Rosanna Station Development Combined Planning Scheme Amendment and Planning Permit Application Town Planning and Urban Context Report Date prepared Prepared for Instructed by February 2021 Beetham Parade Pty Ltd SEMZ Property Advisory and Project Management Table of Contents Section Page No. ____________________________________________________________ 1 Introduction 3 1.1 Overview 3 1.2 Background 3 2 The Site and its Context 5 2.1 The Site 5 2.2 Wider Context 7 2.3 Opportunities and Constraints 8 3 Existing Planning Controls and Policy 9 3.1 Planning Controls and Provisions 9 3.2 Planning Policy Framework 11 3.3 Aboriginal Cultural Heritage 12 4 Planning Scheme Amendment 13 4.1 Overview of the Amendment 13 4.2 Proposed Zone 13 ratio:consultants pty ltd 4.3 Strategic Assessment 14 This work is copyright. Apart from any use as permitted under Copyright Act 1968, no part may be reproduced without written permission of ratio:consultants pty ltd. 5 Planning Permit Application 22 Disclaimer: neither ratio:consultants pty ltd nor any member or employee of 5.1 The Proposal 22 ratio:consultants pty ltd takes responsibility in anyway whatsoever to any person or 5.2 Assessment of the Permit Application Proposal 25 organisation (other than that for which this report is being prepared) in respect of the information set out in this report, including any errors or omissions therein. ratio:consultants pty ltd is not liable for errors in plans, specifications, documentation 6 Conclusion 39 or other advice not prepared or designed by ratio:consultants pty ltd. Appendices: Appendix A Clause 58 Assessment Rosanna Station development site – S96a Application Planning Report 2 1 Introduction 1.1 Overview development proposal in relation to relevant policies and provisions of the Banyule Planning Scheme. This report has been prepared on behalf of Beetham Parade Pty Ltd The report should be read in conjunction with: and accompanies a request for a combined Planning Scheme Amendment and Planning Permit Application (pursuant to Section ― The Architectural Plans prepared by C. Kairouz Architects (dated 96A of the Planning and Environment Act 1987) for land located on 5 February 2021) the eastern side of Beetham Parade, Rosanna. ― Landscape Plans prepared by Site Image Landscape Architects The land subject of this request (the subject site) has been identified ― Traffic Impact Assessment report prepared by Traffix Group as surplus to State Government requirements, following the removal ― Waste Management Report prepared by Leigh Design of the Lower Plenty Road Level crossing and the construction of the ― Acoustic Assessment Report prepared by Marshall Day new Rosanna Station. Acoustics Beetham Parade Pty Ltd has entered into a Development ― An Arboricultural Assessment prepared by Treelogic Agreement for the development of the subject site. ― ESD Report prepared by Ark Resources The combined amendment/application seeks to facilitate the ― Site Environmental Report prepared by Douglas Partners development of the subject site for a mixed-use building comprising ― Aboriginal Cultural Heritage Advice prepared by Andrew Long ground floor office and food and drink uses with residential and Associates apartments at the upper levels. ― A draft Plan of Subdivision prepared by Hellier McFarland More specifically: ― A draft planning permit prepared by Ratio Consultants ― Planning Scheme Amendment documents comprising an ― The Planning Scheme Amendment seeks to rezone the subject Explanatory Report, Instruction Sheet and Proposed Zone Map. site from the Public Use Zone (PUZ4) to the Commercial 1 Zone (C1Z) 1.2 Background ― The Planning Permit Application seeks approval for subdivision to excise the subject site from railway corridor land; construction The State Government is undertaking a substantial infrastructure of a 7-storey building, plus basement car park, comprising office, investment programme with the core aim of removing 75 level food and drink and residential uses (71 no. apartments); a crossings from Melbourne’s metropolitan rail network by 2025. reduction in car parking requirement; and creation of a light and As part of this programme, the project is identifying sites, where air easement. surplus land is suitable for development which can deliver housing This report provides an overview of the site’s physical and planning or commercial uses in proximity to public transport services and policy context and provides a strategic assessment of the proposed generate funds for re-investment in the transport network. planning scheme amendment and an assessment of the In Rosanna, the level crossing at Lower Plenty Road was removed by building a rail bridge over the road in 2018, along with the Rosanna Station development site – S96a Application Planning Report 3 associated construction of a new elevated railway station with improved passenger accessibility and public realm works. The site the subject of this report was formerly an area of at-grade car parking associated with the station and was used as construction compound during the level crossing works and is now surplus to requirements for railway operations. It has been identified as an opportunity site with the potential for transit-oriented mixed-use development that can capitalise on the site’s excellent connectivity to the rail network and proximity to Rosanna Station and a range of services and facilities within the Rosana Neighbourhood Centre. The Land is currently located in the Public Use Zone (PUZ4 – Transport) and a rezoning is therefore required to facilitate mixed use development. Consideration of various planning approval pathways was undertaken in conjunction with DELWP officers and ultimately it was agreed that a combined Planning Scheme Amendment and Planning Permit Application was the most appropriate route for this site. Rosanna Station development site – S96a Application Planning Report 4 2 The Site and its Context 2.1 The Site ― To the south is the public access road to the Rosanna Station car park, which provides for a single lane of traffic in either The subject site is located on the eastern side of Beetham Parade, direction and no pedestrian footpaths. South of the access road approximately 145m south of Lower Plenty Road and opposite the is the southern part of the station car park, with an electricity intersection with Hillside Road. substation beyond. The site’s location is shown at Figure 1 and Figure 2 on the following To the east is the Rosanna Station car park which extends under pages. ― the elevated rail viaduct through to Turnham Avenue, as well as It currently forms part of a wider parcel known as Lot 2 on PS506016 pedestrian connections to the station itself. and its dimensions are shown on the provisional Plan of Subdivision To the west of the site is Beetham Parade, a local road which included in the application. ― connects the Rosanna Neighbourhood Centre with the The site is rectangular in shape, with a frontage to Beetham Parade residential area further south. North of Hillside Road, the west measuring 65.6m and a depth of 19.9m, giving an overall site area of side of Beetham Parade is developed with a series of single and 1,309sqm. There is a general fall across the site from west to east, double storey retail and commercial premises and some shop- with a drop of between 1.6m-2m from Beetham Parade to the top dwellings. South of Hillside Road, the west side of Beetham station car park. Parade is developed with a series of single dwellings and unit developments of one or two storeys. The site is not currently in use. It is fenced and is surfaced in a combination of ashhalt and gravel, with some small trees and shrubs located along the Beetham Parade boundary. No vehicle access is currently to the site from the road network. In terms of its immediate surrounds: ― To the north is a public footpath that provides a pedestrian connection between Beetham Parade and Rosanna Station and car park. North of this is a three-storey development comprising ground level retail tenancies fronting the street, with dwellings above. This building is located approximately 9m from the site’s northern boundary and addresses the pedestrian link with an end elevation comprising ground level parking grilles and windows to apartments at the levels above. Rosanna Station development site – S96a Application Planning Report 5 Figure 1 – Aerial photo of site location (source: Nearmap) Rosanna Station development site – S96a Application Planning Report 6 2.2 Wider Context In its wider context, the site is located at the southern end of the Rosanna Neighbourhood Centre identified in Council’s MSS (Clause 22.02 Strategic Framework) and approximately 1.4km north-east of the Heidelberg Major Activity Centre. The Rosanna centre is centred on the railway line and station and comprises a range of retail and commercial uses extending along Lower Plenty Road and Beetham Parade west of the railway and a series of community uses and facilities to the east along Turnham Avenue. It is a relatively compact centre which enjoys excellent public transport accessibility and provides for a range of services and facilities to serve the local community. These include an IGA supermarket, convenience and specialty shops, food and drink premises and commercial services. Community facilities along Turnham Avenue include the Rosanna Library, Heidelberg Theatre Company and a childcare centre. In addition, planning approval has been granted for the redevelopment of the former Council offices to accommodate a full-line Woolworths supermarket. In terms of transport connectivity: ― Rosanna Railway Station provides frequent rail services on the Hurstbridge line to higher order activity centre such as Heidelberg and Greensborough as well as to the Melbourne CBD. ― Bus Routes 513 and 517 operate from the eastern side of Rosanna Railway Station via Turnham Avenue. ― The site also has access to bicycle infrastructure with off-road shared paths extending to the north and south of the site alongside the railway line with a signalised crossing across Lower Plenty Road, as well as a number of off-road paths along the Rosanna Parklands and on-road bicycle lanes along Station Road.