NOTE – Changes in red are changes PORT PHILLIP PLANNING SCHEME identified in Council’s response to submissions (dated 28 October 2014) plus some minor edits. Changes in blue (deletions and ``-- /--/-- SCHEDULE 26 TO THE DESIGN AND DEVELOPMENT OVERLAY additions) / green (relocated text) Proposed C107 are proposed changes from 13 February 2015. Shown on the planning scheme map as DDO26. Changes in purple (deletions and additions) are proposed changes in response to the Panel’s ST KILDA ROAD NORTH PRECINCT DESIGN AND recommendations from May 2015. DEVELOPMENT AREA St Kilda Road North Precinct comprises land generally between St Kilda Road and Queens Road, Melbourne and Kings Way, South Melbourne, extending from Dorcas Street, South Melbourne, in the north to Punt Road and High Street, Windsor, in the south. The precinct also includes land along Albert Road and the south side of Palmerston Crescent, east of Moray Street, South Melbourne. The extent of the Precinct is shown on Map 1. 1.0 Design objectives 1.1 St Kilda Road North Precinct Overall-wide Objectives --/--/-- General Proposed C107 . To provide for the future development of the St Kilda Road North Precinct, as a Precinct integrated with its urban and landscape surrounds. To ensure development is environmentally sustainable. To ensure development does not dominate or obstruct view corridors to key landmark and civic buildings, including the Shrine of Remembrance. To encourage building design that minimises adverse amenity impacts upon residential properties, Albert Park Reserve, the Shrine of Remembrance and other open space, streets and public places in the area as a result of overshadowing, wind tunnelling or visual bulkwithin the context of the medium or higher rise built form that is encouraged in each area. To create a stepping down in built form as a transition between the medium to high scale buildings in Queens Road and St Kilda and Queens Roads, and the residential scale of the surrounding neighbourhoods. To enhance the role of Kings Way as an important commercial precinct and gateway to the municipality and the central city area, by improving the quality of the built form and landscaping. Shrine Setting . To protect the Shrine of Remembrance as a significant historic and cultural landmark and place of reverence by: - Maintaining the scale of development within its setting and backdrop. - Preserving important views and vistas to and from the Shrine. - Ensuring that external building materials and finishes are selected to minimise solar reflectivity and glare impacts, particularly on ANZAC Day and Remembrance Day. - Ensure that advertising signs do not adversely affect the significance of the Shrine of Remembrance as a place providing contemplation and reflection. To prevent further intrusion of built form into the Shrine’s silhouette above the level of the portico roof when viewed from its western elevation. To maintain a lower scale edge along St Kilda Road in the vicinity of the Shrine, north of Park Street. To maintain the view corridor along Bank Street between the Shrine terrace and South Melbourne Town Hall Clock Tower. To maintain solar access to the Shrine’s Memorial Gardens at all times of the day and year. Design and Development Overlay - Schedule 26 Page 1 of 28 PORT PHILLIP PLANNING SCHEME City Beautiful . To reinforce a sense of symmetry and consistency in the streetscapes of St Kilda Road and Queens Road, through regularity of building heights, spacing and frontage setbacks. To create a stepping clear step down in built form as a transition between the higher scale buildings in St Kilda Road and medium to high scale buildings in Queens Road respectively and St Kilda and Queens Roads, and the residential scale of the surrounding neighbourhoods. To enhance the role of Kings Way as an important commercial precinct and gateway to the municipality and the central city area, by improving the quality of the built form and landscaping. To emphasise the Domain as the point of transition along the St Kilda Road boulevard, through a higher scale built form fronting Albert Road north of Kings Way. To ensure development provides for a built form transition from the Domain interchange (intersection of St Kilda Road and Albert Road) to the adjoining low rise residential areas and to Albert ParkLake Reserve. To achieve a stepped building form along Albert Road and from Albert Road to Palmerston Crescent / Raglan Street, south/west of Kings Way, that creates a transitional scale down in scale to adjoining residential properties. To ensure development provides for a built form transition from the Domain interchange (intersection of St Kilda Road and Albert Road) to the adjoining low rise residential areas and to Albert ParkLake Reserve. To ensure development does not compromise any identified heritage value of adjoining or nearby properties. Landscape Setting . To ensure development contributes to an expanded network of high quality green streets and public places. To maintain and consolidate the grand landscape setting of the Pprecinct as an important and distinctive feature of the area by requiring consistent front and side boundary setbacks and high quality landscaping. To maintain solar access to major open spaces. To provide an attractive and enclosing street edge to Bowen Crescent Reserve and Albert Road North. To maintain a consistent landscaped frontage setback along St Kilda Road and Queens Road. To define the edges of Albert Park Reserve along Queens Road and Albert Road with a high quality of built form and landscaped setbacks. To strengthen the landscaped links along the streets connecting St Kilda Road and Queens Road. To develop a high quality landscape setting which enhances the key view corridors and public realm of: - Albert Road, Bowen Crescent and Kings Way, between Domain/St Kilda Road and Albert Park Lake Reserve - Park Street, between Domain and Eastern Reserve. - Bank Street, between the Domain and South Melbourne Town Hall Clock Tower. - St Kilda Road. - Queens Road, between the Domain and St Kilda Junction. Streets for People . To ensure new development enhances the public realm and contributes to a network of pedestrian friendly streets. Design and Development Overlay - Schedule 26 Page 2 of 28 PORT PHILLIP PLANNING SCHEME . To improve the streetscape environment of Kings Way through high quality built form and consistent landscaped setbacks. To ensure development contributes to connections that achieve a fine-grained pedestrian network. To create an active, high quality pedestrian environment at street level. Private Amenity and Outlook . To maintain solar access in adjoining residential areas south/west of Kings Way. To ensure a high degree of internal amenity for building occupants, including providing for outlook and privacy, natural ventilation, sunlight and daylight and noise minimisation. To ensure spacing; including achieving sufficient spacing between towers forms is sufficient to: - Allow for cross ventilation within the building. - Assist in maintaining the sense of space and ‘open sky views’ at street level. - Provide opportunities for buildings to have an outlook. To ensure development does not unreasonably impact on the amenity of adjoining residential areas. To maintain solar access ensure development in the Precinct does not overshadow inadjoining residential areas properties south/west of Kings Way. To ensure that the design of buildings constructed ‘boundary to boundary’ minimises building bulk across the width of the site, reflects the existing fine grain subdivision pattern and promotes vertical articulation in the design. 1.2 Sub-Precinct objectives In addition to the overall objectives for the Precinct, the following specific objectives apply to the individual Sub-Precincts. Sub-Precinct 1: Edge of Shrine Memorial Gardens The Edge of Shrine Memorial Gardens Sub-Precinct forms the western backdrop to the Shrine and the edge to the Memorial Gardens and the Domain Parklands. The scale, form and detailed design elements of buildings within this Sub-Precinct are critical in respecting the sensitivity of the Shrine setting. To ensure that buildings are of a scale, form and design detail that creates a respectful background to the Shrine of Remembrance and Memorial Gardens. To ensure that buildings are designed to respect the sensitivity of the immediate vicinity of the Shrine of Remembrance and the more distant elevated points of the Shrine of Remembrance site. To ensure that new development reinforces the established and consistent built form pattern of low scale built form at street edge with high towers that have substantial setback from the street edge. To ensure the continuation of consistent street tree planting that contributes to the maintenance of a high amenity of the streetscape. Sub-Precinct 2: Northwest Corner The NorthWwest Corner Sub-Precinct has a mixed character and role, with a varying scale and quality of existing buildings and, in many parts, a poor quality of streetscape. This Sub-Precinct and presents considerable opportunity for development and change as a higher density residential or and mixed use enclave, based around lively, pedestrian focussed streets. To ensure that new development creates a vibrant residential and mixed use environment, with a higher through an increased scale and density of development. To reinforce the primacy of the St Kilda Road boulevard by ensure ensuring development provides a gradual visual and physical transition from the higher scale Design and Development Overlay - Schedule 26 Page 3 of 28 PORT PHILLIP PLANNING SCHEME development of St Kilda Road, across the Sub-Precinct to the low scale residential heritage area of South Melbourne (west of Kings Way). To ensure that podium heights create and reinforce human scale along Kings Way. To ensure that development provides for a fine grain character in the form and articulation of new buildings. To create a high quality public realm through additional tree planting and maintenance of maintaining access to sunlight along the key pedestrian streets of Bank and Park Streets. To improve the streetscape environment of Kings Way through high quality built form and consistent landscaped setbacks.