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Independent Urban Design Advice Expert Witness Evidence

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Independent Urban Design Advice Expert Witness Evidence Architecture Planning Interior Design McGauran Giannini Soon Pty Ltd ABN 13 006 488 302 10-22 Manton Lane Melbourne 3000 Australia Telephone 61 3 9670 1800 Facsimile 61 3 9670 1808 Email: [email protected] INDEPENDENT URBAN DESIGN ADVICE EXPERT WITNESS EVIDENCE PORT PHILLIP PLANNING SCHEME AMENDMENT C107 For 100 Park Street November 2014 Prepared by Robert McGauran B. Arch. (Hons. Melb), B.A. (Fine Arts Melb.), P.D.M. (Melb.), LFRAIA, FVEPLA, Architect Our ref: 14144 Robert McGauran B ARCH (HONS) LFRAIA BA (FINE ARTS) | Eli Giannini M ARCH LFRAIA | MK Soon B ARCH (HONS) FRAIA | Chris Jones B ARCH RAIA | Cameron Lacy B ARCH (HONS) | Joshua Wheeler B ARCH (HONS) BBSC DIRECTORS Amendment C107 to the Port Phillip Planning Scheme 1. BACKGROUND 1.1. I have been asked by Minter Ellison Lawyers to comment on the proposed Planning Scheme Amendment C107 (the amendment) to the Port Phillip Planning Scheme with regard to the appropriateness of the amendment in relation to its context and principles of good urban design. 2. THE PROPOSED AMENDMENT – THE CONTEXT 2.1. The St. Kilda Road and Queens Road/Kings Way corridor has with the Southbank area been the subject of major change from the early 1990’s until the present, becoming a mecca for entertainment along the Yarra River’s edge, commerce along the Kings Way interface and apartment style living for much of the hinterland and Queens Road and St Kilda Road interfaces. 2.2. The arts presence that had existed has been further expanded and consolidated with the development of ACCA, MTC, ABC, the Australian Ballet School, the VCA Secondary College (in Miles Street) and the Recital Hall along the Sturt Street spine. 2.3. The Princess Bridge and Queensbridge Street crossings have been complimented by additional pedestrian bridges linking the city with Southbank. The St Kilda Road and south river edge spines are now a focus of commuter and recreational cycling access and activity. 2.4. A large residential community has been established with over 15,000 people now calling either Southbank or South Wharf home, with a 35% growth in this precinct population in the past 6 years. In Southbank alone this resident population is anticipated to substantially increase to over 70,000 with an additional worker population of 56,000. 2.5. Within the C107 area we have also seen major transformation occur but in this instance the evolution has been one that has set the scene for Southbank as unlike the neighbouring precinct it has long been seen as a place to live and work. 2 MGS Architects Amendment C107 to the Port Phillip Planning Scheme 2.6. Initially the St Kilda and Queens Road corridors were seen largely as a residential address in the 19th century with the adjacent lower lying land reclaimed and primarily dedicated to recreation and industrial purposes with the formalising of the Albert Park Reserve providing an address with St Kilda Road for the new residential neighbourhood. 2.7. To this context of major change of areas along Queens Road, St Kilda Road and the upper end of Albert Road that have traditions of providing a sampler of the commercial and higher density residential development trends able to be delivered by the private sector at that time. Evolution has been progressive as can be seen from the attached images with homes interspersed with hotels, office buildings and apartments forming a new skyline and later higher levels of infill and transformation. Image showing the former BP House under construction in a primarily low scale context 3 MGS Architects Amendment C107 to the Port Phillip Planning Scheme 1970’s image showing more development in the corridor with the former Prince Henry’s Hospital in the foreground 2.8. Progressively the port and inner urban industrial activities that lined the river and the western and part eastern side of Kings Way and hinterland off the St Kilda Road Ridge have been replaced with higher density urban renewal including the extensive Southbank renewal project, the hinterland higher density development, regional freeway infrastructure, and centres of commerce and higher density housing. These changes have made significant contributions to Melbourne’s transformation. 2.9. Many of the projects have been acknowledged with awards including in the last decade Yve, Melburnian and Balencea Apartments and in earlier times, the Stanhill and Newburn Flats by Frederick Romberg in the 1930’s and 1940’s. Many too, have been seen to push the boundaries of acceptable scale and aesthetic convention but ironically each sits comfortably in its constantly changing context. Page 90 and 91 of the Site Survey and Analysis report in the review of Design and Development Overlay 3 and 4 dated 2013 documents the wide variance in both setbacks and heights. 2.9.1. Generally speaking there is a greater coherence to setbacks within the St Kilda Road frontage properties. 2.9.2. In Queens Road setbacks are typically 15m at the northern end of the precinct with significant exceptions [particularly south of Lorne Street. 2.9.3. In Kings Way setbacks are typically zero. 2.10 The breaches in heights of the current DDO control are even more striking. 4 MGS Architects Amendment C107 to the Port Phillip Planning Scheme 2.10.1 In Albert Road South the vast majority of properties exceed the DDO. In the northwest precinct more than 50% of development north of Park Street similarly exceeds the existing DDO. 2.10.2 In Queens Road south of Albert Reserve more than half of the frontage to the lake has been built at heights 10-60%+ the preferred heights with more than 75% of the balance of the sites identified as having medium or high redevelopment potential with development to either side of St Kilda Road similarly characterised by a substantial diversity of scale that simply confirm what is obvious from a visual inspection of the precinct. That is that built form is highly variable. View from Lakeside Drive looking east showing the high degree of variance in built form, footprint and design approach. 2.11. In the Planisphere report the conclusion is that Precinct 6 Queens Road could see significant level of growth achieved through incremental increase in building height throughout the precinct. Similar findings are seen for Albert Road north and Bowen Crescent with significant capacity for growth in the Northwest Corner. More incremental change is envisaged in the Albert Road south precinct presumably due to the limited number of available remaining sites. 2.11.1. That being said recent project approvals in Palmerston Crescent exceed the nominated development height by almost one residential floor. 2.11.2. Whilst this analysis in the report is useful it is disappointing that ownership of adjoining lots has not been considered in a number of instances. Sites such 5 MGS Architects Amendment C107 to the Port Phillip Planning Scheme as the composite ownerships of Australian Unity of its headquarters in Albert Road and adjoining two sites are not considered in composite form. Although the smaller lots are identified as having high potential for change the 1970’s building is not. This despite the owner having a track record in recent years of development of medium rise housing for ageing in place supported by diversified aged care support services. 2.11.3. With its outlook and amenity to Albert Road and its location within a high socio economic area I am advised this site will be the subject of a detailed feasibility study for this purpose. In these circumstances it makes little sense to have differing controls over the three sites and even less sense not to be encouraging such a use in this location. 2.12. Elsewhere the conversion of 40 Albert Road won Architectural awards for sustainability, 42-50 Albert Road (29 storeys and 45% breach) was awarded by the City of Port Phillip urban design award for best new building greater than 6 storeys in 2014 and 34-38 Albert Road a similarly tall building of approximately 92m was shortlisted for awards in this year’s AIA awards. To the west of Kings Way, City Edge built a 5 level development in direct juxtaposition with a fine grain 19th Century neighbourhood and the design merits were acknowledged with professional awards. 2.13. This is clear acknowledgement I think that this is an area where heights substantially greater than that envisaged in the amendment have both been successfully realised and moreover have been peer reviewed after completion and deemed to be successful. 2.14. These projects have each responded to both the opportunity offered by the changing needs of a rapidly changing urban context and relatively few abutting constraints. Councils own infrastructure reports accompanying their review of the precinct also confirm that unlike other areas of the municipality such as Fisherman’s Bend, this precinct does not suffer from any substantial constraining forces. Hence historically these areas have always been defined as go-to locations but within a context of continuing to seek to fit-in to a future character that envisages a highly urbanised context. This program has been supported by a robust planning scheme that has supported this urban transformation. 2.15. More recently formerly secondary light industrial and hinterland secondary office to the north of this ratcheted up successful Albert Road zone has been identified as an opportunity for transformation notably the area between Dorcas Street and Albert 6 MGS Architects Amendment C107 to the Port Phillip Planning Scheme Road, with the review by Planisphere identifying potential for development of 60 metres or more. I support this assessment of significant opportunities for transformation.
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