1.9 6-30 brandon park drive, wheelers hill the … · ... 28 march 2017 section 1.9 – page 2 6-30...

Council Meeting, 28 March 2017 Section 1.9 –

6-30 Brandon Park Drive, Wheelers Hill - The Development And Use Of Land For The Purposes Of

A Retirement Village And Residential Aged Care Facility With Associated Car Parking And Landscaping Including The Removal Of One Native Tree

1.9 6-30 BRANDON PARK DRIVE, WHEELERS HILL THE DEVELOPMENT AND USE OF LAND FOR THE PURPOSES OF A RETIREMENT VILLAGE AND RESIDENTIAL AGED CARE FACILITY WITH ASSOCIATED CAR PARKING AND LANDSCAPING INCLUDING THE REMOVAL OF ONE NATIVE TREE (TPA/47002)

EXECUTIVE SUMMARY:

This application proposes the construction of a residential aged care facility comprising of high and low care nursing home, assisted living suites and independent living units. The application seeks endorsement under general compliance with the development plan previously approved by Council. The application is exempt from public notification as it accords with the approved Development Plan. Key issues to be considered relate to compliance with the approved development plan, built form, design detail, internal amenity, vegetation removal and landscaping provision. This report assesses the proposal against the provisions of the Monash Planning Scheme including the relevant state and local planning policy framework. The reason for presenting this report to Council is the proposed development cost of $160 million. The proposal is considered appropriate having regard to the relevant provisions of the Monash Planning Scheme. It is recommended that Council issue a Planning Permit subject to conditions.

RESPONSIBLE DIRECTOR: Peter Panagakos

RESPONSIBLE MANAGER: Angela Hughes

RESPONSIBLE PLANNER: Sue Monagle

WARD: Mulgrave

PROPERTY ADDRESS: 6-30 Brandon Park Drive, Wheelers Hill

PRE-APPLICATION MEETING: Yes

ZONING: General Residential – Schedule 1

EXISTING LAND USE: Vacant - former Brandon Park Secondary College

OVERLAY: Development Plan Overlay – Schedule 4




RELEVANT CLAUSES: State Planning Policy Framework Clause 10.01 (Purpose) Clause 10.02 (Goal) Clause 10.04 (Integrated Decision Making) Clause 11 (Settlement) Clause 11.04 (Metropolitan Melbourne) Clause 14.02-1 (Catchment Planning and Management) Clause 15 (Built Environment and Heritage) Clause 16 (Housing) Clause 16.01-2 (Location of Residential Development) Clause 16.01-3 (Strategic Redevelopment Sites) Clause 16.01-4 (Housing Diversity)

Local Planning Policy Framework Clause 21 (Municipal Strategic Statement) Clause 21.04 (Residential Development) Clause 21.08 (Transport and Traffic) Clause 22.01 (Residential Development and Character Policy) Clause 22.04 (Stormwater Management Policy) Particular Provisions Clause 52.06 (Car Parking) Clause 52.17 (Native Vegetation) Clause 52.34 (Bicycle facilities) Clause 52.36 (Integrated Transport Planning) Clause 55 (Rescode) General Provisions Clause 65.01 (Decision Guidelines)

STATUTORY PROCESSING DATE: 21 March 2017

DEVELOPMENT COST: $160 million




LOCALITY PLAN

NEIGHBOURHOOD PLAN

SUBJECT SITE




RECOMMENDATION:

That Council resolves to Grant a Planning Permit (TPA/47002) for the development and use of land for the purposes of a retirement village and residential aged care facility with associated car parking and landscaping including the removal of native vegetation, at 6-30 Brandon Park Drive, Wheelers Hill subject to the following conditions: 1. Before the development starts, three copies of amended plans drawn to

scale and dimensioned, must be submitted to and approved by the Responsible Authority. When approved the plans will be endorsed and will then form part of the permit.

The plans must be generally in accordance with the plans submitted with the application, but modified to show:

a) Screening to prevent overlooking to all habitable room windows located within 9.0 metres of the boundary adjacent to 30-32 Collegium Drive (north-east corner of the site).

b) The entry/exit driveways of any basement carpark to incorporate a flood proof apex of approximately 300mm above the footpath level and to the satisfaction of City of Monash Engineering Division.

c) The provision of solar protection measures to north and west facing aspects of the development.

d) Initiatives and recommendations of the Sustainability Management Plan (SMP) as required by condition 3 of this permit.

e) A notation to specify that water resistant materials must be used for the construction of walls below the natural ground level to the satisfaction of City of Monash Engineering Division.

f) Details of all fencing along the perimeter of the site. Fencing must provide for a minimum of 50% infill panel transparency and incorporate landscaping elements adjacent to the adjoining public open space reserve to allow for passive surveillance. The maximum height of fencing within the street setback should not exceed 1.5 metres and 1.8 metres adjacent to the public open space reserve.

g) Details of all mechanical ventilation (including heating and cooling units) located outside the building or on the rooftop with appropriate screening incorporated into the architectural design of the building. Heating and cooling units must not be located on the balconies, facade of the building or visible from outside the property.

h) The location of all services and any required electricity substations, fire services, gas and water meters. The required services must be suitably




painted, screened and landscaped to the satisfaction of the Responsible Authority to minimise their visual prominence.

i) A corner splay or area at least 50% clear of visual obstruction (or with a height of less than 1.2m) extending at least 2.0 metre long x 2.5 metres deep (within the property) on both sides of each vehicle crossing to provide a clear view of pedestrian on the footpath of the frontage road.

j) The provision of bicycle parking facilities and associated amenities in accordance with the requirements of Clause 52.34.

k) Detail of levels and ramp gradients at basement access points.

l) Access widths increased to 6.4m to improve access at the entries.

m) Shared and disabled car spaces to accord with AS2870, ie 5.4m length

All to the satisfaction of Responsible Authority. 2. The development as shown on the endorsed plans must not be altered

without the written consent of the Responsible Authority. 3. The permitted retirement village apartments shall only be permanently

occupied by persons aged 55 years or older unless otherwise approved in writing by the Responsible Authority.

4. Prior to the endorsement of plans pursuant to Condition 1 of this permit a

Sustainability Management Plan (SMP) must be prepared in accordance with the requirements of Clause 22.13-4 of the Monash Planning Scheme. Recommendations and initiatives of the Sustainability Management Plan (SMP) should be integrated and implemented as part of the approved development to the satisfaction of the Responsible Authority.

5. Once the development has started, each stage of the approved

development must be continued and completed to the satisfaction of the Responsible Authority.

6. Prior to the development commencing a Plan of Subdivision must be lodged

with the Responsible Authority that vests the Public Open Space Reserve including row of heritage trees, pedestrian link and open space areas set out in the approved Development Plan with Monash City Council. A separate Title for this land must be issued to Monash City Council prior to the issue of a certificate of occupancy for the approved premises.

7. The amenity of the area must not be detrimentally affected by the use or

development, through the:

a) transport of materials, goods or commodities to or from the land;

b) appearance of any building, works or materials;




c) emission of noise, artificial light, vibration, smell, fumes, smoke, vapour, steam, soot, ash, dust, waste water, waste products, grit or oil;

d) presence of vermin;

e) movement of commercial vehicles within the site.

8. The occupier of the premises must ensure that any noise emanating from

the premises, during and post construction, must not exceed the standards of the State Environment Protection Policies No. N1 or any other applicable noise regulations. If requested by the Responsible Authority noise testing must be undertaken to demonstrate compliance with EPA noise requirements. Noise testing is to be undertaken at no cost to the Responsible Authority.

9. Air-conditioning and other plant and equipment installed on or within the buildings must be so positioned and baffled that any noise emitted complies with the appropriate Australian Standards and EPA requirements.

10. Deliveries to and from the site, including the collection of waste, must only take place between the hours of 7:00am-7:00pm Monday to Saturday unless otherwise consented to in writing by the Responsible Authority.

11. Prior to the commencement of works on the site, the owner shall prepare a Waste Management Plan for the collection and disposal of garbage and recyclables for all uses on the site by private contractor. The Waste Management Plan shall provide for: a) The method of collection of garbage and recyclables for both the

aged care and retirement living uses; b) Designation of methods of collection including the need to provide for

private services; c) Appropriate areas of bin storage on site and areas for bin storage on

collection days; d) Measures to minimise the impact upon local amenity and on the

operation, management and maintenance of car parking areas; e) Ongoing onsite litter management.

A copy of this plan must be submitted to and approved by Council. Once approved the plan will be endorsed to form part of this permit.

12. Waste storage rooms must be constructed so to prevent the entrance of vermin and must be able to be easily cleaned. The floor must be graded to a sewer connection located within the waste storage room.




13. No goods must be stored or left exposed outside the building so as to be visible from any public road or thoroughfare.

14. No bin or receptacle or any form of rubbish or refuse shall be allowed to remain in view of the public and no odour shall be emitted from any receptacle so as to cause offence to persons outside the land.

15. Adequate provision shall be made for the storage and collection of garbage and other solid wastes and these facilities are to be located on the site to the satisfaction of the Responsible Authority.

16. The collection of waste shall only take place between the hours of 7:00am-7:00pm, Monday to Friday unless otherwise consented to in writing by the Responsible Authority.

17. Parking areas shall be specifically signed for their intended use, to the

satisfaction of the Responsible Authority.

18. Pedestrian crossings within the site are to be appropriately signed and lined marked in accordance with applicable Australian Standards, and to the satisfaction of the Responsible Authority.

19. Before the development permitted is completed and the premises is

occupied, areas set aside for parked vehicles and access lanes as shown on the endorsed plans must be:

(a) constructed to the satisfaction of the Responsible Authority;

(b) properly formed to such levels that they can be used in accordance with the plans;

(c) surfaced with an all-weather sealcoat to the satisfaction of the Responsible Authority;

(d) drained, maintained and not used for any other purpose to the satisfaction of the Responsible Authority;

(e) line-marked to indicate each car space and all access lanes to the satisfaction of the Responsible Authority.

Parking areas and access lanes must be kept available for these purposes at all times.

20. The layout of the development shall generally follow the Design Standards

for car parking set out in Clause 52.06-8 of the Monash Planning Scheme as detailed below: a) Access ways to provide at least 2.1m headroom beneath overhead

obstructions; b) Ramp grades to be designed with a minimum of 2.0 metre grade




transitions between different sections of ramp or floor changes in grade in excess of 12.5% (summit grade change) or 15% (sag grade change);

c) Minimum requirements for parking space dimensions to be in accordance with Table 2;

d) Clearance to car parking spaces to be in accordance with Diagram 1 in relation to the placement of a wall, fence, column, tree, tree guard or any other structure that abuts a car space.

21. In areas set aside for car parking, measures must be taken to the

satisfaction of the Responsible Authority to prevent damage to adjoining fences or landscaped areas.

22. Prior to occupation of premises approved by this permit a Car Parking

Management Plan must be submitted to and approved by the Responsible Authority.

No less than 1 car space must be provided on the land for each one and two bedroom dwelling within the retirement village component of the approved development. No less than 2 car spaces must be provided on the land for each three bedroom dwelling within the retirement village component of the approved development. The occupant(s) of these dwellings must be provided with these car spaces as part of any sale/lease agreement. The Car Parking Management Plan must provide for adequate allocation of car parking to service all uses to be undertaken on the land including a designated allocation of car spaces for staff, residents and visitors.

Once approved the Car Parking Management Plan will be endorsed to form part of this permit. Car parking is to be provided in accordance with the endorsed Car Parking Management Plan and implemented to the satisfaction of the Responsible Authority.

23. Outdoor lighting must be designed, baffled and located to the satisfaction

of the Responsible Authority to prevent any adverse effect on adjoining land.

24. The loading and unloading of goods from vehicles must only be carried out

on the land.

25. Before the development starts, a site drainage and stormwater plan drawn to scale and dimensioned must be approved by the Responsible Authority.

The plans must show a drainage scheme providing for the collection of stormwater within the site and for the conveying of the stormwater to the




nominated point of discharge. The nominated point of discharge is the south-west corner of the property where the entire sites stormwater must be collected and free drained via a pipe to the Council pit in the naturestrip outside 6-30 Brandon Park Drive (Academy Avenue frontage) to be constructed to Council Standards. (A new pit is to be constructed to Council Standards if a pit does not exist, is in poor condition or is not a Council standard pit). If the point of connection cannot be located then notify Council's Engineering Department immediately. The drainage scheme for the land must provide for Replacement of the 375mm drain and the two drainage pits with a 450mm drain between the south west corner of the property to 32 Brandon Park which are to be constructed to Council Standards.

26. Stormwater discharge is to be detained on-site to the predevelopment level

of peak stormwater discharge. Approval of any detention system is required from Council prior to works commencing.

27. All on-site stormwater is to be collected from hard surface areas and must

not be allowed to flow uncontrolled into adjoining properties. The on-site drainage system must prevent discharge from all driveways onto the footpath. Such a system may include either: a. a trench grate (300 mm minimum internal width) located within the

property; and/or b. shaping the driveway so that water is collected in a grated pit on the

property; and or c. another Council approved equivalent.

28. All redundant crossings are to be removed and reinstated with kerb and

channel to the satisfaction of Council.

29. A back up diesel type pump in the basement and any electrical components in the basement floor are to be raised to offer protection during times the basement may be flooded to the satisfaction of the Responsible Authority.

30. Any drainage system to a basement must be designed such that

stormwater is unable to penetrate the basement.

31. The entry/exit driveways of any basement carpark must incorporate a flood proof apex of approximately 300mm above the footpath level and to the satisfaction of Council.

32. Water resistant materials must be used for the construction of walls below

the natural ground level.




33. A Licensed Surveyor or Civil Engineer (who is a Registered Building Practitioner) must certify that the stormwater detention system including all levels, pits, pipes and storage volumes has been constructed in accordance with the approved plans. The certifier's registration number must be included on the certificate. A copy of the certificate must be provided to the Responsible Authority prior to the issue of the certificate of occupancy.

34. Before the development starts, a Construction Management Plan must be

prepared and submitted to the Responsible Authority for approval. The plan must be to the satisfaction of the Responsible Authority. Once approved, the plan must be implemented to the satisfaction of the Responsible Authority. The plan must address the following issues:

a) measures to control noise, dust and water runoff from the site;

b) prevention of silt or other pollutants from entering into the Council’s underground drainage system or road network;

c) the location of where building materials are to be kept during construction;

d) site security;

e) maintenance of safe movements of vehicles to and from the site during the construction phase;

f) on-site parking of vehicles associated with construction of the development;

g) wash down areas for trucks and vehicles associated with construction activities;

h) cleaning and maintaining of surrounding road surfaces;

i) A Traffic Management Plan prepared by a qualified person is required to be submitted as part of the Construction Management Plan. This should detail the route to and from the site for large vehicles, proposed warning signs and traffic control;

j) a requirement that construction works must only be carried out during the following hours: • Monday to Friday (inclusive) – 7.00am to 6.00pm; • Saturday – 9.00am to 1.00pm; • Saturday – 1.00pm to 5.00pm (Only activities associated with the

erection of buildings. This does not include excavation or the use of heavy machinery.)

35. No equipment, services, architectural features or structures of any kind,

including telecommunication facilities, other than those shown on the endorsed plans shall be permitted above the roof level of the building




unless otherwise agreed to in writing by the Responsible Authority.

36. A landscape plan prepared by a Landscape Architect, drawn to scale and dimensioned must be submitted to and approved by the Responsible Authority prior to the commencement of any works. The plan must show the proposed landscape treatment of the site including:- • the location of all existing trees and other vegetation to be retained on

site; • provision of canopy trees with spreading crowns located throughout

the site including the major open space areas of the development; • planting to soften the appearance of hard surface areas such as

driveways and other paved areas; • a schedule of all proposed trees, shrubs and ground cover, which will

include the size of all plants (at planting and at maturity), their location, botanical names and the location of all areas to be covered by grass, lawn, mulch or other surface material;

• the location and details of all fencing; • the extent of any cut, fill, embankments or retaining walls associated

with the landscape treatment of the site; • details of all proposed hard surface materials including pathways, patio

or decked areas; When approved the landscape plan will be endorsed and will then form part of the permit.

37. Before the issue of a certificate of occupancy of buildings allowed by this

permit, landscaping works associated with that stage of the development as shown on the endorsed plans must be completed to the satisfaction of the Responsible Authority and then maintained to the satisfaction of the Responsible Authority.

38. Prior to the commencement of any works that are permitted by this permit,

all trees that are to be retained, or are located within or adjacent to any works area, shall be marked and provided with a protective barricade and verified by an authorised officer of the Responsible Authority.

39. No building material, demolition material or earthworks shall be stored or

stockpiled under the canopy line of any tree to be retained during the construction period of the development hereby permitted.

40. Prior to the commencement of the development any native vegetation

offset requirements identified in accordance with Clause 52.17 of the Monash Planning Scheme must be provided to the satisfaction of the Responsible Authority.




41. Prior to the occupation of the building, a Native Vegetation Offset Plan

must be prepared in consultation with Department of Environment and Primary Industries and the Responsible Authority to the satisfaction of the Responsible Authority. When the Offset Plans have been endorsed by the Responsible Authority, they will then form part of the permit.

The Native Vegetation Offset Plan must include: (a) Appropriate offsets to compensate for the loss of native vegetation; (b) Include details of:

i. means of calculating the offsets; ii. locations where offsets will be provided; iii. type of offsets to be provided for each location; iv. details of revegetation including the number of trees, shrubs and

other plants, species mix and density; v. means of interim protection for the offsets; vi. methods of permanent protection for the offsets; vii. details of any existing native vegetation to be retained including

the methods of managing and restoring the native vegetation; viii. person(s) responsible for implementing and monitoring the

Native Vegetation Offset Plan; ix. time frames for implementing the offset plans; x. details of any earthworks, drainage and other works; and xi. a Schedule of Works.

(c) The Plan must include a method to secure the offsets, which may be by:

i. a requirement for the owner to enter into a section 173 agreement in respect of specified land;

ii. a requirement for the owner to enter a binding agreement with a specified person in order to implement aspects of the offset plan;

iii. a requirement for the owner to provide a bond as security for completion of any part of the offset plan.

When approved, Native Vegetation Offset Plan must be implemented within 12 months, unless otherwise specified in the Plan. Maintenance and replanting of vegetation is to be undertaken if necessary until all the requisite numbers of plants are effectively established and have survived for at least 3 years.

42. All unused portions of the property must be kept drained, tidy and mown at

all times to the satisfaction of the Responsible Authority.

43. Prior to occupation of the first stage of the development a signalised pedestrian crossing across Brandon Park Drive is to be designed and constructed to the satisfaction of Monash City Council Engineering

http://www.austlii.edu.au/au/legis/vic/consol_act/wa198983/s173.html




Department at full cost to the developer. Detailed engineering plans are to be submitted to the Monash City Council Engineering Department for approval prior to commencement of the development. The full cost of the design and construction of the signalised pedestrian crossing shall be met by the owner.

44. Prior to the development commencing the owner of the land to which this

permit relates must enter into an agreement with the Responsible Authority under Section 173 of the Planning and Environment Act 1987. In addition to the usual mechanical provisions, the agreement must provide for the following matters: a) The owner and management of the development accept all ongoing

costs associated with the operation and maintenance of the proposed new pedestrian signalised crossing on Brandon Park Drive south of Collegium Avenue.

b) The costs of the Responsible Authority in relation to the agreement are to be borne by the owner.

45. Prior to the development commencing detailed engineering plans for civil

works along Brandon Park Drive and Collegium Avenue are required to be submitted to Monash City Council Engineering Department for approval. These plans must include the following: • New and modified vehicle crossovers. • The provision of indented car parking and any modification to the

footpath and nature strip along Collegium Avenue. • The provision of a shared path through the open space reserve. • Any civil works and infrastructure within Council land along the site

perimeter. These works are to be designed, constructed and inspected to the satisfaction of the Monash City Council Engineering Department. The full cost of the design and construction is to be met by the permit holder.

46. This permit will expire in accordance with section 68 of the Planning and Environment Act 1987, if one of the following circumstances applies: • The development is not started before 2 years from the date of issue. • The development is not completed before 4 years from the date of

issue. In accordance with section 69 of the Planning and Environment Act 1987, the responsible authority may extend the periods referred to if a request is made in writing before the permit expires, or within six months of the permit expiry date, where the development allowed by the permit has not yet started; or within 12 months of the permit expiry date, where the development has lawfully started before the permit expires.

NOTES-




1. Building approval must be obtained prior to the commencement of the

above approved works.

2. Building permit approval for this development must take into consideration the location of future subdivision boundaries and their compliance with the Fire Separation Provisions of the Building Code of Australia, including Separating Walls and Openings near Boundaries, as well as the requirements of the Building Regulations.

3. Engineering permits must be obtained altered vehicle crossings and these works are to be inspected by Council (telephone 9518 3555).

4. Premises used for the sale or storage of food in any manner whatsoever

are to be registered under the Food Act and require Council approval via the Chief Environmental Health Officer before occupation.

5. Unless no permit is required under the planning scheme, no sign must be

constructed or displayed without a further permit.

6. The lot/unit numbers on the “Endorsed Plan” are not to be used as the official street address of the property. Street numbering is allocated in accordance with Australian/New Zealand Standards 4819:2001- Rural and Urban Addressing. Any street addressing enquiries should be directed to Council’s Valuation Team on 9518 3615 or 9518 3210.

7. Any new drainage work within the road reserve requires the approval of the Council's Engineering Division prior to the works commencing. A refundable security deposit is required to be paid prior to the drainage works commencing and the amount is to be determined once drainage plans have been submitted.

8. Engineering permits must be obtained for new or altered vehicle crossings

and new connections to Council pits and these works are to be inspected by Council (telephone 9518 3555).

9. Detention system requirements below are based on the submitted

masterplan. These requirements may change depending on the Town Planning endorsed plans:- a) Minimum storage = 409.03 cubic metres. b) Maximum discharge rate = 367.67 litres per second. c) Minimum orifice diameter if using orifice pit = 65mm, otherwise install

a Phillips multi cell or similar to control outflow.

10. An on site detention system for storm events up to the 1% AEP event is to be retained on site for the basement car park. The detention system for




the basement is to be separate from the detention system for the site, which is to be at ground level and discharge by gravity.

11. Three printed copies of the plans (A3-A1 size) for the drainage works must be submitted to and approved by the Engineering Division prior to the commencement of works and after Town Planning plans have been endorsed. The plans are to show sufficient information to determine that the drainage works will meet all drainage requirements of this permit.

12. Disabled access to the building must be provided to the satisfaction of the

Responsible Authority. All work carried out to provide disabled access must be constructed in accordance with Australian Standards Design for Access and Mobility AS 1428.1.

13. No residential parking permits will be issued for the approved

development.

BACKGROUND:

History The subject site is the former Brandon Park Secondary School which was closed in 2003. In 2014, the former State Government rezoned the former school site to General Residential Zone 1 (GRZ1) and included it in the Development Plan Overlay Schedule 4 (DPO4) (Amendment GC5). The site has been cleared of all former school buildings, however maintains established vegetation. Development Plan Approval Council at its meeting of 13 December 2016 resolved to approve the Development Plan submitted on behalf of Ryman Healthcare to develop the former Brandon Park Secondary College site with a comprehensive care retirement community. The approval of the Development Plan included a requirement to provide additional on street car parking, a signalised pedestrian crossing across Brandon Park Drive, further vegetation analysis and additional tree planting. The revised development plan was endorsed by Council Officer’s on 31 January 2017. Prior to consideration and approval by Council, the submitted development plan was displayed for public comment during August-September 2016. The owner(s) and occupier(s) of properties within a 1 kilometre radius of the site were notified of the proposal. A total of 229 submissions were received, comprising of 149 objections and 80 letters of support. Early Works permit for the site




Planning Permit No. 47005 was issued on 2 February 2017 allowing earthworks/works associated with the future development of the site in accordance with the approved Development Plan. The approved works constitute the first preliminary stage of clearing the site, removal of the top layer of soil, excavation associated with Stage 1 and Stage 2 building footprints, construction site fencing and the establishment of a construction compound. These works have yet to commence. Title Details The land is known as 6-30 Brandon Park Drive and described in Certificate of Title Volume 11488 Folio 769 being Crown Allotment 2017 Parish of Mulgrave. No covenants are registered on title. Easement encumbrances extend along the southern and eastern sections of the site. Site Context

The Site The subject site is located just east of Brandon Park Shopping Centre and is bordered by Brandon Park Drive, Collegium Avenue, Strada Crescent and Academy Avenue providing four direct street abuttals. It is a large ‘L’ shaped lot with a total site area of 5.56 hectares. The majority of the site is generally flat, however the site does fall away towards its south west corner (the south west area of site not proposed to be developed located immediately west of Monash Special Development School). The site has been cleared of all buildings. A number of established trees remain on the site, grouped in the centre of the site and at residential interfaces. The row of native Sugar Gums extending along the Strada Crescent frontage to the site are also protected by Heritage Overlay controls (HO102). These trees will be retained as part of the proposal. A section of the site facing Collegium Avenue (close to the corner of Strada Crescent) has been previously subdivided out and has existing planning permit approval (TPA/41209 issued 24 April 2013) for six single storey dwellings which will be developed in collaboration with the TAC (Transport Accident Commission) to provide assisted living for victims rehabilitating after motor vehicle accidents. Surrounding Residential Neighbourhood. The site is located at the western interface of an established post war residential neighbourhood (circa 1960’s/70’s) and the commercial precinct of the Brandon Park Activity Centre. Although bordered by four street frontages, the site is highly exposed from the main frontages to Brandon Park Drive (west) and




Collegium Avenue (north). Surrounding residential development is generally characterised by double fronted, regular shaped housing lots, generally ranging between 650 to 700 square metres in area. Single storey, detached brick dwellings, capped with hipped tiled roofs prevail throughout the neighbourhood. Medium density housing developments, generally in the form of town house style developments are scattered throughout the neighbourhood, but in smaller numbers. Housing lots are all provided with on site car parking provision. Front gardens are generally visible from the street, set back behind low front fences, and containing established vegetation reflecting the general age of the neighbourhood. Features of surrounding streets Brandon Park Drive is a fairly busy collector road winding its way from Ferntree Gully Road through the residential neighbourhood to its southern exit at Wellington Road. ‘No Standing’ restrictions prevent kerb side parking along both sides of Brandon Park Drive in the vicinity of the site. Collegium Avenue is a fairly narrow residential street extending east-west from Brandon Park Drive through to Strada Crescent. A total of thirteen residential properties are located on the northern side of the street facing the subject site. The western end of the street is zoned Commercial 1 and is developed with a three storey office development and child care centre. Strada Crescent to the east is generally residential in nature. Parking restrictions exist south of the subject site adjacent to adjoining school sites. The eastern side of Strada Crescent opposite the subject site is characterised by wide nature strips. A shared pedestrian/bike path extends along the western side of the street at the front of the subject site. Academy Avenue to the south is a short street extending east-west from Brandon Park Drive through to Strada Crescent. Two schools front Academy Avenue, these being Monash Special Developmental School and Good Shepherd Primary School. Eleven residential frontages exist on the southern side of the street. No residential properties abut the subject site. Broader Neighbourhood Context The site forms part of the Brandon Park Activity Centre (BPAC) which is centred at the intersection of Ferntree Gully Road and Springvale Road and adjacent to entry/exit points to the Monash Freeway. The BPAC is one of five main activity centres within the City of Monash, the others being Glen Waverley, Mount Waverley, Oakleigh and Clayton. It contains a diverse range of land uses such as retail shops, offices, hotel, car sales, petrol stations, childcare centres, and residential and corresponding land zonings of Commercial 1 Zone, Industrial 1 Zone and General Residential Zones 1 and 2. The major components of the BPAC are:-




• Brandon Park Shopping Centre, • Brandon Office Park, • Village Green Hotel, • The subject site (former Brandon Park Secondary College), • Barlow World car sales. The site is also located within close walking distance of Brandon Park Reserve and Brentwood Reserve with access to a range of good public transport options including bus routes along both Ferntree Gully Road and Springvale Road providing direct connections to metropolitan railway stations, education and larger Activity Centres such as Glen Waverley and Chadstone. An aerial photograph of the subject site and surrounding land can be found attached to this report (Attachment 2).

PROPOSAL:

The application proposes the development of integrated aged care complex and associated retirement village in accordance with the development plan previously approved for the site. Key components of the proposal can be summarised as:

• 199 high and low care rooms (nursing home).

• 94 aged care assisted living suites.

• 328 apartments within a retirement village community: - 5 x 1 bedroom apartments. - 271 x 2 bedroom apartments. - 52 x 3 bedroom apartments.

• Resident amenities including indoor pool, bowling green, games room, theatre, library, cafe, communal lounge areas, dining room and beauty salon.

• The construction of 5 buildings ranging in height from 2-6 storeys. The proposed buildings will have a typically brick facade with rendered features and a low pitched tiled roof form.

• 539 on site car parking spaces: - 82 x staff car parking spaces. - 97 x visitor car parking scapes. - 360 x apartment/retirement village car parking spaces.

• The main vehicle access to the site from Collegium Avenue with secondary vehicle access from Brandon Park Drive.

• The removal of one indigenous tree subject to native vegetation planning permit requirements.

Attachment 1 details plans forming part of the application.




PERMIT TRIGGERS:

Zoning The subject site is located within a General Residential Zone 1 (GRZ1) under the provisions of the Monash Planning Scheme. Pursuant to the requirements of Clause 32.08-1 (Section 2) a permit is required for use of land for a Retirement Village. No permit is required for use the land as a Residential Aged Care Facility. A permit is required to construct a residential building and retirement village under Clause 32.08-4. Development Plan Overlay The land is subject to Development Plan Overlay Schedule 5 (DPO4). A Development Plan was required to be approved by the Responsible Authority prior to issue of a permit allowing further development and subdivision. The provisions of the Development Plan Overlay exempt future permit applications from public notification and review if they accord with the approved development plan. Native Vegetation Pursuant to the requirements of Clause 52.17-2 a permit is required to remove, destroy or lop native vegetation, including dead native vegetation. Attachment 3 details the zoning and overlays applicable to the subject site and surrounding land.

CONSULTATION:

Further Information No request for further information was made of the applicant.

Exemption from Notice and Review

Pursuant to the provisions of the DPO (Clause 43.04-2) an application under any provision of this scheme which is generally in accordance with the development plan is exempt from the notice requirements and third party appeal provisions.

The submitted proposal is considered to be generally in accordance with the approved development plan and satisfies the notice exemption provisions of the DPO (Clause 43.04-2).




Consultation with permit applicant Continual discussions between the permit applicant and planning officers took place throughout the application. The applicant is aware that the application is recommended for approval and that conditions relating to removal of native vegetation (one tree), and the vesting of open space to Council will be included on any permit issued. External Referral Public Transport Victoria Referral Pursuant to the provisions of Clause 52.36-1 the application was referred to Public Transport Victoria. To date, no response has been received. Internal Referral The application was referred to Council’s Traffic and Drainage Engineers for comment. Relevant comments form part of the assessment of the application. Council’s drainage department have requested some modification to the basement design and further endorsement relating to modified infrastructure surrounding the site. Permit conditions address these requirements. Council’s traffic department have reviewed the plans and identified the following: • The crossing to Brandon Park Drive must be a pedestrian operated

signalised crossing. The developer is required to enter into a Section 173 for its ongoing maintenance.

• Detailed engineering design is to be to the satisfaction of Council and Vic Roads.

• 6.4m wide access to some of the resident car park areas is suitable for future residents. Details will be required showing levels and grades at the access, including the internal road widths.

• Shared and disabled car spaces need to be 5.4m in length.

DISCUSSION:

State and Local Planning Policy Framework The proposed development of the site supports State and Local policies and the provisions of the Municipal Strategic Statement under the Monash Planning Scheme by facilitating the location of an aged care and retirement facility within an Activity Centre and greater diversity in housing types. Furthermore, the co-location of the two uses on site facilitates the concept of ‘Ageing in Place’, allowing the opportunity for residents to move from one dwelling type to another as their needs increase.




Clause 12 Environmental and Landscape Values This clause includes, in relation to native vegetation management (Clause 12.01-2) the objective of ensuring that permitted clearing of native vegetation results in no net loss in the contribution made by native vegetation to Victoria’s biodiversity. Clause 15.01 Built Environment and Heritage The objective of Clause 15.01-1 is:

“To create urban environments that are safe, functional and provide good quality environments with a sense of place and cultural identity.”

This Clause requires that development achieves architectural and urban design outcomes that contribute positively to a local urban character and enhance the public realm and minimise detrimental impacts on neighbouring properties. Recognition should be given to the setting in which buildings are designed and the integrating role of landscape architecture.

Relevant strategies seek to:

“Promote good urban design to make the environment more liveable and attractive. Ensure new development or redevelopment contributes to community and cultural life by improving safety, diversity and choice, the quality of living and working environments, accessibility and inclusiveness and environmental sustainability. Require development to respond to its context in terms of urban character, cultural heritage, natural features, surrounding landscape and climate.”

The proposed development has appropriate regard to the surrounding context. Aged Care Use Census data identifies that the City of Monash has an ageing population, with 28 per cent of the total population being over 55 years of age. Available census data indicates that the population of Monash is predominantly of an older bracket and is increasing in age. The Department of Health and Ageing has identified the eastern metropolitan region of Melbourne as an area which requires additional aged care beds to meet the national standard of aged care places. The City of Monash Council Action Plan 2009-2013 and Positive Ageing Action Plan 2011-2014 identify the need to provide for additional aged care facilities and accommodation types in appropriate locations throughout Monash. Objectives of the Victorian Government Residential Aged Care Policy 2009 recognise:




“Residential aged care facilities should be appropriately located close to community amenities and where there is good access to public transport for visitors and staff. The State’s planning system has a role in facilitating the development of residential aged care facilities...”

The subject land has been identified by the Brandon Park Structure Plan (adopted by Council October 2013) as being suitable for increased density and housing diversity. The proximity of the land to Brandon Park Shopping Centre located to the immediate west is considered desirable having regard to access to services and facilities. The large size of the land results in minimal off site amenity impacts as a result of the proposed redevelopment. The expanded retirement village use of the land is appropriate given the zoning of the land and consistent with a range of objectives of the State and Local Planning Policy Framework along with other strategic policy documents and strategies. Monash Housing Strategy 2014 The Monash Housing Strategy was developed to review Council’s current housing strategies based on an assessment of key State and Local Strategies and research from all tiers of Government and other research bodies. The housing strategy highlights the municipality’s ageing population and a growth in residents aged between 70 to 84 years of age. The housing strategy identifies that facilitating housing diversity, provision of specialised accommodation and services for older residents and providing appropriate housing for an ageing population will be key issues for Monash within the foreseeable future. The need for the Monash City Council to adopt a proactive role to address housing diversity issues is increasing the Monash Housing Strategy forms part of that role. The application satisfies applicable objectives which seek to provide for a diverse range of housing to meet the changing needs of an aging population and increased housing density on an identified strategic redevelopment site. Consistency with the approved Development Plan The land is subject to Development Plan Overlay 4 which requires approval of development plan to guide future land use and development of land and provides exemption from public notification and third party appeal, where development is consistent with the approved DPO.




The Development Plan applicable for the land was conditionally approved by Council at its meeting of 13 December 2016. The revised Development Plan was subsequently endorsed by Council Officers on 31 January 2017. The table below shows a comparison of the approved Development Plan and the development proposed by this application TPA/47002:

APPROVED DEVELOPMENT PLAN (TP433)

PROPOSED DEVELOPMENT APPLICATION TPA/47002

VARIATION

Building 1 Assisted living suites: 94 Nursing home care beds: 199 Car spaces: 83 Building height: 2-5 storeys

Building 1 Assisted living suites: 94 Nursing home care beds: 199 Car spaces: 83 Building height: 2-5 storeys

No variation.

Building 2 2 bedroom apartments: 137 3 bedroom apartments: 22 Car spaces: 211 Building height: 2-5 storeys


No variation.



No variation.



No variation.

Building 5 1 bedroom apartments: 5 2 bedroom apartments: 28 3 bedroom apartments: 8 Car spaces: 31 Building height:4-5 storeys

Building 5 1 bedroom apartments: 5 2 bedroom apartments: 28 3 bedroom apartments: 8 Car spaces: 31 Building height:4-5 storeys

No variation.

At grade car spaces: 88

At grade car spaces: 88 No variation.

Vehicle access from Collegium Avenue. Gated

Vehicle access from Collegium Avenue. Gated resident and

No variation.




APPROVED DEVELOPMENT PLAN (TP433)

PROPOSED DEVELOPMENT APPLICATION TPA/47002

VARIATION

resident and service vehicle access from Brandon Park Drive.

service vehicle access from Brandon Park Drive.

East-west public open space and pedestrian link provided to the south of the development site. Approximately 18% of the site area.

East-west public open space and pedestrian link provided to the south of the development site.

No variation. Plans need to clearly delineate the area of land to be transferred to Council.

As detailed above, the proposed development intensity and scale is consistent with the approved development plan. The building envelopes, resident and dwellings numbers, car parking provision and open space approval are consistent with the approved Development Plan. Neighbourhood Character The height and scale of the development has been designed to have regard for the established built form of the surrounding area and context. The contemporary design of the building complements both the surrounding residential and commercial development within the area. Articulation within the built form has been achieved by utilising balconies, architectural features and varied materials and finishes to assist in breaking up the facade and minimising the perception of visual bulk. A variety of materials and finishes has been utilised including face brickwork, rendering elements, and roofing generally complimentary to the streetscape character of the surrounding residential area. The proposed setbacks of the development provides for meaningful landscaping opportunities throughout the site, particularly around the site perimeter. The result will mean the development includes elements of garden city character. The built form has been significantly articulated and graduated with attention to detail reducing the potentially adverse impacts of building bulk. Design Detail The building has been designed with the intention of providing high quality architecture, along with an attractive range of contemporary materials, and finishes. The façade treatment provides for appropriate degree of visual interest through use of varied materials and finishes, along with vertical and horizontal articulation elements to minimize the perception of visual bulk.




Facades are fairly traditional in appearance finished in a mix of brick and render. Gently pitched roof forms and extended eaves provide a residential feel to the larger scale of the development, whilst paying homage to the typical roof form prevailing throughout the broader residential neighbourhood. Vertical facade treatments of varied colour and material help to fragment the building facade and, when coupled with the modulated building form effectively break the overall scale of development proposed. The development is a residential use and this is reflected in the proposed architecture which has been designed to reflect the use within, whilst providing a sympathetic response to the prevailing built form characteristics of the broader residential neighbourhood. Additional plan detail is required to be provided for front and boundary fencing, the location of services and mechanical ventilation. Fencing and services should be appropriately integrated into the overall design response. Internal Amenity The design response provides for suitable internal amenity outcome for residents. The design response provides for a varied mix of retirement village apartment layouts comprising one, two and three bedrooms, some including a small study nook space. The layout of apartments results in all habitable rooms having a direct outlook with good solar access and ventilation. Each apartment is provided with a balcony in addition to communal courtyard areas located throughout the development providing good open space and recreation outcomes for future residents. All dwellings are provided with good access to sunlight and direct ventilation. The location, layout and orientation of the development results in no need for excessive screening of habitable rooms and open space areas. Energy Efficiency A Sustainability Management Plan (SMP) is required to be provided in accordance with the requirements of Council’s recently approved Environmentally Sustainable Development Policy (Clause 22.13) This policy requires initiatives which facilitate environmental sustainability building design. Elements of the northern and western aspect of the proposal are substantially exposed. Additional solar protection should be provided to habitable room windows and balconies orientated to the north and west to minimise heat loading.




Overlooking Given the substantial setbacks proposed, overlooking from the proposed development is not considered detrimental to the adjoining properties. A habitable room window, balcony, terrace, deck or patio should be located and designed to avoid direct views into the secluded private open space of an existing dwelling within a horizontal distance of 9 metres (measured at ground level) of the window, balcony, terrace, deck or patio. The proposal generally satisfies the overlooking requirements. However additional screening to windows adjacent to adjacent to 30-32 Collegium Drive (north-east corner of the site) is required. Overshadowing Shadow diagrams submitted with the application indicate that the shadow cast by the development will predominantly be contained within the site at the September equinox. The development will result in some short lengths of overshadowing of the east-west public open space link running through the site. The development will have a minimal overshadowing impact on the adjoining school to the south as a consequence of the three storey height and setback of 7.7m-9.4m. Overall the overshadowing impact of the development is considered acceptable. Car Parking, traffic and access The car parking spaces required under Clause 52.06 are proposed to be provided as shown in the following table: Number of

Units/Beds Clause 52.06 car

parking requirement Number of car parking spaces

required

Number of car spaces

proposed

Residential Aged Care

293 0.3 car spaces per bed 87 82

1 bedroom Units 5 1 car space per unit

5 360 car spaces

2 bedroom Units 271 1 car space per unit

271

3 bedroom Units 52 2 car spaces per unit

104

Visitor 328 1 car space per 5 units

65 97

TOTAL Required 532

TOTAL Proposed 539

The proposed provision of car parking is consistent with the previous approved development plan. The application proposes provision of car parking in excess of




the statutory requirement. The proposed allocation of car parking needs to be adjusted. The requirements outlined by the Traffic Engineers in relation to the type of signalised crossing on Brandon Park Drive, and improvements of vehicle movements for future residents is appropriate. Bicycle Parking Bicycle parking is required to be provided in accordance with the requirement specified by Clause 52.34-3 of the Monash Planning Scheme. The table below details the number of bicycle parking spaces required:

Use No. of beds/dwellings

Clause 52.34-3 Requirement

Bike parking requirement generated

Nursing home 293 beds 1 to each 7 beds (employee)

1 to each 60 beds

(visitor)

42 bike spaces

5 bike spaces

Retirement village

(dwellings)

328 dwellings 1 to each 5 dwellings (resident)

1 to each 10 dwellings

(visitor)

68 bike spaces

34 bike spaces

TOTAL

REQUIRED 149 bike spaces

Plans submitted with the application detail the provision of bicycle parking areas within the basements (resident and staff) and adjacent to building entrances. The plans require modification to detail the type of bicycle parking facilities, number of bicycle racks and amenities to comply with Clause 52.34. Public Open Space Development Plan Overlay 4 requires the provision of 15% open space, including Public Open Space on the land. The Brandon Park Major Activity Centre Structure Plan (October 2013) envisages the provision of additional public open space on the site, provision of a pedestrian link from Strada Cres through the proposed public open space to Brandon Park Drive and retention of existing significant vegetation within open space areas. The approved development plan for the land set aside 18% of the site for public open space. These areas include the row of heritage protected trees along Strada Crescent, the east-west pedestrian link and park environs, and the treed area at the corner of Collegium Avenue and Brandon Park Drive. The east-west pedestrian link and park environs will provide a functional space for the passive recreational needs of the broader local community.




It is appropriate that these public open space areas be transferred to Council. Therefore, prior to occupation of the first stage of the development, the public open space areas should be transferred to Council and the required shared path constructed to the satisfaction of Council. Brandon Park Drive Pedestrian Crossing In accordance with the requirements of the approved development plan, a new signalised pedestrian crossing is required to be provided across Brandon Park Drive. Prior to occupation of the first stage of the development, the required signalised pedestrian crossing is to be design and constructed by the owner to the satisfaction of Council. Vegetation Removal As a result of the proposed works some native vegetation is required to be removed. A review of historic aerial photos dating back to the 1950’s identifies that the land was substantially cleared previously and the majority of on-site vegetation has been planted forming part of landscaping works associated with the former school. A Biodiversity Assessment (December 2016) prepared by Ecology and Heritage Partners was submitted with the application in relation to the proposed works and required vegetation removal. The key findings of the Report are as follows: 1. A planning permit is required under Clause 52.17 of the Monash Planning

Scheme for the proposed removal of native vegetation. 2. The proposal does not require referral to the Department of Environment,

Land, Water and Planning as less than 0.5 hectares of native vegetation is proposed to be removed.

3. The proposed removal of native vegetation is assessable under the low risk assessment pathway.

4. The proposed works would result in the removal of 1 scattered tree adjacent to the northern boundary. The overall loss equates to 0.002 general biodiversity equivalence units.

The proposed native vegetation removal is considered satisfactory. The offsets requirements can be provided by permit condition.




Waste Management A waste management plan can be required by permit condition. Given the scale of the development and the number of bins required for on street Council waste collection a requirement should be placed on any permit to require private collection of waste within the property. Adequate space is provided within the basement and service areas for waste storage and collection. Construction impacts A construction management plan including details of staging of construction works and construction vehicle access traffic management detail will be a permit requirement. Construction management plan requirements will seek to minimise amenity impacts of the proposed development on the surrounding area. Noise Appropriate conditions relating to minimising noise impacts and the requirement to comply with relevant EPA requirements will be placed on any permit that is to issue. Additional conditions on the permit will restrict commercial vehicle delivery times.

CONCLUSION:

The proposed development responds to the strategic policy aspirations for housing, contributing to housing choice and incremental change close to the adjoining Brandon Park Major Activity Centre. The proposed development will provide an appropriate mix of housing including multiple forms of housing and accommodation catering to an aging population. The subject land is specifically identified for increased density and housing diversity. The development plan is generally in accordance with the approved development plan for the land. The design response is generally consistent with the objectives and applicable requirements of state and local policies. It is recommended that the proposed development be approved subject to conditions including minor modification.




LIST OF ATTACHMENTS: Attachment 1 – Proposed Development Plans. Attachment 2 – Aerial Photograph (October 2014). Attachment 3 – Zoning and Overlays Map.

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