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SJB Planning Planning Scheme Amendment Assessment Report

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SJB Planning Planning Scheme Amendment Assessment Report 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 L1/80 Dorcas St, Southbank [email protected] T 61 3 8648 3500 Melbourne VIC 3006 sjb.com.au F 61 3 8648 3599 SJB Planning Pty Ltd ACN 007 427 554 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 05 August 2016 - 553999R001 SJP Planning SJB Planning Pty Ltd ACN 007 427 554 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. 05 August 2016 - 6/40 553999R001 SJB Planning SJB Planning Pty Ltd ACN 007 427 554 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. 7/40 Amendment Assessment Report Subject site Figure 1: Subject site relative to property addresses 05 August 2016 - 8/40 553999R001 SJB Planning SJB Planning Pty Ltd ACN 007 427 554 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.
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