum dimensions for bedrooms and living areas Table D7 Bedroom dimensions Standard D24 of To ensure dwellings provide Clause 58.07-1 functional areas that meet the needs The only exception is the ‘Type C’ apartment (5 units in total) where the living area is Functional layout of residents. Bedroom Minimum Minimum type width depth marginally less than 10sqm. However, this living area forms part of a larger open plan living/kitchen/dining space that can be Main 3 metres 3.4 metres flexibible in layout and furnishing and bedroom provides a useable and practical space for this 1-bed apartment type. All other 3 metres 3 metres bedrooms
Living areas (excluding dining and kitchen areas) should meet the minimum internal room dimensions specified in Table D8. Table D8 Living area dimensions
Minimum Minimum Dwelling type width area
Studio and 1 bedroom 3.3 metres 10 sqm dwelling
2 or more bedroom 3.6 metres 12 sqm dwelling
Single aspect habitable rooms should not exceed a room depth of 2.5 times the ceiling height. The depth of a single aspect, open plan, habitable room may be increased to 9 metres if all the following requirements are met:
- The room combines the living area, Complies Standard D25 of dining area and kitchen. Clause 58.07-2 To allow adequate daylight into - The kitchen is located furthest from the The analysis plan sheets A07.1-AO7.4 single aspect habitable rooms. window. demonstrates that the maximum room Room depth - The ceiling height is at least 2.7 metres depth is achieved for all single-aspect measured from finished floor level to habitable rooms. finished ceiling level. This excludes where services are provided above the kitchen. The room depth should be measured from the external surface of the habitable room window to the rear wall of the room.
Habitable rooms should have a window in an external wall of the building. A window may provide daylight to a bedroom from Complies a smaller secondary area within the bedroom Standard D26 of where the window is clear to the sky. Clause 58.07-3 To allow adequate daylight into new All habitable rooms have either an external window or are served by window to a habitable room windows. The secondary area should be: Windows secondary area that exceeds the minimum - A minimum width of 1.2 metres. dimensions. - A maximum depth of 1.5 times the width, measured from the external surface of the window. The design and layout of dwellings should maximise openable windows, doors or other ventilation devices in external walls of the building, where appropriate. At least 40 per cent of dwellings should provide To encourage natural ventilation of effective cross ventilation that has: Complies Standard D27 of dwellings. The analysis plan sheets A07.1-AO7.4 Clause 58.07-4 - A maximum breeze path through the To allow occupants to effectively dwelling of 18 metres. demonstrates the breeze paths provided Natural ventilation manage natural ventilation of - A minimum breeze path through the through the various apartment types. dwellings. dwelling of 5 metres. - Ventilation openings with approximately the same area. The breeze path is measured between the ventilation openings on different orientations of the dwelling.