SJB Planning
Planning Scheme Amendment Assessment Report
North Road, Ormond Development
August 2016
Table of Contents
1.0 Introduction 6
2.0 The Subject Site and its Context 7
2.1 The subject site 7 2.2 The surrounding area 9 2.2.1 Land to the North 9 2.2.2 Land to the East 9 2.2.3 Land to the South 9 2.2.4 Land to the West 10 2.2.5 The suburb of Ormond 10 2.3 Opportunities and Constraints 11
3.0 Planning Controls 13
3.1 Existing zoning 13 3.2 Existing Parking Overlay 15 3.3 Existing Heritage Overlay 16
4.0 The Draft Planning Scheme Amendment 18
4.1 What the draft planning scheme amendment does 18 4.2 What is the appropriate planning mechanism to provide for the requested variations? 19 4.3 Which Scheme provisions require variation? 22
5.0 Strategic considerations 23
5.1 Why is the draft planning scheme amendment required? 23 5.1.1 Background Information – Scheme Amendment GC30 23 5.1.2 Draft planning scheme amendment 23 5.2 How does the draft planning scheme amendment implement the objectives of planning in Victoria? 24 5.3 Does the draft planning scheme amendment address potential environmental, social, and economic effects? 24 5.3.1 Environmental Effects 24 5.3.2 Economic Effects 25 5.3.3 Social Effects 25 Existing population demographics 25 Forecast population growth 27 Existing community facilities 27 Capacity of existing facilities and planned improvements 28 5.4 Does the draft planning scheme amendment address relevant Bushfire risk? 31
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Table of Contents
5.5 Does the draft planning scheme amendment comply with relevant Minister’s Directions applicable to the amendment? 32 5.5.1 Ministerial Direction on the Form and Content of Planning Schemes 32 5.5.2 Ministerial Direction No. 1 Potentially Contaminated Land 32 5.5.3 Ministerial Direction No. 9 Metropolitan Strategy 32 5.5.4 Ministerial Direction No. 11 Strategic Assessment of Amendments 33 5.6 Does the draft planning scheme amendment support or implement the State Planning Policy Framework? 33 5.7 Does the draft planning scheme amendment support or implement the Local Planning Policy Framework, and specifically the Municipal Strategic Statement? 35 5.8 Does the draft planning scheme amendment make proper use of the Victorian Planning Provisions? 39 5.9 Does the draft planning scheme amendment address the views of any relevant agency? 39 5.10 Does the draft planning scheme amendment address relevant requirements of the Transport Integration Act 2010? 39 5.11 What impact will the new planning provisions have on the Responsible Authority’s resourcing and administration costs? 39
6.0 Conclusion 40
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List of Figures
Figure 1: Subject site relative to property addresses Figure 2: Aerial photograph depicting the subject site Figure 3: Location Plan Figure 4: Existing Land Use Zoning Figure 5: Parking Overlay Map Schedule 2, Precinct 2 Figure 6 Proposed Urban Conservation Areas Ormond 1 and 2 – Excerpt from Glen Eira Heritage Management Plan Volume 2 1996 Figure 7: Community facilities location plan Figure 8: Community facilities upgrade location plan Figure 9: Hierarchy of housing diversity areas (Clause 21.04-1 Overview of the Glen Eira Planning Scheme)
Amendment Assessment Report
1.0 Introduction
This report has been prepared by SJB Planning Pty Ltd on behalf of Deal Corporation Pty Ltd in support of the draft planning scheme amendment prepared in respect of the integrated development of Ormond Station consequent upon the removal of the North Road level crossing. The proponent of the draft planning scheme amendment that relates to the redevelopment of the existing Ormond Railway Station site and environs (the ‘Site’) will be Level Crossing Removal Authority (LXRA).
The draft planning scheme amendment includes a portion of the land affected by Scheme Amendment GC30 which was gazetted on 23 July 2015 and relates to the North Road Ormond Level Crossing Removal Project, July 2015. Amendment GC30 was introduced to remove the existing rail level crossing on North Road and construct a new railway station, road works, new pedestrian crossings and cycling connections, relocated car parking, drainage infrastructure and associated ancillary development. Amendment GC30 will achieve the demolition of the existing Ormond Railway Station (completed) and construction of a new host station, access ways and facilities (due for completion in late 2016).
It is proposed as part of the draft planning scheme amendment to rezone the Site from Public Use Zone 4 (Transport) and General Residential Zone to the Comprehensive Development Zone 1 (CDZ1). Future land use and development outcomes on the Site would be governed by the controls in the CDZ1, and by the proposed North Road, Ormond, Comprehensive Development Plan (July 2016).
A principal purpose of the proposed schedule to the CDZ is to “realise the substantial urban renewal and development opportunities made available through the removal of the level crossing at North Road, Ormond”. Consistent with this objective, the draft planning scheme amendment is designed to facilitate a mixed use development on the Site, comprising residential, retail, car parking and office components. The Comprehensive Development Plan specifies different built form outcomes within different precincts of the Site. It also specifies a series of design objectives and design principles which must be taken into account in the assessment of any proposal to redevelop the site.
The draft planning scheme amendment also seeks to include the North Road, Ormond, Comprehensive Development Plan, July 2016 in the Schedule to Clause 81.01 of the Scheme, and list the subject site in the Schedule to Clause 61.01 to enable the Minister for Planning to be the responsible authority for administering and enforcing the scheme as it relates to the land. In addition, it is proposed to amend the relevant Zoning Map, and Clauses 21.04 (Housing and Residential Development), 21.06 (Business), and 22.07 (Housing
Diversity Area Policy) in the Local Planning Policy Framework.
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2.0 The Subject Site and its Context
2.1 The subject site
The subject site comprises four (4) landholdings, known as:
Address Title Lot Plan Site Area Reference (approx.) 1A & 1B Newham V2597 F339 Lot 1 TP916862 1241sqm Grove and 483A North Road 1A & 1B Newham V1928 F423 Part of Lot 2 TP918324 11,000sqm Grove and 483A North Road 51 Katandra Road V1928 F423 Part of Lot 3 TP918324 308sqm 1 Newham Grove V10138 F785 Crown TP067735 528sqm Allotment 66A Parish of Prahran1 Total 1.308ha
Only the southern most portion of the land comprising Lot 2 on TP918324 (1A & 1B Newham Grove and 483A North Road), approximately parallel to the southern boundary of 3 Newham Grove, forms part of the subject site.
All of the above titles are held by Victorian Commissioner for Railways with exception of the land at 1 Newham Grove, which is held privately.
Certificates of Title for each of the properties are enclosed with this submission.
The site falls within the Ormond Neighbourhood Activity Centre which is intended to provide for a mix of small-scale convenience retailing and service uses, alongside a mix of housing types, increased residential densities and mixed use developments. It covers a total approximate area of 1.3 hectares and maintains frontages to North Road, Katandra Road and Newham Grove. The site is effectively an island site (save for its northern interface with 3 Newham Grove) which means that there is considerable physical separation from existing residential and commercial properties.
The site accommodates the existing Ormond Railway Station, at grade commuter railway station car parking along Newham Grove and Katandra Road, which contains vegetated verges and some trees, and an existing two storey building which is currently occupied by a gymnasium.
1 Crown Allotment 66A is affected by rights to reservations of minerals, access to obtain reserved minerals, access and pipelines works to obtain and convey reserved minerals, to resume land for mining purposes or to do work under the Mineral Resources Development Act 1990.
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Subject site
Figure 1: Subject site relative to property addresses
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Subject site
Figure 2: Aerial photograph depicting the subject site
2.2 The surrounding area
2.2.1 Land to the North
The site has one direct abuttal with a residential property at its northern end. The property interfaces with a detached single storey Californian Bungalow dwelling at 3 Newham Grove. This property is identified as a Contributory Building under the Glen Eira Heritage Management Plan 1996.
2.2.2 Land to the East
Katandra Road is characterised by a mix of detached and multi-unit residential development and community uses including Kilvington Grammar School, Katandra School, Ormond Kinder Haven and a car park on the east, and a car park and a bus stop on the west. The southern end of Katandra Road has commercial buildings fronting the street.
2.2.3 Land to the South
North Road forms the commercial core of the Ormond Neighbourhood Centre. The existing built form character along North Road is dominated by 1-2 storey fine grain mixed use development, some recent 3-5 storey ‘infill’ apartment buildings and a selection of community facilities such as the Ormond Uniting Church and the Glen Eira Adult Learning Centre. The streetscape character is defined by a continuous ‘hard-edged’ street wall built to the front and side boundaries.
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2.2.4 Land to the West
The properties along Newham Grove are typically developed with single storey houses on the west side and the station commuter car park and a 2 storey fitness centre on the east. The land to the north and west of the site along Newham Grove forms part of Heritage Overlay HO75 - Ormond Precinct Environs. A number of properties on Newham Grove have been identified in the Glen Eira Heritage Management Plan 1996 as contributing to the local Inter-war heritage character, including the properties at 3, 4, 5, 8, 9, 11, 14, 15-18, 20, 21 and 23 Newham Grove.
2.2.5 The suburb of Ormond
Ormond is a relatively compact suburb, located between the suburbs of Carnegie, Glen Huntly, Caulfield South, Brighton East, McKinnon, Bentleigh and Bentleigh East.
In 2011, the suburb had a population of 7,774 (profile.id: profile.id.com.au/glen-eira/about). In the 15 years to 2026, the population is expected to increase to 8,599 in 2026 with a greater representation of older residents (+60 years) and fewer residents aged between 5 and 17 and 25 and 34 years (Glen Eira Open Space Strategy, 2014). Households in the suburb comprise a mix of families (couples with children), single persons and couples without children (Glen Eira Open Space Strategy, 2014). The proportion of families and single person households are expected to grow in the future. Housing in Ormond comprises a mix of medium density (49%) housing and separate dwellings (47%) (Glen Eira Open Space Strategy, 2014).
The suburb is well served by a range of education, community, recreation, aged and medical services. These include a mix of kindergartens (Ormond Kinder Haven and Kilvington Grammar), primary schools (Katandra, St Kevins Catholic, Kilvington Grammar, Ormond and Glen Huntly Primary Schools) and secondary schools (McKinnon Secondary College), as well as the Glen Eira Adult Learning Centre, the Ormond Senior Citizens Centre, the Carnegie Swim Centre, the Ormond Tennis Club, the Glen Eira Bowling Club and various reserves such as EE Gunn Reserve, Marara Road Reserve and Lord Reserve.
Demand for additional open space has been identified in the Ormond Neighbourhood Centre and land east of the railway has been identified under the Glen Eira Open Space Strategy, 2014 for both the existing and forecast population. New open space is to take the form of small local open spaces and will diversify the provision of unstructured recreation activities and informal use by a range of ages, particularly the older population.
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Subject site
Figure 3: Location Plan
2.3 Opportunities and Constraints
The opportunity to develop the site presents a unique set of opportunities for the local Ormond community as well as the City of Glen Eira more broadly. These opportunities include:
The optimisation of a large and under-utilised island site that given its three road frontages, configuration and central location within the commercially zoned neighbourhood activity centre, maintains ample capacity to ameliorate potential off-site amenity impacts on neighbouring properties, particularly along Newham Grove. Existing development along North Road presents as a continuous street wall with zero front and side setbacks and active frontages, in line with more intense development outcomes. North Road has a road reserve width of 35 metres and provides sufficient physical separation to existing development to the south and avoids the potential for new development to overwhelm the street. The establishment of a mixed use development at the nexus of the Ormond Neighbourhood Activity Centre and the Ormond railway station, a key transport node. The urban renewal of railway station site and its surrounds which will facilitate a ‘true’ transit orientated development and promote increased patronage of public transport, support the economic viability of the activity centre and encourage more sustainable lifestyles, allowing future residents to shop, recreate and work locally. An increase in the diversity of housing types and options available within Ormond and the City of Glen Eira. The improved activation of street frontages in particular North Road with ground level retail, commercial and public uses.
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The reinstatement of an appropriate residential character along the Newham Grove frontage. Increased potential for passive surveillance of the public realm. The creation of new pedestrian access to the railway station at the corner of Katandra Road and North Road. The potential to connect the eastern and western sides of the train line through development and new connections.
The redevelopment of the site must also consider potential constraints including:
Varied development interfaces and characters including commercial uses along North Road and residential land along Newham Grove and Katandra Road. The redevelopment must respect the character of existing development by ensuring there is an appropriate transition in building height, upper level setbacks, architectural detail and articulation. The sensitive residential interface along Katandra Road, which is zoned General Residential Zone and thereby has potential to limit intensification along this interface. The sensitive heritage interface to the west and north of the site along Newham Grove, including several dwellings that have been identified as Contributory Buildings in the Glen Eira Heritage Management Plan 1996. The existence of railway infrastructure below the redevelopment site and the potential for associated noise and vibration impacts on the development, particularly residential uses, above. The impact of a development on existing infrastructure including increased traffic movements, capacity of the local road network and existing car parking demand and supply.
The potential contamination of the subject site given its past transport related use.
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3.0 Planning Controls
3.1 Existing zoning
The properties forming the subject site are predominantly affected by the Public Use Zone 4 (Transport) pursuant to Clause 36.01 of the Glen Eira Planning Scheme, as shown below.
Subject site
Figure 4: Existing Land Use Zoning
In addition to implementing the State Planning Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement and Local Planning Policies, the purposes of the Public Use zone is to:
“Recognise public land use for public utility and community services and facilities.”
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“Provide for associated uses that are consistent with the intent of the public land reservation or purpose.”
The Railway Station use is defined as a ‘Section 1 Use – Permit not required’ where the total leasable floor area for the selling of food, drink and other convenience goods and services must not exceed 500sqm. A permit exemption also applies for ‘Any other use’ which is for the purpose described in the table to Clause 36.01-6 (being for the purpose of transport) which corresponds to the notation on the planning scheme map. Further, the use must be carried out by or on behalf of the public land manager.
A permit is required for all other uses and that are not listed at Section 3 – Prohibited uses under the zone pursuant to Clause 36.01-1.
Pursuant to Clause 36.01-2, a permit is required to:
“Construct a building or construct or carry out works for any use in Section 2 of Clause 36.01-1, except for navigational beacons and aids To subdivide land.”
A portion of land (approximately 480sqm) at the north-west of Lot 1 on TP916862, together with the surrounding land to the north and west along Newham Grove and to the east along and Katandra Road, is affected by the General Residential Zone and the associated Schedule 1 pursuant to Clause 32.08 of the Glen Eira Planning Scheme.
The purpose of the General Residential Zone is to:
“To implement the State Planning Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement and local planning policies. To encourage development that respects the neighbourhood character of the area. To implement neighbourhood character policy and adopted neighbourhood character guidelines. To provide a diversity of housing types and moderate housing growth in locations offering good access to services and transport. To allow educational, recreational, religious, community and a limited range of other nonresidential uses to serve local community needs in appropriate locations.”
Clause 3 of the General Residential Zone, Schedule 1 sets out the maximum building height requirement for a dwelling or residential building, being 10.5m, unless the slope of the natural ground level at any cross section wider than 8 metres of the site of the building is 2.5 degrees or more, in which case it must not exceed a height of 11.5 metres. A lift overrun may exceed the abovementioned mandatory height requirements by no more than 1.5 metres.
The surrounding land to the east and west of the site along North Road is zoned Commercial 1 Zone, whilst a portion of the land opposite the site on the southern side of North Road is zoned Mixed Use Zone.
The purpose of the Commercial 1 Zone is to:
“To implement the State Planning Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement and local planning policies. 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.”
The purpose of the Mixed Use Zone is to:
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To implement the State Planning Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement and local planning policies. To provide for a range of residential, commercial, industrial and other uses which complement the mixed-use function of the locality. To provide for housing at higher densities. To encourage development that responds to the existing or preferred neighbourhood character of the area. To facilitate the use, development and redevelopment of land in accordance with the objectives specified in a schedule to this zone.
Neither schedule to the Commercial 1 Zone or Mixed Use Zone contain any particular objectives or requirements.
3.2 Existing Parking Overlay
All properties forming the subject site are affected by Schedule 2 to the Parking Overlay, pursuant to Clause 45.09 of the Glen Eira Planning Scheme.
The Parking Overlay is divided into three precincts 2-1, 2-2 and 2-3. Parking Overlay Schedule 2 - Precinct 2 relates to the subject site. The schedule to the Parking Overlay relates to ‘Student Housing in Specific Areas.’
The schedule contains a list of parking objectives and a table of parking requirements for student housing in each precinct. In Precinct 2-2, the parking rate for student housing is 0.4 spaces to each bed available.
Figure 5: Parking Overlay Map Schedule 2, Precinct 2
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3.3 Existing Heritage Overlay
The surrounding land to north and west of the site along Newham Grove and to the west and south of the site along North Road is affected by Heritage Overlay HO75, relating to the ‘Ormond Precinct environs.’
The properties located along the western side of Newham Grove and to the north of the subject site are identified under the Glen Eira Heritage Management Plan 1996 (Volume 2) as forming part of the Ormond 2 Area. The Ormond 2 Area together with the Ormond 1 Area, which include properties located north and south of North Road respectively, have heritage significance given the relatively high number of intact and sympathetically altered Inter-war houses. These houses are typical of middle class homes, dominated by brick and timber Californian Bungalows interspersed with Spanish Mission, Arts and Crafts and other houses.
Dwellings in these areas are characterised by landscaped front gardens (tidy flower beds and hedges, rock edgings, imported ornamental trees and curving garden paths bordered by rows of standard roses) although the Glen Eira Heritage Management Plan 1996 found that many gardens have become unkempt and of diminished integrity due to the replacement of original front fences.
The houses commonly have either shingled or half-timbered gable ends of shallow hipped roofs, often cement tiled and brick and roughcast walls. Occasionally the walls are unpainted and the masonry is in many cases restricted to the porch piers and balustrade, with the house being of timber construction. The front porches have sweeping arches with approach steps and buttresses to visually shore up supporting piers. Roofs are punctuated by chimneys and dormer windows, often fitted only with decorative vents to facilitate air movement in the roof space.
In particular, existing dwellings at 4, 8, 14 – 20 and 3, 5, 9 and 11 Newham Grove are identified as Contributory Buildings, predominantly in the Californian Bungalow style except for 14 Newham Grove which is a Colonial Revival. The dwellings at 2 and 22 Newham Grove are identified as Non Contributory Buildings, whilst No. 6, 7, 10, 12, 13 and 24 Newham Grove are identified as Defaced Buildings. The buildings on North Road to the east, west and south of the site are identified as Non Contributory Buildings.
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Figure 6 Proposed Urban Conservation Areas Ormond 1 and 2 – Excerpt from Glen Eira Heritage Management Plan Volume 2 1996
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4.0 The Draft Planning Scheme Amendment
4.1 What the draft planning scheme amendment does
The proponent of the draft planning scheme amendment is LXRA. The draft planning scheme amendment seeks to amend the Glen Eira Planning Scheme to introduce:
A new Clause 37.02 Comprehensive Development Zone consistent with the Victorian Planning Provisions, and an associated Schedule. The schedule will reference the North Road, Ormond, Comprehensive Development Plan, July 2016.
The North Road, Ormond, Comprehensive Development Plan, July 2016in the Schedule to Clause 81.01.
A new Zone Map replacing the existing Public Use Zone and General Residential Zone with the Comprehensive Development Zone.
List the address of the subject site in the Schedule to Clause 61.01 to enable the Minister for Planning to be the responsible authority for administering and enforcing the scheme as it relates to the land.
Amend Clauses 21.04 (Housing and Residential Development), 21.06 (Business), and 22.07 (Housing Diversity Area Policy) in the Local Planning Policy Framework.
The draft planning scheme amendment is required to facilitate the mixed use retail, commercial and high density residential redevelopment of the site, in keeping with the North Road, Ormond, Comprehensive Development Plan, July 2016. The Comprehensive Development Plan will guide the redevelopment, dividing the site into three development precincts; Precincts A, B and C, providing a site access plan, building envelope plan and setting out a series of Design Objectives, Design Principles and Application Requirements.
Key built form and land use outcomes promoted by the proposed planning scheme controls on the subject land would include:
A new ground level railway station entrance at the corner of North Road and Katandra Road.
A mixed use building, up to a height of 9 storeys along Katandra Road within Precinct B. Development on the west side of Katandra Road within Precinct C should have a street wall no higher than 4 storeys, with any height above 14 metres to be set back so that it is visually recessive when viewed from the footpath on the opposite side of the street.
Ground level retail and a publicly accessible space fronting Newham Grove at the southern half of the site. The design of the publicly accessible area will incorporate Crime Prevention Through Environmental Design (CPTED) principles, functional lighting, public artworks and pedestrian paths and wayfinding that link into the broader network. It may also incorporate sustainable water supply and/or treatment and well as canopy trees.
A landmark mixed use (retail, commercial and residential) building within Precinct A demonstrating architectural excellence, up to a height of 13 storeys, along the North Road interface and at the
south of the site.
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Across the whole of the site the mixed use buildings will accommodate up to 6,900 square metres of shop (excluding Adult sex bookshop) and food and drink premises including capacity for a full line supermarket. In addition, up to 500 sqm of office and up to 500 sqm of a restricted recreation facility will be accommodated in Precinct A or B.
Townhouses on the east side of Newham Grove within Precinct C with a street façade no higher than 3 storeys, and any height above 10 metres to be set back so that it is visually recessive when viewed from the footpath on the opposite side of the street.
The scale of the proposed development opportunity has the potential to achieve:
Up to 200 dwellings in the form of one, two and three bedroom apartments and 20 detached townhouses along the eastern side of Newham Grove. Assuming an average household size of 2.5 persons, the capacity to accommodate an estimated residential population of 600 persons. Increased employment opportunities for the local community within the new retail, office and gym tenancies. Approximately 500 square metres of commercial office space and a total of 6,900 square metres of shop (including a full line supermarket) and Food and Drink Premises. An appropriate provision of car spaces for residents, commuters and retail and commercial premises.
Commuter, commercial and retail car parking is to be potentially provided in the form of a car park deck at the northern end of the site across multiple levels above ground level. Ingress and egress to the car park deck is to be provided on Katandra Road. At-grade, residential car parking is to be potentially provided at the rear of the lower level dwellings that may front Newham Grove, with ingress and egress provided along Newham Grove. Loading facilities for a supermarket may be located at the northern end of the site with ingress and egress available from Newham Grove.
Any development proposal will seek to ensure future development is integrated sensitively with the social, cultural, functional and physical aspects of the site. Shared paths and pedestrian spaces will be designed based on CPTED principles, with integrated lighting where appropriate and effective passive surveillance. Any development will incorporate an urban design response that supports intuitive wayfinding and a hierarchy of pathways that is easy to navigate.
Car parking and commuter car parking is to be provided as part of the urban design response and traffic impacts on the road and transport system are to be managed, in part by maintaining the effective operation of the public transport infrastructure, enhancing the existing pedestrian and cycling network, prioritising pedestrians at ground level and supporting intermodal connections for pedestrians, cyclists and all commuters using buses, trains and cars.
Areas set aside for loading and unloading should be designed so as to avoid obstructing access to car park areas, and to minimise impacts on adjacent uses.
4.2 What is the appropriate planning mechanism to provide for the requested variations?
Clause 37.02 is a “special purpose” zone similar to the Special Use Zone but allows for more complex developments in accordance with a Comprehensive Development Plan incorporated in the planning scheme. Generally, only large or complex developments warrant the use of the Comprehensive Development Zone.
The purpose of the Comprehensive Development Zone:
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To implement the State Planning Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement and local planning policies.
To provide for a range of uses and the development of land in accordance with a comprehensive development plan incorporated in this scheme.
Clause 37.02-4 ‘Building and works’ states that: “A permit is required to construct a building or construct or carry out works unless the schedule to this zone specifies otherwise. Any requirement in the schedule to this zone must be met.”
It also provides that if an application is generally consistent with the comprehensive development plan, i.e. the North Road, Ormond, Comprehensive Development Plan, July 2016, it is exempt from the notice requirements of Section 52(1)(a), (b) and (d), the decision requirements of Section 64(1), (2) and (3) and the review rights of Section 82(1) of the Act. The schedule to the zone may also specify that the above notice and decision requirements and review rights exemptions apply to other types of applications.
Proposed Schedule 1 to the Comprehensive Development Zone references the North Road Ormond Comprehensive Development Plan and includes the following specific purposes for the site, being:
To realise the substantial urban renewal and development opportunities made available through the removal of the level crossing at North Road, Ormond.
To give effect to the North Road Ormond Comprehensive Development Plan (July 2016).
To ensure the successful integration of new development and the works permitted by the North Road Ormond Level Crossing Removal Project Incorporated Document (July 2015).
Clause 1 of the Schedule provides a Table of Uses, including those uses that do not require a planning permit. Uses relevant to the development opportunity to be facilitated by the draft planning scheme amendment include:
Accommodation (other than Corrective Institution) that do not provide dwellings at ground level in Precinct A of the North Road, Ormond Comprehensive Development Plan. Office located in Precincts A or B as outlined in the North Road, Ormond Comprehensive Development Plan and where the combined leasable floor area for all office use on the land does not exceed 500 square metres. Railway Station. Shop (other than Adult sex bookshop) and Food and Drink Premises where the combined leaseable floor area for shop uses and food and drink premises on the land must not exceed 6,900 square metres. Restricted Recreation Facility located in Precincts A or B as outlined in the North Road, Ormond Comprehensive Development Plan and where the maximum leasable floor area does not exceed 500 square metres. Any use in Clause 62.01 that meets the requirements of Clause 62.01.
Exemptions are stated at Clause 4 of the Schedule in respect of the permit requirements associated with buildings and works. These exemptions include:
A permit is not required to: Install an automatic teller machine. Alter an existing building façade provided:
o The alteration does not include the installation of an external roller shutter. o At least 80 per cent of the building façade at ground floor level is maintained as an entry or window with clear glazing.
Install an awning that projects over a road if it is authorised by the relevant public land manager.
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Undertake any buildings and works permitted by the North Road Ormond Level Crossing Removal Project Incorporated Document (July 2015). Undertake buildings and works for the purposes of the railway operations, including signals (and related control buildings), new tracks, track-work and realignment, train stabling, overhead power lines, gantries, buildings and works related to railway power requirements and any works required under the Disability Discrimination Act – Disability Standards for Accessible Public Transport 2002.
Clauses 4 and 6 set out the specific requirements for an application to construct a building, or construct or carry out works, including preparation of a report and drawings demonstrating how the proposal responds to the Design Principles and Application Requirements of the North Road, Ormond Comprehensive Development Plan.
The following plans and reports are also required to be provided in support of an application: Staging Plan; Urban Context Report and Design Response; Integrated Transport Plan; Traffic, Loading, Parking and Access Management Plan; Waste Management Plan; Sustainability Management Plan; Landscape Plan; Acoustic and Vibration Report; Environmental Site Assessment; Construction Management Plan; and an Emergency Evacuation Plan.
As stated within Part 1 of the Comprehensive Development Plan, an application will be considered generally consistent with the Plan provided that the development proposed is within the envelope shown on the Building Envelope Plan (with the exception of architectural features and building services) contained in Part 1. Furthermore, an application for a planning permit must be assessed having regard to the Design Objectives, Design Principles and Application Requirements set out in Part 3 of the Plan.
The Schedule also provides further exemptions in respect of applications for subdivision (Clause 3), bicycle parking provision (Clause7), car parking provision (Clause 8), advertising signs (Clause10) and licensed premises (Clause 11). These applications are exempt from the notice requirements of Section 52(1)(a), (b) and (d), the decision requirements of Section 64(1), (2) and (3) and the review rights of Section 82(1) of the Act.
Clause 12 also provides that:
Subject to clause 9.0 and clause 10.0, other than clauses 52.01 (Public Open Space Contribution and Subdivision), 52.05 (Advertising Signs), 52.27 (Licensed Premises) and 52.28 (Gaming) no particular provision in this scheme applies to a development that is generally consistent with the North Road Ormond Comprehensive Development Plan (July 2016).
Clause 8 of the Schedule states that (except with a permit) car parking must be provided on the subject land in accordance with the rates set out in column A of Table 1 of Clause 52.06-5.
A planning permit will be required to reduce (including reduce to zero) the minimum number of car parking spaces required for a use.
Clause 8 contains relevant decision guidelines to assist the responsible authority in deciding applications to reduce (including reduce to zero) the minimum number of car parking spaces required for a use. Clause 8 also specifies that 120 commuter car parking spaces must be provided on the subject land, unless agreed otherwise with the Responsible Authority.
Clause 7 of the Schedule states that (except with a permit) bicycle parking must be provided on the subject land in accordance with the rates set out in Table 1 at Clause 52.34-3.
A permit may be granted to vary bicycle facilities requirements. Clause 7 specifies that the responsible authority must consider the decision guidelines at Clause 52.34-2 in determining whether to approve a
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variation (including a reduction to zero). Clause 7 also specifies that 20 commuter bicycle parking spaces must be provided on the subject land, unless agreed otherwise with the Responsible Authority.
Clause 9 of the Schedule provides for the provision of traffic mitigation works. Prior to a permit being granted, the owner must enter into an agreement under section 173 of the Act with the responsible authority and VicRoads for the provision of traffic management measures.
4.3 Which Scheme provisions require variation?
As noted above, a new Clause 37.02 Comprehensive Development Zone and associated schedule is to be introduced into the Glen Eira Planning Scheme.
The Schedule to Clause 81.01 is also to be updated to reference the North Road, Ormond, Comprehensive Development Plan, July 2016. The Schedule to Clause 61.01 is to be amended to include reference to the subject site and thus, enable the Minister for Planning to be the responsible authority for administering and enforcing the scheme.
In addition, it is proposed to amend the relevant Zoning Map, and Clauses 21.04 (Housing and Residential Development), 21.06 (Business), and 22.07 (Housing Diversity Area Policy) in the Local Planning Policy
Framework.
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5.0 Strategic considerations
The State Government’s general practice note ‘Strategic Assessment Guidelines for Planning Scheme Amendments’ sets out matters to be addressed in the preparation of a planning scheme amendment.
5.1 Why is the draft planning scheme amendment required?
5.1.1 Background Information – Scheme Amendment GC30
The draft planning scheme amendment follows the gazettal of Scheme Amendment GC30 in July 2015 which was introduced to amongst other things, facilitate the North Road Level Crossing Removal Project in accordance with the relevant incorporated document (North Road Level Crossing Removal Project – Incorporated Document July 2015).
In May 2014, the State Government announced $457 million in funding to remove three level crossings including North Road, Ormond as part of the Victorian Government’s Metro Level Crossing Blitz which aims to improve road, rail and pedestrian safety, public transport facilities, and public transport efficiency.
The existing North Road level crossing is located within the Ormond Road neighbourhood activity shopping area. It is a busy arterial road with the rail line servicing suburban passenger trains on the busy Frankston Line. The level rail crossing has caused significant delays to drivers, commuters, pedestrians and cyclists during morning and afternoon peak traffic times and safety concerns for pedestrians crossing the railway line.
Amendment GC30 provides for the removal of the rail level crossing at North Road, the demolition of the Ormond Railway Station (completed) and construction of a new underground station with new access located at the corner of Katandra Road and North Road (due for completion in late 2016).
5.1.2 Draft planning scheme amendment
The draft planning scheme amendment seeks to rezone the land to the Comprehensive Development Zone. This zone and its associated schedule, together with the Comprehensive Development Plan, will facilitate a series of interrelated developments including the construction of a new at-grade station entrance at the corner of Katandra and North Roads, and new commercial, retail and residential developments over the underground station.
The existing Public Use Zone – Schedule 4 facilitates the use of the land for transport. It seeks to provide for associated uses that are consistent with the intent of the public land reservation or purpose.
Given the breadth of the proposed development opportunity, which incorporates both transport related development in the form of new at grade access, as well as new retail, commercial and residential development over the site, it is appropriate to rezone the site to better match the purpose of the zone with the proposed development outcomes.
The draft planning scheme amendment seeks to optimise the development capacity of the existing railway station and associated land. This land presents as a strategic redevelopment site being located above a railway station, within the Ormond Neighbourhood Activity Centre and along a major connector road (North Road). The draft planning scheme amendment will result in a good planning outcome and a net community benefit having regard to environmental, economic and social impacts on the local community, discussed in detail below.
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5.2 How does the draft planning scheme amendment implement the objectives of planning in Victoria?
The draft planning scheme amendment facilitates the development of the land for a mixed, residential and commercial development. It will implement the following objectives of planning in Victoria, under Section 4 of the Planning and Environment Act 1987:
4(1)(a) to provide for a fair, orderly, economic and sustainable use, and development of land. 4(1)(c) to secure a pleasant, efficient and safe working, living and recreational environment for all Victorians and visitors to Victoria. 4(1)(f) to facilitate development in accordance with the objectives set out in paragraphs (a) and (c). 4(1)(g) to balance the present and future interests of all Victorians.
Specifically, the draft planning scheme amendment will: Provide for the fair, orderly, economic and sustainable use. Provide for the more sustainable use of land by more efficiently using an underused, well located, piece of urban land which is located within an activity centre and maintains multiple road frontages. Provide an opportunity for a ‘full line’ supermarket, specialty shops and more diverse and affordable housing. Better utilise existing public utilities and infrastructure. Enable the orderly provision and co-ordination of a public infrastructure project.
5.3 Does the draft planning scheme amendment address potential environmental, social, and economic effects?
The Planning and Environment Act 1987 sets out the objectives for planning in Victoria (Section 4), the matters that Planning Schemes must provide for (Section 6) and the duties of Planning Authorities in preparing Planning Scheme amendments (Section 12).
The Act states that Planning Authorities must have regard to “any significant effects, which it considers the amendment will have on the environment or which it considers the environment might have on any use or development envisaged in the amendment” (Section 12(2)(b)). It also states that Planning Authorities may take into account social and economic effects (Section 12(2)(c)). A summary of the environmental, economic and social impacts are identified below:
5.3.1 Environmental Effects
The subject site has not been identified as having any significant environmental constraints and accordingly, it is considered that a future development will not have any significant impacts on the environment. Any future proposal will however contribute the following positive community benefits:
An architecturally designed building reflecting expert landscaping, traffic and waste management advice. It will integrate a range of ESD principles to provide for the sustainable redevelopment of the land for commercial and residential purposes.
Provide an opportunity for local residents to walk, cycle or use public transport to potentially access a supermarket and specialty shops thereby improving traffic conditions, congestion, pollution and greenhouse impacts. An opportunity for future development to provide an ability to combine train travel with convenient retail shopping close to home.
Encourage improvements to the existing infrastructure that interfaces with the site, including the public realm enhancements and connectivity with the balance of the activity centre.
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5.3.2 Economic Effects
The economic effects of the development that may be facilitated by this draft planning scheme amendment have been assessed by an appropriately qualified consultant. This section 5.3.2 should be read in conjunction with the economic assessment undertaken.
From a planning perspective, the provision of an intensive retail anchor (e.g. full line supermarket) would arrest the decline of retail and, in turn, improve the overall robustness of the Ormond Neighbourhood Activity Centre. The retail offering at the station precinct will encourage the community to shop locally as well as promote complementary visits to other retailer and businesses along North Road, consistent with a number of strategic planning objectives including the polycentric city (a city with many centres) and the concept of ‘20-minute neighbourhoods’ (see Plan Melbourne refresh Discussion Paper, October 2015). In addition, the provision of an intensive retail anchor would deliver on the objectives of State and local planning policy objectives which recognise that the role of smaller retail centres is changing and there will be a need to diversify the retail offering within such centres in order to maintain and improve their retail role (see Clauses 17.01 and 21.06).
5.3.3 Social Effects
Social effects related to the draft planning scheme amendment have been considered having regard to existing population demographics, forecast population growth, existing community facilities, the capacity of existing facilities and planned improvements. Each of these matters is summarised below. Existing population demographics (Source: profile.id: profile.id.com.au/glen-eira, Glen Eira Open Space Strategy, 2014)
Population The City of Glen Eira registered a population of 131,015 in 2011 and a population density of 33.88 persons per hectare. The suburb of Ormond had a population of 7,774 in 2011 and a population density of 37.51 persons per hectare (profile.id: profile.id.com.au/glen-eira/about).
Age Structure In 2011, the age structure in the City of Glen Eira was dominated by ‘Parents and Homebuilders’ aged between 35 and 49 years (22%), the ‘Young Workforce’ aged between 25 and 34 years (15.2%) and ‘Older workers and pre-retirees’ aged between 50 and 59 years (12.1%).
Compared to Greater Melbourne, there was a lower proportion of people in the younger age groups (0 to 17 years) and a higher proportion of people in the older age groups (60+ years) in City of Glen Eira in 2011. Overall, 21.3% of the population was aged between 0 and 17, and 19.9% were aged 60 years and over, compared with 22.2% and 18.2% respectively for Greater Melbourne.
Between 2006 and 2011, City of Glen Eira's population increased by 6,956 people (5.6%). The largest changes in the age structure between 2006 and 2011 were in: o Empty nesters and retirees (60 to 69) (+2,076 people) o Young workforce (25 to 34) (+1,521 people) o Seniors (70 to 84) (-1,439 people) o Primary schoolers (5 to 11) (+852 people)
In the suburb of Ormond, the most populous age group is 35 to 49 years. The 25 to 34 years and 50 to 59 year old groups are also well represented. There is a higher proportion of the 25 to 34 and 35 to 49 year age ranges, and less in the 60+ and older age groups. However, a more pronounced increase in the 60+ age group and an overall decrease in the 25-34 age group is projected (Glen Eira Open Space Strategy, 2014).
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Household Structure In 2011, there was a lower proportion of ‘Couple families with child(ren)’ as well as a lower proportion of one-parent families in the City of Glen Eira compared to Greater Melbourne. Overall, 31.9% of total families were ‘Couple families with child(ren),’ and 8.0% were one-parent families, compared with 33.6% and 10.4% respectively for Greater Melbourne.
There was a higher proportion of ‘Lone person’ households and a lower proportion of ‘Couples without children.’ Overall, the proportion of ‘Lone person’ households was 26.7% compared to 22.3% in Greater Melbourne while the proportion of ‘Couples without children’ was 22.8% compared to 23.5% in Greater Melbourne.
Between 2006 and 2011, household numbers grew by 1,501 in City of Glen Eira with the largest changes in family/household types being: o Couples with children (+1,457 households) o Couples without children (+582 households) o Group household (+358 households) o Lone person (-274 households)
In the suburb of Ormond, the dominant household types are ‘Couples with children’ (approx. 33%), ‘Lone person’ households (28%) and ‘Couples without children’ (21%). Compared with the Municipal-wide average, there is a slightly higher proportion of ‘Couple families with children’ and ‘Lone person households,’ and slightly less ‘Couples without children.’ In the future there will be slightly more ‘Couple families with children’ and ‘Lone person households,’ and slightly less ‘Couples without children’ (Glen Eira Open Space Strategy, 2014).
Dwelling Type In 2011, Glen Eira accommodated 31,020 separate houses (55.2%), 22,923 medium density dwellings (40.8%), and 1,866 high density dwellings (3.3%). Compared to Greater Melbourne, the proportion of medium density dwellings was approximately double in the City of Glen Eira, and proportionately less separate houses and higher density houses.
Between 2006 and 2011, dwellings in the City of Glen Eira increased by 1,838 with the greatest changes in dwelling types affecting: o Medium density (+1,353 dwellings) o High density (+634 dwellings) o Separate house (-181 dwellings) o Other (+100 dwellings)
In the suburb of Ormond, there is more medium density housing and less separate houses. Approximately 49 per cent of the population live in medium density housing, 2 per cent in high density and 47 per cent in separate houses (Glen Eira Open Space Strategy, 2014).
Household Tenure In 2011, there was a larger proportion of households who owned their own dwelling (33.5%) compared to Greater Melbourne (31.5%) or who were renting (30.5% compared to 26.5%). There was a smaller proportion of households purchasing their home in the City of Glen Eira. Between 2006 and 2011, households increased by 1,502 in the City of Glen Eira.
Housing tenure changes most affected the following groups: o Renting - Private (+1,968 persons) o Mortgage (+748 persons) o Renting - Not stated (-114 persons)
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Forecast population growth (Source: Department of Environment, Land, Water and Planning, “Victoria in Future 2016”)
In 2011, the total population of the City of Glen Eira was estimated to be 137,152 people. It is expected to increase by over 25,600 people to 162,799 by 2026. Households are projected to increase by over 9,000 during the period, with the average number of persons per household increasing slightly from 2.44 to 2.46 by 2026.
Between 2011 and 2026, the age structure forecasts for the City of Glen Eira indicate a 19.8% increase in population under working age, a 27.9% increase in population of retirement age, and a 16.44% increase in population of working age.
In 2011, the dominant age structure for persons in the City of Glen Eira was ages 25 to 29. The largest increase in persons between 2011 and 2026 is forecast to be in ages 30 to 34, which is expected to increase by 2,736 (7.8% of the total persons in 2026). The largest 5 year age group in 2026 will be 35 to 39 years, with a total of 12,846 persons.
In 2011, the dominant household type in the City of Glen Eira was ‘Couple families with dependents,’ which accounted for 32.4% of all households. The largest increase between 2011 and 2026 is forecast to be in ‘Couples family with children,’ which will increase by 3,001 households and account for 32.1% of all households.’
Existing community facilities
The subject site is located proximate to a range of existing community facilities including schools and kindergartens, medical centres, open spaces, recreation facilities, senior citizens and sporting clubs, including:
Schools Katandra School St Kevins Catholic Primary School Kilvington Grammar School Glen Huntly Primary School Ormond Primary School McKinnon Secondary College Glen Eira Adult Learning Centre
Kindergarten Ormond Kinder Haven Kindergarten Kilvington Grammar Kindergarten
Medical Centre Medical Centre (North Road)
Open Spaces EE Gunn Reserve Joyce Park Lord Reserve Koornang Park Marara Road Reserve
Recreation Facilities Carnegie Swim Centre
Senior Citizen Ormond Senior Citizens Centre
Sporting Clubs Ormond Tennis Club Glen Eira – McKinnon Bowling Club Carnegie Swim Centre netball, tennis, golf St Kevins Primary School tennis courts
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Figure 7: Community facilities location plan
Capacity of existing facilities and planned improvements
City of Glen Eira Open Space Strategy (2014) shows that the municipal open space is well provided for in Ormond but identifies gaps in the local open space network. The Strategy recommends providing an additional ‘Small Local’ open space to achieve open space within easy and safe walking distance of the existing and forecast community in Ormond.
Future Small Local open spaces will need to add a diversity of unstructured recreation activities and informal use to appeal to a range of ages, particularly the older population. The strategy identifies the provision of a new Small Local open space within the core part of the Ormond Neighbourhood Centre, east of the railway for both the existing and forecast population.
In addition, the City of Glen Eira ‘Community Assets Financial Sustainability’ 2002 discussion paper, the City of Glen Eira’s ‘2015-2016 Strategic Resource Plan,’ the ‘Glen Eira Community Action Plan 2015-2015’ and the Glen Eira Community Plan 2012 identify the following planned improvements to community facilities proximate to the subject site:
Open Space Booran Reserve – reinstatement and redevelopment of the former Glen Huntly Reservoir Site as Public Open Space $4.84m in 2015-2016 and $3.93m in 2016-2017 (includes State Government Grant funding of $585k).
Marara Road Reserve - $100k.
Recreation Carnegie Pool Redevelopment:
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redevelopment is subject to the Sports Recreation Victoria Better Pools funding of $2.5m. $1.25m in 2017-2018 and $1.25m in 2018-2019. Glen Eira City Council is currently undertaking community consultation on a concept plan for Carnegie Swim Centre. The project will revitalise the Swim Centre to ensure it can sustainably meet community needs into the future.
Duncan Mackinnon Reserve: Resurfacing of Athletics Track - $850k in 2015-2016. Resurfacing of Netball Courts - $130k in 2015-2016. (The Athletics Track and Netball Courts are dependent on funding from Sports Recreation Victoria of $650k). Passive implementation works (pathways and landscaping works) - $1m in 2016-2017.
Glen Eira Sports and Aquatic Centre (GESAC) – Cyclical Renewal Works $7.29m over 10 years and Replacement of Plant and Equipment $2.79m over 10 years.
The Centre provides leisure, sport, recreation and health and well-being opportunities for the whole community. The centre offers a number of different activity areas and programs that focus on building and promoting health and wellness of the community. These include hydrotherapy, learn to swim, swim training, gentle exercise, basketball, netball, gym and fitness classes.
Usage and membership of GESAC has been above expectations. During the 2013-14 financial year, GESAC hosted 1,081,772 visits and covered all direct costs and loan repayments (including interest).
Carnegie and Elsternwick libraries have been identified as being poor and Bentleigh’s library is over 40 years old. A new library is being designed for Carnegie and the Elsternwick Library is to be refurbished.
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Figure 8: Community facilities upgrade location plan
In summary, the draft planning scheme amendment will facilitate the following economic and social effects:
Increase access to retail and supermarket services Currently there are no full line supermarkets in Ormond. The draft planning scheme amendment will facilitate an opportunity for the retail offering within the activity centre to be diversified and in turn, increase accessibility for local residents.
Support the economic well-being of the community The development opportunity facilitated will result in construction employment, as well as ongoing retail and supermarket employment opportunities. The forecast increase in residential population will also provide a greater catchment for local businesses and be a boost to the local economy.
Promote local investment The draft planning scheme amendment will encourage investment in the neighbourhood activity centre and improve local retail facilities obviating the need for travel out of the local area to access, for example, full-line supermarkets.
Promote a community hub Contribute to the viability of the centre and consolidate its capacity as a community hub, which
provides a range of social, economic and community services.
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Promote safety and inviting spaces The mix of uses and activities will promote regular customer, commuter, employee and resident visitation through the day and evening in the Ormond Neighbourhood Centre. The new station and new mixed use buildings will improve the physical appearance and condition of the centre. A high quality of urban design and architecture and new open space on Newham Grove will help create an inviting space that is safe and accessible.
Result in an increased demand for community facilities that can be accommodated through planned upgrades The future residential component is likely to create a future demand for existing and future community facilities.
Population and demographic projections indicate that the suburb of Ormond, like the municipality as a whole, will experience declining household sizes and an ageing population, generating greater demand for aged person services and diverse housing options suited to smaller households.
Whilst analysis shows there are a range of community services and facilities proximate to the site, some of these have been identified as suffering from financial and capacity pressures. The City of Glen Eira’s 2015-2016 Strategic Resource Plan and Community Financial Assets Financial Sustainability 2002 discussion paper in particular demonstrates that stress on existing facilities has been considered, with resources being allocated to upgrade important community facilities including local open spaces, the Carnegie Pool and Library and the Glen Eira Sports and Aquatic Centre. These facility upgrades are anticipated to cater for demand associated with the future residents of the site.
Contribute to increased housing diversity and housing options for smaller households The proposed residential component will help achieve the forecasted growth for Ormond and the City of Glen Eira more broadly. It will deliver a range of dwelling sizes and types, providing options for current residents to downsize to more appropriate accommodation.
Achieve a development outcome that is responsive to the local context and surrounding residential neighbourhood Whilst adding to the existing stock of medium density housing, the development opportunity facilitated by the draft planning scheme amendment is located within an activity centre and designated housing diversity area, and above a railway station; away from intact and sensitive character neighbourhoods. Redevelopment outcomes will also be guided by design guidelines that seek to ensure built form is sensitive to existing residential neighbourhoods interfacing with the site in respect of building height, boundary setbacks, overshadowing, overlooking and access to sunlight and daylight and visual bulk considerations.
5.4 Does the draft planning scheme amendment address relevant Bushfire risk?
The municipal area of Glen Eira does not have any designated bushfire prone areas and these provisions are therefore not relevant to this draft planning scheme amendment.
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5.5 Does the draft planning scheme amendment comply with relevant Minister’s Directions applicable to the amendment?
5.5.1 Ministerial Direction on the Form and Content of Planning Schemes
The draft planning scheme amendment is consistent with the Ministerial Direction on the Form and Content of Planning Schemes under section 7(5) of the Planning and Environment Act 1987.
5.5.2 Ministerial Direction No. 1 Potentially Contaminated Land
The draft planning scheme amendment has been prepared having regard to the requirements of Ministerial Direction No.1. Specifically, Clause 4 of the Schedule requires that an application to construct a building or construct or carry out works must be accompanied by an Environmental Site Assessment to the satisfaction of the responsible authority that addresses the matters set out in Section 3.8 of the Comprehensive Development Plan. The site assessment will determine if an environmental audit is required, what level of remediation will be required in order for a sensitive use to occur, or whether a sensitive use is appropriate on the site.
5.5.3 Ministerial Direction No. 9 Metropolitan Strategy
In relation to Plan Melbourne: Metropolitan Planning Strategy, the proposed redevelopment of the Ormond Railway Station facilitates a number of positive outcomes by:
Providing new housing, jobs and services on underutilised land close to jobs, services and public transport infrastructure.
Providing neighbourhood access to local goods, services and employment opportunities and achieving the ‘20-minute neighbourhood’ goal.
Supporting the growth and development of the Ormond Neighbourhood Centre which will provide convenient access to a wide range of goods and services and support the vibrancy of the economy (Initiative 1.5.3 Support planning for other activity centres).
Optimising the development opportunities of the railway land which has been identified for additional residential, employment and mixed-use development (Initiative 1.6.1 Identify new urban-renewal precincts and sites around the exiting rail network based on transit-oriented development principles).
Promoting housing choice and affordability by locating medium and higher density development near services, jobs and public transport including railway stations in established suburbs (Direction 2.2 Reduce the cost of living by increasing housing supply near services and public transport).
Providing new housing close to jobs and transport (Initiative 2.2.3 Deliver housing close to jobs and transport).
Maximising investment opportunities and contributing to urban development and employment growth in the suburbs as a result of the removal of the existing Ormond Station level crossing (Initiative 3.2.3 Facilitate development and drive investment through strategic removal of level crossings).
Developing and energising the neighbourhood centre by supporting access to a mix of goods and services including cafés, dining and shopping, and by creating a village character through shop top housing, open space, and improved pedestrian access (Initiative 4.1.1 Support a network of vibrant neighbourhood centres).
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5.5.4 Ministerial Direction No. 11 Strategic Assessment of Amendments
The draft planning scheme amendment has been prepared having regard to the Minister’s Direction No. 11 - Strategic Assessment of Amendments. The draft planning scheme amendment has also been prepared with consideration of the Revised Practice Note – Strategic Assessment Guidelines for Planning Scheme Amendments.
As outlined above, the draft planning scheme amendment accords with the relevant section of the Planning and Environment Act 1987 and the relevant Minister’s Directions and will appropriately implement the relevant provisions of Plan Melbourne.
5.6 Does the draft planning scheme amendment support or implement the State Planning Policy Framework?
State Planning Policies encourage the more efficient use of land in established areas so that appropriate landholdings provide access to a range of services and facilities that are necessary for, or enhance, community life, including the provision of appropriately located commercial facilities that provide for employment opportunities and economic growth within established activity centres.
It is a key strategic direction of State Government policy to encourage the further development of activity centres in order to promote urban consolidation around public transport nodes, whilst providing a range of business, shopping, working and leisure services.
The draft planning scheme amendment is consistent with the State Policy Planning Framework, as relevant to:
Clause 11.01 Activity Centres identifies activity centres as a focus for development. Activity Centre accessibility is sought through improvement of services and facilities for walking, cycling and public transport to these locations. The Ormond centre is a Neighbourhood Activity Centre.
Clause 11.02-1 Supply of Urban Land states that planning for urban growth should consider opportunities for the consolidation, redevelopment and intensification of existing urban areas.
Clause 11.04-1 Delivering jobs and investment seeks to plan for jobs closer to where people live.
Clause 11.04-4 Liveable communities and neighbourhoods seeks to create a city of 20-minute neighbourhoods.
Clause 11.04-2 Housing Choice and Affordability seeks to provide diverse housing in defined locations that cater for different households and are close to jobs and services.
Clause 15.01-1 - Urban design aims to: o Ensure safe, functional and good quality environments with a sense of place and cultural identity. o Promote good urban design to make the environment more liveable and attractive. o Ensure new development or redevelopment contributes to community and cultural life by improving safety, diversity and choice, the quality of living and working environments, accessibility and inclusiveness and environmental sustainability.
Clause 15.01-2 -Urban design principles seeks to apply design principles to development proposals relating to: development context; the public realm; safety; landmarks, views and vistas; pedestrian spaces; heritage; energy and resource efficiency; and architectural quality.
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Clause 16.01-2 Location of Residential Development seeks to locate new housing in or close to activity centres and employment corridors and at other strategic redevelopment sites that offer good access to services and transport.
Clause 16.01-3 Strategic Redevelopment Sites seeks to identify strategic redevelopment sites for large residential development in Metropolitan Melbourne.
Clause 17.01-1 Business is to encourage development which meets the communities’ needs for retail, entertainment, office and other commercial services and provides net community benefit in relation to accessibility, efficient infrastructure use and the aggregation and sustainability of commercial facilities.
Clause 18.01 Integrated Transport, 18.01-1 Land Use and transport planning, has the objective of “(creating) a safe and sustainable transport system by integrating land-use and transport.” Strategies supporting this objective are aimed at ensuring that jobs and community services are more accessible by “coordinating improvements to public transport, walking and cycling networks with the ongoing development and redevelopment of the urban area”.
Clause 18.01-2 Transport System, seeks the coordinated development of all transport modes to provide a comprehensive transport system. Among other things, strategies to achieve this include: o Plan or regulate new uses or development of land near an existing or proposed transport route to avoid detriment to, and where possible enhance the service, safety and amenity desirable for that transport route in the short and long terms.
Clause 18.02 Movement Networks, provides objectives and strategies in relation to pedestrian movement, cycling, public transport, the road network and car parking.
Clause 18.02-1 Pedestrian movement and Clause 18.02-2 Cycling Pedestrian movement and cycling are promoted through the development of safe and attractive pedestrian environments and improved facilities, particularly storage, for cyclists at public transport interchanges and rail stations.
Clause 18.02-5 Car parking seeks an adequate supply of car parking related to land use and modes of access to sites. Strategies include efficient parking provision through the consolidation of facilities, provision for taxis in activity centres and at transport interchanges and good urban design to protect the amenity of areas.
The draft planning scheme amendment requires the careful balancing of potentially competing State planning policies, for example, Clauses 15 and 16 require that new development respects the character and heritage values of the surrounding area whilst Clauses 11 and 16 support urban consolidation and increased housing density.
The potential impacts of the proposed development opportunity on surrounding properties are somewhat ameliorated by the size of the site which provides capacity to modulate any proposed built form and ensure considerable physical separation between any higher and lower density residential components. The three main adjoining streets also provide for excellent physical separation. Similarly, the surrounding land use activities particularly along North Road are primarily commercial uses comprising non-sensitive activities that would not be detrimentally impacted by a mixed use, higher density retail and residential development on the site.
In addition, the design principles and application requirements of the Comprehensive Development Plan
which relate to height, massing and setbacks, and land use mix and layout respectively, seek to achieve an appropriate balance between respecting the existing character surrounding the site, accommodating
growth and contributing to a legible and appealing urban environment. For example:
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There is capacity to develop a landmark building above Ormond Station on North Road, providing architectural excellence can be achieved. This building will sit within the heart of the commercial spine of the activity centre, and where the existing streetscape character is robust enough to absorb a singular built form departure.
Development should be designed to transition from higher built form on North Road, to lower built form at the rear where it adjoins residential properties. Vertical articulation should be incorporated along Newham Grove and Katandra Road to respect the prevailing character.
Development on the east side of Newham Grove within Precinct C should incorporate residential uses at the street level and a street façade that is no higher than 3 storeys. Any height above 10 metres to be set back so that it is visually recessive when viewed from the footpath on the opposite side of the street.
Development on the west side of Katandra Road within Precinct C should have a street façade no higher than 4 storeys, with any height above 14 metres to be set back so that it is visually recessive when viewed from the footpath on the opposite side of the street.
The development should provide a mix of dwelling types including variation in size and layout.
The retail function of North Road and the active frontage of the centre are to be retained on the ground floor and a recognisable and accessible pedestrian access point from the principal street frontage is to be provided to the residential component of the building.
It is therefore considered that the draft planning scheme amendment achieves an appropriate balance of competing State planning policies resulting in a net community benefit.
5.7 Does the draft planning scheme amendment support or implement the Local Planning Policy Framework, and specifically the Municipal Strategic Statement?
The draft planning scheme amendment supports and implements key aims and objectives of the Municipal Strategic Statement (MSS), as detailed below:
Clause 21.03-3 Key Land Use Visions The Municipal Strategic Statement identifies the Ormond Railway Station within the boundaries of the Ormond Neighbourhood Activity Centre.
Neighbourhood centres are intended to provide a mix of small-scale convenience retailing and service uses with apartments encouraged within the commercial areas of these centres and single dwellings and multi unit development at the edge of the commercial centres.
Neighbourhood Centres are also identified as a housing diversity area which is intended to accommodate the majority of additional dwellings required to house Glen Eira’s future population. Housing diversity areas in and around shopping centres and close to public transport will take advantage of existing infrastructure and help revitalise shopping centres.
Clause 21.04 Housing and Residential Development (Overview) This clause encourages a mix of housing types, increased residential densities and mixed use developments in neighbourhood centres.
The clause also identifies different categories of housing diversity areas in the City of Glen Eira and anticipates a different density, mass and scale of development for each type of area. The hierarchy of centres is expressed in the Figure entitled ‘Hierarchy of housing diversity areas’ at Clause 21.04-1 Overview.
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Figure 9: Hierarchy of housing diversity areas (Clause 21.04-1 Overview of the Glen Eira Planning Scheme)
The subject site is located in the Ormond Neighbourhood Activity Centre, which is located along North Road and comprises a commercial centre. The site is therefore located in the ‘Neighbourhood centre – Commercial’ category in the above figure. The ‘Neighbourhood centre – Commercial’ category is situated immediately below the ‘Urban village’ category – the activity centre that is anticipated to support the greatest level of development density, mass and scale.
Residential development in neighbourhood centres is anticipated to create a safer, more attractive community focus, provide increased opportunities to work and obtain services closer to where people live and support the ongoing viability of centres with people in and around them using goods and services.
Clause 21.04-2 Objectives, Strategies and Implementation This clause seeks to achieve greater housing diversity by guiding multi-unit development towards obvious strategic locations that have good access to public transport, commercial, community, educational and recreational services.
Residential development is to facilitate high quality urban design and architecture that will enhance neighbourhood character and stimulate and improve the vitality of Glen Eira’s commercial centres by encouraging a mix of housing types, increased housing densities and mixed use developments within neighbourhood centres.
Clause 21.06 Business This clause foresees that the encouragement of multi-unit development in neighbourhood centres will exploit these transport opportunities as well as increasing the catchment populations served by each centre. It notes that the pursuit of urban village principles in these centers will promote an increased use of these centres by more local and less car-oriented patronage.
Clause 21.06-2 Objectives, Strategies and Implementation
This clause seeks to enhance and further develop neighbourhood centres as the focus for community life by accommodating additional population growth to support commercial centres, ensuring new supermarkets and retail developments are located within existing centres and at
ground level and facilitating high standards of urban design.
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Clause 21.12-1 (Transport) Objectives This clause seeks to increase access and use of public transport, ensure the adequate provision of car parking in appropriate locations to serve the needs of business and its customers and facilitate new development that enhances public transport facilities and increase public transport patronage.
The proposed development opportunity is consistent with the MSS given:
The site’s strategic location within the Ormond Neighbourhood Activity Centre and Ormond railway station co-location. Its prominence and size, maintaining three road frontages. The social, economic and environmental benefits attributed to redevelopment of the site.
The draft planning scheme amendment will enable an appropriately sited and designed mixed use retail and residential development which will actively complement and support the operation of the Ormond Neighbourhood Activity Centre. The future residential buildings will contribute to a more diverse housing stock, providing a variety of housing options for the anticipated long term increase in the municipal population. Moreover, the proposed commercial, retail premises, supermarket and dwellings will together also contribute to more sustainable development outcomes, providing jobs and services closer to housing, promoting public transport use and alternatives to private vehicle transport and supporting the achievement of a 20 minute neighbourhood.
In relation to Local Planning Policy, the draft planning scheme amendment is not inconsistent with any existing local planning policies. Given the existing Public Use Zoning that affects the majority of the site and the absence of heritage significance, the Local Planning Policy Framework has limited application to the subject site.
That notwithstanding, the site interfaces with an existing Heritage Overlay HO75 relating to the Ormond Precinct Environs, which affects the land to the north and west of the site along Newham Grove. Clause 22.01-3 Heritage Policy requires that development in close proximity to a heritage place or area is to complement the character and heritage value of that place or area.
The design principles and application requirements of the Comprehensive Development Plan which particularly relate to height, massing and setbacks, together with the associated application requirements including the preparation of an Urban Context Report and Design Response, will help ensure future development along Newham Grove respects the existing character and significance of contributory buildings in the street.
Similarly, the site is recognised as being within the Ormond Neighbourhood Activity Centre and a designated housing diversity area, draft planning scheme amendment will seek to facilitate the provisions of Clause 22.07 Housing Diversity Area Policy. This policy applies to residential and commercial zoned land in nominated housing diversity areas.
Clause 22.07-3.1 Housing diversity areas (a) Neighbourhood Centres sets out policy directions for commercial and residential zoned land. The draft planning scheme amendment is consistent with the policy directives, for the reasons provided below:
General The draft planning scheme amendment provides a significant opportunity to deliver diverse housing options and forms, including varying dwelling sizes and layouts and both townhouses and apartment housing styles.
The site, given its size, road frontages, location above a railway station and commercial context along North Road presents a unique redevelopment situation in which, given appropriate urban and architectural design treatments,
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the scale and density of development can exceed the ‘usual’ built form responses generally contemplated in a lower order, neighbourhood activity centre.
The site is also sufficiently sized to accommodate physical breaks between the buildings as well as graduated building heights and upper level setbacks which will ensure a future redevelopment responds appropriately to its varied interfaces.
Commercial/ The southern portion of the site maintains an interface to North Road and sits Residential areas largely within a commercial context.
Ground level and lower levels may comprise a mix of activated retail and commercial spaces, as well as ground level station access at the corner of North and Katandra Roads.
The upper levels of any future buildings along North Road and at the southern end of Katandra Road may comprise apartments above ground level. Recognisable and accessible pedestrian access points will be provided from the principal street frontage.
The greatest density and building height is concentrated along the North Road frontage to minimise adverse amenity impacts on the existing residential neighbourhood. North Road is a major connector and comprises a commercial character that is better able to manage the proposed height and density.
The siting and design of any future residential townhouses and apartment buildings will be guided by the Comprehensive Development Plan which provides direction in respect of building height, mass and setbacks to upper levels. This will ensure adverse amenity impacts on adjoining existing residential properties are minimised and that buildings are visually recessive, such that the any future proposal does not unreasonably dominate the surrounding streetscapes.
A publicly accessible area may separate the building fronting North Road from the lower residential buildings to the north. The siting of lower scale residences along Newham Grove (the site’s western boundary) provides a graduation in building height that both responds to the site’s local context and ameliorates the potential for unreasonable building bulk impacts.
Commuter, commercial and retail car parking is to be potentially provided in the form of a car park deck at the northern end of the site across multiple levels above ground level. At grade car parking may be provided for the lower level dwellings fronting Newham Grove. Car parking will be screened from public view in the surrounding street frontages.
The mixed use nature of any future development will necessitate the consideration of noise attenuation measures in the design process.
Any future proposal should provide for a mix of dwelling types and layouts, including townhouses and apartments.
The adjoining residentially zoned land to the north (3 Newham Grove) also forms part of the Housing Diversity Area and the Neighbourhood Activity
Centre.
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The draft planning scheme amendment will amend local planning policies at Clause 21.04 (Housing and Residential Development), 21.06 (Business) and 22.07 (Housing Diversity Area Policy) to provide strategic direction to assist with guiding the future development of the site. The changes to these local planning policies are considered appropriate and will provide further policy support for the redevelopment of strategic sites made available through the removal of the level crossing, such as Ormond Station.
5.8 Does the draft planning scheme amendment make proper use of the Victorian Planning Provisions?
In consideration of the matters detailed above, it is considered that the draft planning scheme amendment makes proper use of these provisions and uses most appropriate mechanism (planning scheme amendment) to achieve the intended changes to the Glen Eira Planning Scheme.
The draft planning scheme amendment meets the format and content requirements of the Victoria Planning Provisions.
The draft planning scheme amendment will introduce Clause 37.02 Comprehensive Development Zone and associated Schedule to the Glen Eira Planning Scheme. It will also introduce the North Road, Ormond Development Comprehensive Development Plan, July 2016 via the Schedule to Clause 81.01.
The introduction of the new zone is considered necessary given the complexity of any development proposal, which extends beyond the provision of transport related public utilities and community facilities. The Comprehensive Development Zone is specifically designed for large or complex developments.
5.9 Does the draft planning scheme amendment address the views of any relevant agency?
Relevant agencies will have the opportunity to provide submissions on the draft planning scheme amendment, as part of the standing advisory committee process.
5.10 Does the draft planning scheme amendment address relevant requirements of the Transport Integration Act 2010?
The draft planning scheme amendment will have a positive impact on the transport system by improving the efficiency and accessibility of public transport and optimising development opportunities of the existing railway station, particularly in relation to the Ormond Neighbourhood Activity Centre and surrounding area.
5.11 What impact will the new planning provisions have on the Responsible Authority’s resourcing and administration costs?
The draft planning scheme amendment will not place any additional unreasonable requirements on the resources of the Minister for Planning or result in additional administrative costs to the City of Glen Eira.
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6.0 Conclusion
The draft planning scheme amendment addresses the relevant state and local planning policies relating to the consolidation and intensive re-use of serviced, strategic redevelopment urban land. Similarly, provisions of the proposed Comprehensive Development Zone Schedule 1 and the design principles and application requirements of the associated North Road, Ormond, Comprehensive Development Plan, July 2016strike an appropriate balance between respecting the existing character surrounding the site, accommodating growth and contributing to a legible and appealing urban environment.
In this context, the draft planning scheme amendment will facilitate the comprehensive redevelopment of the existing Ormond railway station site for preferred land use outcomes consistent with the planning policy frameworks under the Glen Eira Planning Scheme.
Any future development will deliver a new at-grade access to the Ormond railway station and provide a significant amount of new dwellings and retail floor space in the Ormond Neighbourhood Activity Centre. Development of the site will contribute to this centre’s economic sustainability. New dwellings will help create a demand for existing and proposed services while new commercial tenancies will consolidate the existing offer of services and jobs for the surrounding community.
The mixed use nature of any future development and its location above the Ormond Railway Station will further strengthen the attributes of the Ormond Neighbourhood Activity Centre as a ’20 minute neighbourhood.’
In addition to economic benefits, the development opportunity created will also provide social benefits by consolidating the centre’s function as a community hub making it more liveable and providing increased opportunities for social interaction.
Future development facilitated by the draft planning scheme amendment will also deliver environmental benefits in the form of modern, energy efficient buildings which are well located in respect of the existing and proposed residential population who can walk, ride or use public transport to access a workplace or retail services provided within the redevelopment.
Furthermore, the site’s location within easy access of public transport facilities will provide benefits and convenience to commercial visitors to the site.
In the context of the potential economic, social and environmental benefits presented by the proposed redevelopment opportunity, it is considered that the draft planning scheme amendment as proposed is worthy of approval under the Planning and Environment Act 1987.
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Attachment 1 – Certificates of Title
Copyright State of Victoria. This publication is copyright. No part may be reproduced by any process except in accordance with the provisions of the Copyright Act and for the purposes of Section 32 of the Sale of Land Act 1962 or pursuant to a written agreement. The information is only valid at the time and in the form obtained from the LANDATA REGD TM System. The State of Victoria accepts no responsibility for any subsequent release, publication or reproduction of the information.
REGISTER SEARCH STATEMENT (Title Search) Transfer of Page 1 of 1 Land Act 1958 VOLUME 02597 FOLIO 339 Security no : 124061507061B Produced 29/07/2016 03:26 pm
LAND DESCRIPTION
Lot 1 on Title Plan 916862X (formerly known as part of Portion 66 Parish of Prahran East of Elsternwick). PARENT TITLE Volume 02329 Folio 615 Created by instrument 0366559 28/01/1896
REGISTERED PROPRIETOR
Estate Fee Simple Sole Proprietor THE VICTORIAN RAILWAYS COMMISSIONERS 0366559 28/01/1896
ENCUMBRANCES, CAVEATS AND NOTICES
Any encumbrances created by Section 98 Transfer of Land Act 1958 or Section 24 Subdivision Act 1988 and any other encumbrances shown or entered on the plan set out under DIAGRAM LOCATION below.
DIAGRAM LOCATION
SEE DIAGRAM ON IMAGED FOLIO VOLUME 2597 FOLIO 339 FOR FURTHER DETAILS AND BOUNDARIES
ACTIVITY IN THE LAST 125 DAYS
NIL
DOCUMENT END
Title 2597/339 Page 1 of 1 Imaged Document Cover Sheet
The document following this cover sheet is an imaged document supplied by LANDATA®, Land Victoria.
Document Type Title Diagram Document Identification 2597/339 Number of Pages 4
(excluding this cover sheet)
Document Assembled 29/07/2016 15:28
Copyright and disclaimer notice: © State of Victoria. This publication is copyright. No part may be reproduced by any process except in accordance with the provisions of the Copyright Act and for the purposes of Section 32 of the Sale of Land Act 1962 or pursuant to a written agreement. The information is only valid at the time and in the form obtained from the LANDATA® System. The State of Victoria accepts no responsibility for any subsequent release, publication or reproduction of the information.
The document is invalid if this cover sheet is removed or altered.
Copyright State of Victoria. This publication is copyright. No part may be reproduced by any process except in accordance with the provisions of the Copyright Act and for the purposes of Section 32 of the Sale of Land Act 1962 or pursuant to a written agreement. The information is only valid at the time and in the form obtained from the LANDATA REGD TM System. The State of Victoria accepts no responsibility for any subsequent release, publication or reproduction of the information.
REGISTER SEARCH STATEMENT (Title Search) Transfer of Page 1 of 1 Land Act 1958 VOLUME 01928 FOLIO 423 Security no : 124061507107B Produced 29/07/2016 03:27 pm
LAND DESCRIPTION
Lots 1,2,3 and 4 on Title Plan 918324S (formerly known as part of Portion 65, part of Portion 66, part of Portion 67, part of Portion 68 Parish of Prahran East of Elsternwick). PARENT TITLES : Volume 01442 Folio 266 Volume 01889 Folio 702 Volume 01900 Folio 864 Created by instrument 0399605R 11/07/1887
REGISTERED PROPRIETOR
Estate Fee Simple Sole Proprietor THE VICTORIAN RAILWAYS COMMISSIONERS 0399605R 11/07/1887
ENCUMBRANCES, CAVEATS AND NOTICES
CAVEAT as to part AM965748F 25/07/2016 Caveator UNITED ENERGY DISTRIBUTION PTY LTD Grounds of Claim LEASE WITH THE FOLLOWING PARTIES AND DATE. Parties THE REGISTERED PROPRIETOR(S) Date 05/05/2016 Estate or Interest LEASEHOLD ESTATE Prohibition UNLESS AN INSTRUMENT IS EXPRESSED TO BE SUBJECT TO MY/OUR CLAIM Lodged by O'DONNELL SALZANO LAWYERS Notices to O'DONNELL SALZANO LAWYERS of LEVEL 4 11-19 BANK PLACE MELBOURNE VIC 3000
Any encumbrances created by Section 98 Transfer of Land Act 1958 or Section 24 Subdivision Act 1988 and any other encumbrances shown or entered on the plan set out under DIAGRAM LOCATION below.
DIAGRAM LOCATION
SEE DIAGRAM ON IMAGED FOLIO VOLUME 1928 FOLIO 423 FOR FURTHER DETAILS AND BOUNDARIES
ACTIVITY IN THE LAST 125 DAYS
NUMBER STATUS DATE AM965748F CAVEAT Registered 25/07/2016
DOCUMENT END
Title 1928/423 Page 1 of 1 Imaged Document Cover Sheet
The document following this cover sheet is an imaged document supplied by LANDATA®, Land Victoria.
Document Type Title Diagram Document Identification 1928/423 Number of Pages 4
(excluding this cover sheet)
Document Assembled 29/07/2016 15:30
Copyright and disclaimer notice: © State of Victoria. This publication is copyright. No part may be reproduced by any process except in accordance with the provisions of the Copyright Act and for the purposes of Section 32 of the Sale of Land Act 1962 or pursuant to a written agreement. The information is only valid at the time and in the form obtained from the LANDATA® System. The State of Victoria accepts no responsibility for any subsequent release, publication or reproduction of the information.
The document is invalid if this cover sheet is removed or altered.
Copyright State of Victoria. This publication is copyright. No part may be reproduced by any process except in accordance with the provisions of the Copyright Act and for the purposes of Section 32 of the Sale of Land Act 1962 or pursuant to a written agreement. The information is only valid at the time and in the form obtained from the LANDATA REGD TM System. The State of Victoria accepts no responsibility for any subsequent release, publication or reproduction of the information.
REGISTER SEARCH STATEMENT (Title Search) Transfer of Page 1 of 1 Land Act 1958 VOLUME 01928 FOLIO 423 Security no : 124061507192K Produced 29/07/2016 03:31 pm
LAND DESCRIPTION
Lots 1,2,3 and 4 on Title Plan 918324S (formerly known as part of Portion 65, part of Portion 66, part of Portion 67, part of Portion 68 Parish of Prahran East of Elsternwick). PARENT TITLES : Volume 01442 Folio 266 Volume 01889 Folio 702 Volume 01900 Folio 864 Created by instrument 0399605R 11/07/1887
REGISTERED PROPRIETOR
Estate Fee Simple Sole Proprietor THE VICTORIAN RAILWAYS COMMISSIONERS 0399605R 11/07/1887
ENCUMBRANCES, CAVEATS AND NOTICES
CAVEAT as to part AM965748F 25/07/2016 Caveator UNITED ENERGY DISTRIBUTION PTY LTD Grounds of Claim LEASE WITH THE FOLLOWING PARTIES AND DATE. Parties THE REGISTERED PROPRIETOR(S) Date 05/05/2016 Estate or Interest LEASEHOLD ESTATE Prohibition UNLESS AN INSTRUMENT IS EXPRESSED TO BE SUBJECT TO MY/OUR CLAIM Lodged by O'DONNELL SALZANO LAWYERS Notices to O'DONNELL SALZANO LAWYERS of LEVEL 4 11-19 BANK PLACE MELBOURNE VIC 3000
Any encumbrances created by Section 98 Transfer of Land Act 1958 or Section 24 Subdivision Act 1988 and any other encumbrances shown or entered on the plan set out under DIAGRAM LOCATION below.
DIAGRAM LOCATION
SEE DIAGRAM ON IMAGED FOLIO VOLUME 1928 FOLIO 423 FOR FURTHER DETAILS AND BOUNDARIES
ACTIVITY IN THE LAST 125 DAYS
NUMBER STATUS DATE AM965748F CAVEAT Registered 25/07/2016
DOCUMENT END
Title 1928/423 Page 1 of 1 Imaged Document Cover Sheet
The document following this cover sheet is an imaged document supplied by LANDATA®, Land Victoria.
Document Type Title Diagram Document Identification 1928/423 Number of Pages 4
(excluding this cover sheet)
Document Assembled 29/07/2016 15:32
Copyright and disclaimer notice: © State of Victoria. This publication is copyright. No part may be reproduced by any process except in accordance with the provisions of the Copyright Act and for the purposes of Section 32 of the Sale of Land Act 1962 or pursuant to a written agreement. The information is only valid at the time and in the form obtained from the LANDATA® System. The State of Victoria accepts no responsibility for any subsequent release, publication or reproduction of the information.
The document is invalid if this cover sheet is removed or altered.
Copyright State of Victoria. This publication is copyright. No part may be reproduced by any process except in accordance with the provisions of the Copyright Act and for the purposes of Section 32 of the Sale of Land Act 1962 or pursuant to a written agreement. The information is only valid at the time and in the form obtained from the LANDATA REGD TM System. The State of Victoria accepts no responsibility for any subsequent release, publication or reproduction of the information.
REGISTER SEARCH STATEMENT (Title Search) Transfer of Page 1 of 1 Land Act 1958 VOLUME 10138 FOLIO 785 Security no : 124061507245B Produced 29/07/2016 03:34 pm CROWN GRANT
LAND DESCRIPTION
Crown Allotment 66A Parish of Prahran.
REGISTERED PROPRIETOR
Estate Fee Simple Sole Proprietor FEI INVESTMENTS PTY LTD of 5 WINSTON STREET GLEN WAVERLEY VIC 3150 AM321858R 12/11/2015
ENCUMBRANCES, CAVEATS AND NOTICES
MORTGAGE AM321859P 12/11/2015 AUSTRALIA AND NEW ZEALAND BANKING GROUP LTD
Any crown grant reservations exceptions conditions limitations and powers noted on the plan or imaged folio set out under DIAGRAM LOCATION below. For details of any other encumbrances see the plan or imaged folio set out under DIAGRAM LOCATION below.
DIAGRAM LOCATION
SEE TP067735L FOR FURTHER DETAILS AND BOUNDARIES
ACTIVITY IN THE LAST 125 DAYS
NIL
------END OF REGISTER SEARCH STATEMENT------
Additional information: (not part of the Register Search Statement)
Street Address: 1 NEWHAM GROVE ORMOND VIC 3204
DOCUMENT END
Title 10138/785 Page 1 of 1 Imaged Document Cover Sheet
The document following this cover sheet is an imaged document supplied by LANDATA®, Land Victoria.
Document Type plan Document Identification TP067735L Number of Pages 2
(excluding this cover sheet)
Document Assembled 29/07/2016 15:34
Copyright and disclaimer notice: © State of Victoria. This publication is copyright. No part may be reproduced by any process except in accordance with the provisions of the Copyright Act and for the purposes of Section 32 of the Sale of Land Act 1962 or pursuant to a written agreement. The information is only valid at the time and in the form obtained from the LANDATA® System. The State of Victoria accepts no responsibility for any subsequent release, publication or reproduction of the information.
The document is invalid if this cover sheet is removed or altered.