Urban Form Analysis CARNEGIE December 2018 Page | 0 Contents Report Appendices 1. Introduction Appendix A: Appendix B: Appendix C: Existing Context Review Commercial and mixed use areas Residential Precincts 2. Existing context Appendix A outlines the existing context for Appendix B outlines the key design aspects Appendix C outlines the key design aspects 3. Design response the activity centre in relation to built form. that influenced proposed controls for that influenced proposed controls for Discussion is separated into four parts: commercial and mixed use areas. residential areas. Discussion is separated 4. Recommendations Discussion is separated into nine parts: into three parts: A1. Strategic city context 4.1 Summary B1. Summary (design approach) C1. Summary (design approach and A2. Glen Eira Planning Scheme recommendations) 4.2 Commercial and mixed use areas B2. Active streets and laneways A3. Land analysis C2. Key preferred character outcomes 4.3 Residential areas B3. Supporting employment by design A4. Built form and character analysis C3. Impact on development B4. Street wall height and design opportunity (housing yield) B5. Setbacks above the street wall B6. Building height B7. Building separation, outlook and privacy B8. Responding to sensitive Interfaces B9. Shadow protection Page | 1 1. Introduction Purpose Study Area This report documents the built form The report reviews land within the suburb of elements of the Carnegie Structure Plan Carnegie identified as the Carnegie 2018-2031, seeking to: Activity Centre study area (see map). Consolidate and document all The study area is located in the City of Glen background research, analysis and Eira and approximately 11km from the central business district of metropolitan recommendations that inform the built form aspects of the Structure Plan. Melbourne. The study area has been extended since original adoption of the Outline the rationale for proposed Structure Plan to include land between building heights, setbacks, open space Truganini Road and Munroe Avenue, which Carnegie Station protection controls and preferred built was the subject of further heritage analysis form character in support of a planning included in the Structure Plan scheme amendment to implement implementation process. relevant policy and controls. Limitations of this report Context The report is limited to issues affecting In 2017-18, Council prepared, consulted on, planning controls for building height, and adopted the Carnegie Structure Plan setbacks, open space protection controls 201 8-2031. To inform the development of and preferred built form character the Plan, Council completed six stages of consultation with the Carnegie community While the report is cognisant of and and received a total of 780 submissions. reinforces other strategic work relating to housing, economy, place-making, A key aspect of the structure planning transport and public realm projects for the process was to create a vision and new Structure Plan; it is not the source urban structure for the centre, with a range document for these matters. of housing, economic, place-making, transport, urban design and public realm The report does not address matters of project recommendations. strategic planning assessment, such as adherence to Planning Practice Notes Aspects of the plan will be implemented as advice, Ministerial Directions or directions statutory planning controls through a formal and objectives of Plan Melbourne as set amendment to the Glen Eira Planning out by the Victorian Government. The Scheme. This report documents the process report provides background information for of urban form analysis and provides a comment on these matters elsewhere summary of the key urban form through the Planning Scheme Amendment recommendations and rationale in support process. of the Planning Scheme Amendment. Page | 2 2. Existing context Key opportunities Overall Issues and opportunities Revise planning controls to introduce clear guidance and priorities for building height and character. Appendix A contains a detailed review and Commercial areas analysis of the existing context in Carnegie. Preserve the low-scale traditional The following provides a summary of key character of the Koornang retail core. issues and opportunities identified. Explore increased building heights in abutting surrounds that complement but Key issues do not prejudice the low-scale character of Koornang Road and Residential areas surrounding residential areas. New development has high site Explore taller forms north of the railway coverage, limited setbacks, and line forming part of an urban renewal limited overall response to local precinct. Ensure these forms respond character. Existing controls provide appropriately to adjoining residential limited character guidance for areas and public open spaces. Housing Diversity and Urban Village Encourage design that supports Policy areas. employment floorspace. Commercial and mixed use Heritage Current policy does not provide Review heritage opportunities and adequate built form guidance, introduce Heritage Overlay controls in including preferred character and identified locations such as the building height controls. Koornang Road retail core. Employment Residential areas New developments in commercial Plan shows maximum height of existing zones / Explore ways to support growth and a areas provide low proportions of precincts: diversity of housing options while commercial floor space and often retaining local character elements – Residential fail to deliver a measurable NRZ – 2 storeys community benefit. rearrange residential zone boundaries and revise design guidance to balance GRZ – 3 storeys RGZ – 4 storeys Open space the need for growth while reinforcing There is limited provision of public local character. Commercial/Mixed Use open space within walking distance Define preferred character C1Z & MUZ1 – No height controls of the activity centre, particularly requirements. *model shows 6-8 storeys based on current trends in major activity centres. ‘green areas’ like traditional parks. Open spaces Co-ordinate a network of new open Note: interim controls were introduced in 2017- spaces. Provide guidance for 18 in conjunction with structure planning. This developments to enhance activation model shows the original context, before and protect public spaces from structure planning or interim controls. overshadowing. Page | 3 4. Shadow Protection Controls 3. Design response Design controls will protect identified existing and future public realm and Creating a new urban form public open spaces from overshadowing 5. More employment opportunities in Appendices B & C contain detailed commercial areas discussion and rationale for the proposed The employment aspect of commercial urban form. The following provides a areas will be reinforced through policy summary of key recommendations: and by introducing minimum floor to floor heights in commercial precincts. 1. Main street character protection Moderate scale (4-5 storeys) and 6. Residential Growth around transport characterful built forms will protect and corridors and infrastructure enhance the historic and finegrain Higher scale and density residential character of Koornang and Neerim areas will be positioned towards the Roads. heart of the precinct around the retail core, train station, selected main roads 2. Strategic sites adjoining the main street and tram routes. Taller built forms (6-8 storeys) adjoining the mainstreet and train station will: 7. Diverse housing and built forms Provide opportunities for additional In residential areas, a greater spread of growth while respecting the low- building typologies (precinct scale main street, residential requirements) will provide options that surrounds and identified open meet housing needs of the community. spaces. This includes a more varied mixture of Establish a contemporary character low to medium density town housing and repair the disjointed urban and apartment options. fabric with built-to-boundary Plan shows maximum height of proposed requirements and new laneway 8. Identify preferred built form and zones/precincts: connections that facilitate a larger character outcomes grid pattern strengthening the retail Identifying preferred character Residential Commercial/mixed use core. outcomes will improve design responses 2 storeys 4 storeys to local character and provide greater 3 storeys 5 storeys 3 storeys 6-8 storeys 3. Urban Renewal north of the railway line clarity and certainty for the community Transformational built forms of 6-12 4 storeys 8-12 storeys and developers. 4 storeys storeys will be positioned in a new urban renewal area fronting Dandenong Road 9. Manage transition and remove conflict north of the railway line. These forms will Redistributing zone boundaries and built respond appropriately to adjoining form outcomes will help to improve the sensitive residential areas and public transition between areas of different open spaces and accommodate a development intensities. Where possible, greater quantity of housing and zones will be separated by roads rather employment. than property boundaries. Page | 4 4. Recommendations 4.1 Summary Building typologies The activity centre applies building typology recommendations from the Quality Design Guidelines. Each building typology will be applied as a built form precinct in the Planning Scheme. Precincts/Building typologies HC Heritage character housing MC Minimal change area GT Garden townhouse TA Townhouse and apartment mix