4.5 1316 dandenong road, hughesdale the development … · 9/30/2014 · behalf of john patrick...

Council Meeting, 30 September 2014 Section 4.5 – Page 66

1316 Dandenong Road, Hughesdale - The Development Of A Three Storey Apartment Building Comprising 9 Dwellings With Associated Car Parking At Basement Level And To Alter Access To A

Road In A Road Zone, Category 1

4.5 1316 DANDENONG ROAD, HUGHESDALE THE DEVELOPMENT OF A THREE STOREY APARTMENT BUILDING COMPRISING 9 DWELLINGS WITH ASSOCIATED CAR PARKING AT BASEMENT LEVEL AND TO ALTER ACCESS TO A ROAD IN A ROAD ZONE, CATEGORY 1

(TPA/42628)

EXECUTIVE SUMMARY:

An application has been made for the development of a three storey apartment building comprising 9 dwellings with associated car parking at basement level and to alter access to a road in a Road Zone, Category 1.

The application was subject to public notification with no objections received.

This report assesses the proposal against the provisions of the Monash Planning Scheme including the relevant state and local planning policy framework. The main issues to be considered relate to setbacks, car parking, visual bulk, building mass and overlooking.

The reason for presenting this report to Council is the proposed development cost of $3 Million.

The proposal is considered appropriate having regard to the relevant provisions of the Monash Planning Scheme. It is recommend that Council issue a Planning Permit subject to conditions.

RESPONSIBLE DIRECTOR: Peter Panagakos

RESPONSIBLE ACTING MANAGER: Adrian White

RESPONSIBLE PLANNER: Roslyn Snaauw

WARD: OAKLEIGH

PROPERTY ADDRESS: 1316 Dandenong Road, HUGHESDALE

PRE-APPLICATION MEETING: No

NUMBER OF OBJECTIONS: 0

ZONING: General Residential Zone(GRZ2)

EXISTING LAND USE: Single storey brick dwelling with associated outbuildings

OVERLAY: No Overlays

RELEVANT CLAUSES:

State Planning Policy Framework

Clause 10.01 (Purpose)

Local Planning Policy Framework

Clause 21 (Municipal Strategic




Clause 10.2 (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)

Statement)

Clause 21.04 (Residential Development)

Clause 21.08 (Transport and Traffic)

Clause 21.09 (Key Regional Assets)

Clause 21.11 (Physical infrastructure)

Clause 22.01 (Residential Development and Character Policy)

Clause 22.04 (Stormwater Management Policy)

Particular Provisions

Clause 52.06 (Car parking)

Clause 52.29 (Land Adjacent to a Road Zone)

Clause 55 (ResCode)

Clause 65.01 (Design Guidelines)

STATUTORY PROCESSING DATE: 30 June 2014

DEVELOPMENT COST: $3 Million




LOCALITY PLAN

NEIGHBOURHOOD PLAN

SUBJECT SITE




RECOMMENDATION:

That Council resolves to Grant a Planning Permit (TPA/42628) for the development of a three storey apartment building comprising 9 dwellings (7x 2 bedrooms and 2x 3 bedroom) dwellings with the provision of 12 car spaces (5 double car stackers) at basement level and alter access to a road in a Road Zone, Category 1, at 1316 Dandenong Road, Hughesdale 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. The submitted plans must clearly delineate and highlight any changes. 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) The location and height of the common electricity supply meter box (located at a distance from the street which is at or behind the setback alignment of building).

b) The location of gas and water meters.

c) A passing area at least 5m wide and 7m long provided at the entrance of the property.

d) Provide a corner splay or area at least 50% clear of visual obstructions (or with a height of less than 1.2 metres), which may include adjacent landscaping areas with a height of less than 0.9 metres, extending at least 2.0 metres long x 2.5 metres deep (within the property) both sides of the vehicle crossing to provide a clear view of pedestrians on the footpath of the frontage road.

e) Five on-site bicycle spaces are to be provided. Bicycle parking facilities shall generally follow the design and signage requirements set out in Clause 52.34 of the Monash Planning Scheme.

f) Floor plans and elevation plans are to correlate will all balconies and windows to be shown.

g) All upper level habitable room windows and balconies must be screened in accordance with Standard B22. If windows are to have fixed obscure glazing it must be shown to a height of 1.7m above the finished floor level with any window above this level clear and openable or provide a fixed external screen with upward facing louvers or a screen containing fixed obscure glazing to a height of at least 1.7 metres above finished floor level.

h) Plans for the car stacker detail design and associated features are required to the satisfaction of the Responsible Authority




2. The development as shown on the endorsed plans must not be altered

without the written consent of the Responsible Authority.

3. A landscape plan prepared by a Landscape Architect or a suitably qualified or experienced landscape designer, 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 plan will be endorsed and will then form part of the permit.

4. 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. All works must be overseen by a qualified arborist and in accordance with the Tree Assessment Report prepared by Kylie May on behalf of John Patrick Pty Ltd dated March 2014.

5. All work within the dripline of any tree to be retained shall be supervised by a qualified landscape architect or horticulturist who shall ensure that the works are done in a manner which protects and minimises any damage to those trees.

6. Before the occupation of the buildings allowed by this permit, landscaping

works 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.




7. The walls on the boundary of adjoining properties shall be cleaned and finished in a manner to the satisfaction of the Responsible Authority.

8. All common boundary fences are to be a minimum of 1.8 metres above the finished ground level to the satisfaction of the Responsible Authority. The fence heights must be measured above the highest point on the subject or adjoining site, within 3 metres of the fence line.

9. 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.

10. 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;

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 surrounding road surfaces;

i) 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.)

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. The Waste Management Plan shall provide for:

Council Meeting, 30 September 2014 Section 4.5 – 2



a) The method of collection of garbage and recyclables for uses;

b) Designation of methods of collection including the need to provide for private services or utilisation of council 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) Litter management.

A copy of this plan must be submitted to Council.

12. In accordance with the Planning Scheme, at least 25% of the mechanical car parking spaces to accommodate a vehicle clearance height of at least 1.8 metres.

13. The layout of the development shall follow the Design Standards for car parking set out in Clause 52.06-8 of the Monash Planning Scheme as detailed below:

Accessway to provide at least 2.1m headroom beneath overhead.

Driveway gradient to be no steeper than 1 in 10 (10%) within 5 metres of the frontage to ensure safety for pedestrians and vehicles.

A passing area at least 5m wide and 7m long provided at the entrance of the property.

Minimum requirements for parking space dimensions to be in accordance with Table 2.

Any projection of a structure into a car space (excluding storage) to be a minimum height of 2.1m above the space.

Car stacker modules are required to cater for the following:

Independent operation for each parking space.

A minimum entry level headroom clearance of 1.8 metres.

A vehicle at least 180cm height on the pit (lower) level.

A vehicle at least 150cm height on the upper level.

A clear/usable platform width of at least 230cm.

Loading weight per platform of at least 2000kg.

25% of the mechanical car parking spaces to accommodate a vehicle clearance height of at least 1.8 metres.

14. A minimum aisle width adjacent to the stacker system of 6.4 metres.




15. The mechanical car stackers are to be maintained in good working order and be permanently available for the parking of vehicles in accordance with their purpose, to the satisfaction of the Responsible Authority

16. Before the development starts, a site layout 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 north west corner of the property where the entire site’s stormwater must be collected and free drained via a pipe to the Council pit in the footpath of 1314 Dandenong Road via a 300mm pipe and 900 mm x 600 mm junction pit to be constructed to Council Standards. (A new pit is to be constructed if a pit does not exist or is not a standard Council pit). If the point of discharge cannot be located then notify Council’s Engineering Division immediately.

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

not be allowed to flow uncontrolled into adjoining properties.

2. Stormwater discharge is to be detained on site to the predevelopment level of peak stormwater discharge. Approval of any detention system is required by the City of Monash, the Responsible Authority, prior to works commencing.

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




4. A drainage contribution will not be accepted in lieu of a detention system.

5. Detention system requirements for the property are as follows:

Minimum storage = 4.13 cubic metres

Maximum discharge rate = 7.25 litres per second

Minimum orifice diameter if using orifice pit = 90mm, otherwise install a Phillips multi cell or similar to control outflow.

6. An on site detention system for storm events up to the 1% AEP event to be

retained on site for the basement carpark.

7. 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 is constructed in accordance with the approved plans. The certifier’s registration number must be included on the certificate.

8. Building approval must be obtained prior to the commencement of the above approved works.

9. The residents of this development will not be eligible for resident parking

permits.

10. Approval of each proposed crossing, and a permit for installation or modification of any vehicle is required from Council’s Engineering Department.

11. The proposed crossings are to be constructed in accordance with City of Monash standards.

12. The existing redundant crossing section is to be removed and replaced with kerb and channel. The footpath and naturestrip are to be reinstated to the satisfaction of Council.

13. All new crossings are to be no closer than 1.09 metre measured at the kerb to the edge of the power pole, drainage or service pit, or other services. Approval from affected service authorities as part of the vehicle crossing application process.

14. Any new drainage work within the road reserve requires the approval of the City of Monash’s Engineering Division prior to the works commencing. Three 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. The plans are to show sufficient information to determine that the drainage works will meet all drainage conditions of the




permit. A refundable security deposit of $ 3,000.00 is to be paid prior to the drainage works commencing.

BACKGROUND:

History The Site and Surrounds

The subject site is located on the south side of Dandenong Road, to the east of its intersection with Poath Road. The site is irregular in shape with an angled frontage of 16.76 metres, depths of 40.77 metres to the east and 45.36 metres to the west and an overall area of approximately 694 square metres. The allotment has vehicle access via a single crossover adjacent to the west boundary and is occupied by a single storey brick dwelling. The surrounding properties can be described as follows:

North – directly opposite the site is the Chadstone Shopping Centre;

East – double storey brick dwelling with a high roof form;

South – contains a garage associated with the dwelling to the east;

West – to the west is a recently constructed 3 storey development. Similar development have been approved on land to the immediate west of this site details are:

TPA/31888 at 1312 Dandenong Road, Hughesdale for the “development of a two storey building comprising 10 apartments and basement carpark for twelve vehicles”

TPA/35285 at 1314 Dandenong Road, Hughesdale for the “development of a three storey apartment building comprising of a total of 11 dwellings and basement car parking”

An aerial photograph of the subject site and surrounding land can be found attached to this report (Attachment 2).

PERMIT TRIGGERS:

Zoning

The subject site is situated in the General Residential Zone (Schedule 2) under the provisions of the Monash Planning Scheme. Pursuant to the requirements of Clause 32.08-4 a permit is required to construct two or more dwellings on a lot.




Particular Provisions

Clause 52.06: Car Parking Prior to a new building being occupied the required parking spaces must be provided on the land or as approved by the responsible authority. Clause 52.29: Land adjacent to a Road Zone, Category 1. A permit is required to create or alter access to a road in a Road Zone, Category 1. Clause 55: Two or more dwellings on a lot and residential buildings (ResCode). A development must meet all the objectives of this clause and should meet all of the standards. Attachment 3 details the zoning and overlays applicable to the subject site and surrounding land.

PROPOSAL:

The proposal seeks approval for a three storey apartment building comprising 9 dwellings (7x 2 bedrooms and 2x 3 bedroom) with the provision of 12 car spaces (5 double car stackers) in a basement and to alter access to a road in a Road Zone, Category 1.

The architectural plans submitted with the application provide for the following:

Basement containing 12 car spaces. Car spaces 2/3, 4/5, 6/7, 8/9 and 10/11 are proposed to be car stackers with the provision of two further single car spaces which includes a visitor car space. The provision of bicycle parking, bin storage and storage units.

Portions of the basement are constructed to the boundary title along the side boundaries, minimum setback of 3.4 metres to the front boundary and with 1.96 metres the rear boundary.

Access to the basement will be via a ramp along the western boundary with lift and stair access available to all floors from the basement.

The ground floor level comprises 3 x 2 bedroom dwellings with direct access to secluded private open space at ground level ranging from 63 square metres to 81 square metres.

The front setback is 6.170 metres at ground level with side boundary setback a minimum 1.5 metres and the rear boundary setback 5 metres.

The first floor comprises 4x 2 bedroom dwellings. These dwellings will each have balconies with direct access from the living areas and provide the required minimum 8 square metres of open space.




This level is setback from the front boundary between 4.51 to 5.46 metres as the balconies cantilever over the ground floor level. The side setbacks are similar to the ground floor. The rear setback is 3 metres as the balconies cantilever over the ground floor.

The second floor comprises 2 x 3 bedrooms. The dwellings each have balconies with direct access from the living areas providing the required minimum 8 square metres of open space.

This level is setback further than the first floor and is well articulated.

The roof will comprise a centrally located service platform with a lift overrun and roof access.

The building has a contemporary design with the walls of brick and render with an overall height of just under 9 metres and a lift over run of 1.3 metres above this.

Attachment 1 details plans forming part of the application.

CONSULTATION:

Public Notice

The application was advertised in accordance with section 52 of the Planning and Environment Act 1987 by way of 24 letters sent to the surrounding property owners/occupiers, and one sign displayed on the Dandenong Road frontage of the site.

No objections were received. Referrals

VicRoads

The application was referred to VicRoads under Clause 52.29 of the Monash Planning Scheme. VicRoads do not object to the grant of a permit. Internal referrals

The application was referred to Council’s Drainage and Traffic Engineers for comment. Relevant comments form part of the assessment of the application.

DISCUSSION:

Consistency with State and Local Planning Policies

Increased residential density and dwelling diversity is an objective of state and local policy. The Municipal Strategic Statement at Clause 21 the Garden City Character of the municipality is identified as a core value held by the community and Council and,




as a consequence, is a significant and important consideration in all land use and development decisions. At Clause 21.04 (Residential Development Policy) Council’s goal is for residential development in the City to be balanced in providing a variety of housing styles whilst remaining sympathetic to existing neighbourhood character. The Residential Development and Character Policy at Clause 22.01 seeks to ensure that new development is successfully integrated into existing residential environments, with minimal streetscape or amenity impact, and designed to achieve outcomes that enhance the Garden City Character of the area. It is considered reasonable to expect this form of development in the area given its close location to a principal activity centre and major transport routes and as such the proposal is considered to be consistent with the local planning policy framework. The subject site is opposite Chadstone Principal Activity Centre and similar scale development with a mix of two and three storey apartment style buildings around it. Assessment under Clause 55 (ResCode)

Neighbourhood Character, Bulk, Mass and Scale

ResCode Standard B1 requires the proposed design to be appropriate to the neighbourhood and the site, respectful of the existing or preferred neighbourhood character and responsive to the opportunities and constraints of the site. The height and setback of buildings must respect the existing and preferred neighbourhood character with any impact on the amenity of existing dwellings being minimised. The development does not comply with the local variation to Standard B6 Street setback which requires a 7.6 metres setback from the street. The proposal does however respond to the existing neighbourhood character with the newly constructed development to the immediate west providing a cantilevered design of decreasing front setbacks with the ground floor and upper levels having similar setbacks decreasing to the upper/second level. The current proposal is providing a front setback at ground level of 6.17 metres and will have an upper/second floor setback of 5.8 metres to the facade of the balcony and despite its numerical non compliance will create a good design outcome in characteristics of the immediate neighbourhood character.




It is considered reasonable to expect this form of development in the area given its close location to a principal activity centre and major transport routes and in particular the pattern of development that has and is anticipated to occur in the area.

The land is situated in a Residential Character Type ‘A’ area under the Monash Urban Character Study which is derived from Pre-First World War and Inter-War development on flat topography and grid subdivision pattern. The relevant sections of the Desired Future Character Statement for the ‘A’ Character area are:

“The neighbourhood character of this area will evolve to retain evidence of its origins in the middle of the last century and of other era of development by protecting buildings and precincts of indentified heritage significance along with associated streetscape elements.

The built form will be unified by consistency in building setback. New dwellings will address the street and complement the scale and form of adjacent buildings. Development that is inappropriate and out of scale with adjoining dwellings will not be supported. Sympathetically designed architecture is encouraged in preference to imitations of historic styles.

Front fences will be low. This enables vegetation to be visible from the street, allows clear views of buildings and gives the street an open and transparent quality. Fencing will complement the architecture of the building in design, colour and materials.

Existing mature trees and shrubs within properties will be retained and additional tree planting proposed to gradually create a tree canopy in the private domain.

The soft quality of the street that is derived from the wide nature strips will be maintained by ensuring that there is only one crossover per lot frontage.”

The proposed three storey apartment building is of high quality architecture with an appropriate degree of visual interest which minimises the perception of visual bulk and provides for integration with the established and emerging built form of the surrounding area. Landscaping

Although the footprint of the basement is large there is sufficient space to provide for the planting of canopy trees to enhance the proposed development. Car parking, traffic and access

Under Clause 52.06 of the Monash Planning Scheme, one car space is required for each one or two bedroom dwellings and two car spaces are required to each




dwelling with three or more bedrooms. For visitors, one car space is required for every 5 dwellings.

No. of dwellings

Clause 52.06 requirement Car spaces required

Car spaces provided

One and two bedroom dwellings

7 1 space per dwelling 7 7

Three or more bedrooms

2 2 car spaces per dwelling 4 4

Visitor parking 9 1 space per 5 dwellings 1 1

Total 12 12

The proposal provides for adequate on site car parking in accordance with the requirements of Clause 52.06 of the Monash Planning Scheme. Council’s Traffic Engineer has assessed the proposed car parking and access arrangements and discussed the Traffic Impact Assessment report undertaken by O’Brien Traffic dated April 2014. The traffic report proposes that the passing area requirement should be waived as access is via the service road rather than a main road and will have significantly lower traffic volumes. Council’s Traffic Engineers consider that due to the intended provisions of a bicycle path along the service road, a passing area of at least 5 metres width and 7 metre length is required at the entrance of the property. Conditions could be included in the permit requiring it to be provided for should a permit issue. Council’s Traffic Engineer have also raised some minor concerns that can be covered by modification to the design. The predicted traffic generation is low and is expected to have negligible impact on the local traffic network. Overlooking

Permit conditions can be included to ensure that compliance with Clause 55.04-6 is achieved to limit overlooking.

Private Open Space

Previous Council decisions for apartment style buildings have allowed dwellings at ground level an area of 40sqm with a minimum width of 5 metres acceptable private open space which is also provided with this proposal. For dwellings at first floor level or above without direct access to ground level open space, an adequate area of secluded private open space should be provided in the form of a balcony with a minimum area of 8 square metres and a minimum width of 1.6 metres with convenient access from a living room and this is achieved.




CONCLUSION:

Given the close proximity of the site to the intersection of Dandenong and Poath Road, and opposite Chadstone Principal Activity Centre, the subject site is not located within a typical residential area. The property immediately abutting the site to the west is development with a three storey apartment style building and there is a mix of residential buildings in the area. The proposed facade with its cantilevering, articulation and interesting architectural features avoids the typical box like appearance of many apartment style buildings and is concerned suitable. The proposed design is consistent with state and local policy. It is considered that the proposed design is site responsive and will not result in any unreasonable amenity impact on the surrounding properties. It is recommended that the proposal be approved subject to conditions.




LIST OF ATTACHMENTS: Attachment 1 – Proposed Development Plans. Attachment 2 – Aerial Photograph (November 2012). Attachment 3 – Zoning and Overlays Map.

4.5 1316 dandenong road, hughesdale the development … · 9/30/2014 · behalf of john patrick...

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