banyule city council 27 april 2014 council meeting agenda attachments 1

ATTACHMENTS

ORDINARY MEETING OF COUNCIL ON 27 APRIL 2015 Page 81

1.1 Petition for a Seat on Waterdale Road, Ivanhoe

Attachment 1 Petition Letter .................................................................................. 82

4.3 One Flintoff Project - Progress Report

Attachment 1 One Flintoff April 2015 External Fact Sheet ..................................... 85

Attachment 2 One Flintoff April 2015 External Q&A .............................................. 87

4.4 1 Flintoff Street, Greensborough - Proposed Council Offices - Planning Permit Application (No.P311/2015)

Attachment 1 Application plans ............................................................................. 89

Attachment 2 Background information ................................................................. 103

Attachment 3 Assessment against Schedule 1 to the Activity Centre Zone ......... 108

4.5 Proposed development of eight three storey dwellings at 27 Livingstone Street, Ivanhoe (P315/14)

Attachment 1 Architectural plans ......................................................................... 119

Attachment 2 Additional background information ................................................. 129

Attachment 3 DDO12 assessment ...................................................................... 135

Attachment 4 Clause 55 assessment .................................................................. 139

5.1 Municipal Association of Victoria's Draft Strategic Work Plan 2015-16

Attachment 1 Draft MAV Strategic Work Plan 2015-16 ........................................ 144

6.1 Debt Management Strategic Plan

Attachment 1 Debt Management Strategic Plan (April 2015) ............................... 180

6.2 Items for Noting

Attachment 1 BAFCAC Meeting Minutes ............................................................. 203

6.3 Proposed Governance Local Law No.2 (2015) - Incorporating Meeting Procedures Code (2015)

Attachment 1 Draft Governance Local Law No.2 (2015) ...................................... 207

Attachment 2 Draft Meeting Procedures Code (2015) ......................................... 213

Attachment 3 Community Impact Statement with Human Rights Assessment ................................................................................... 241

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Item: 1.1 Attachment 1: Petition Letter


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Item: 4.3 Attachment 1: One Flintoff April 2015 External Fact Sheet


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Item: 4.3 Attachment 2: One Flintoff April 2015 External Q&A


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Item: 4.3 Attachment 2: One Flintoff April 2015 External Q&A

ORDINARY MEETING OF COUNCIL ON 27 APRIL 2015 8

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Item: 4.4 Attachment 1: Application plans


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Attachment 2: Background information


P311/2015: ADDITIONAL BACKGROUND INFORMATION

PLANNING CONTROLS

The following planning provisions are relevant to the assessment of application:

ACTIVITY CENTRE ZONE – SCHEDULE 1

In accordance with Clause 37.08-2, a planning permit is not required to use the subject land for the purpose of Office. A planning permit is required for the proposed buildings and works in accordance with Clause 37.08-8. Clause 37.08-9 requires the Responsibly Authority to have regard to the decision guidelines of Clause 65 and the following matters:

PARKING OVERLAY – SCHEDULE 1

This overlay operates in conjunction with Clause 52.06. The schedule to this overlay varies the requirements of Clause 52.06 for certain uses. Schedule 1 to the Parking Overlay applies specifically to the Greensborough Activity Area and outlines that the parking objective to be achieved is

‘To identify appropriate car parking rates for various uses such as dwelling, retail, office, restricted retail and restaurant uses within the Greensborough Principal Activity Area.’

No car parking rate is specified in the Schedule for Office. Schedule 1 (Clause 4.0) to the Parking Overlay sets out that the Car parking spaces for the use of the land as office should be provided on the same site as that use. If the site size or shape is not suitable and a development or use cannot provide sufficient car parking on-site, car parking may be provided elsewhere within the Greensborough Principal Activity Centre if consistent with a Car Parking Management Plan approved by the responsible authority. Where any of the car parking is to be provided elsewhere in the Centre than on the same site as the use, a Car Parking Management Plan must be prepared prior to the commencement of the development or use to which it applies, to the satisfaction of the responsible authority.

CAR PARKING PROVISIONS (CLAUSE 52.06)

The proposal involves an extension of an existing building to provide an additional 4355sqm of Nett Floor Area. Pursuant to Clause 52.06 of the Banyule Planning Scheme, a new use must not commence or the floor area of an existing use must not be increased until the required car spaces have been provided on that land. The table at clause 52.06-5 sets out the number of spaces required for particular uses, unless otherwise listed in another Clause or a Parking Precinct Plan.

Use Net Floor Area Parking Rate Parking Requirement

Office (Lev 3 & 4)

4355sqm 3.5 spaces to each 100sqm of net floor area

152 spaces

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Should Level 2 be utilised for the purpose of office the total car parking required for the addition would be 78 spaces bringing the total car parking requirement for the proposal to 239 car spaces.

LAND ADJACENT TO A ROAD ZONE, CATEGORY 1 (CLAUSE 52.29)

Pursuant to Clause 52.29 of the Banyule Planning Scheme, a permit is required to alter access to a Road Zone, Category 1. Under this provision, an application to alter access to land owned by the Roads Corporation for the purpose of a road must be referred to the Roads Corporation under Section 55 of the Act. The proposed works do not seek to alter access to a Road Zone, Category 1 so there is no trigger for a permit or requirement to refer the application to VicRoads.

BICYCLE FACILITIES (CLAUSE 52.34)

Clause 52.34 outlines that a total of 19 bicycle parking spaces be provided on site (15 for employees and 4 for visitors) in addition to the 64 required for the existing facility (19 for staff and 45 for visitors). No additional bicycle facilities have been included as part of the proposed buildings and works. It is noted that an existing bicycle facility (45 bicycle spaces) is located on the basement level of the existing WaterMarc complex along with 19 hoops located within the pedestrian walkway area. The existing facilities will cater for employee bicycle parking, however an additional parking spaces are required for visitors. It is recommended that additional space within the site be set aside for these within close proximity of the entry to building to satisfy the requirements of this Clause. The two additional showers and change rooms required for employees as a result of the proposal have been included on the plans. POLICIES CONSIDERED

STATE PLANNING POLICY FRAMEWORK

Metropolitan Development

Clause 11 provides specific objectives and strategies for Metropolitan Melbourne. The strategies included in Clause 11.01-1 relating to Activity Centre Network which has the objective of:

To build up activity centres as a focus for high-quality development, activity and living for the whole community by developing a network of activity centres.

Urban Design

Clause 15 states that planning should achieve high quality urban design and architecture that:

Contributes positively to local urban character and sense of place.

Reflects the particular characteristics, aspirations and cultural identity of the community.

Enhances liveability, diversity, amenity and safety of the public realm.

Promotes attractiveness of towns and cities within broader strategic contexts.

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Minimises detrimental impact on neighbouring properties. Design for Safety

The stated objective of Clause 15.01-4 is to “improve community safety and encourage neighbourhood design that makes people feel safe.” Cultural Identity and Neighbourhood Character

The stated objective of Clause 15.01-5 is to “recognise and protect cultural identity, neighbourhood character and sense of place.” Sustainable Development

Clause 15.02-1 relates to energy and resource efficiency with the objective being to “encourage land use and development that is consistent with the efficient use of energy and the minimisation of greenhouse gas emissions.” Economic Development

Clause 17 includes the following objective in relation to Activity Centres (Clause 17.01-1):

To encourage the concentration of major retail, commercial, administrative, entertainment and cultural development into activity centres (including strip shipping centres) which provide a variety of land uses and are highly accessible to the community.

Clause 17.02 provides the following objective in relation to Business (Clause 17.02-1):

To encourage developments which meet the community’s needs for retail, entertainment, office and other commercial services and provide net community benefit in relation to accessibility, efficient infrastructure use and the aggregation and sustainability of commercial facilities.

Infrastructure

Clause 18 includes the following objective in relation to Declared highways, railways and tramways (Clause 18.01-1):

To integrate land use and transport planning around existing and planned declared highways, railways, principal bus routes and tram lines.

Clause 18.02 provides the following objective in relation to Car parking and public transport access to development (Clause 18.02-1):

To ensure access is provided to developments in accordance with forecast demand taking advantage of all available modes of transport and to minimise impact on existing transport networks and the amenity of surrounding areas.

Clause 18.03 provides the following objective in relation to Bicycle transport to development (Clause 18.03-1):

To Integrate planning for bicycle travel with land use and development planning and encourage cycling as an alternative mode of travel.

Design & Built Form

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It is the objective of Clause 19.03-1 of the State Section of the Banyule Planning Scheme:

To achieve high quality urban design and architecture that:

Reflects the particular characteristics, aspirations and cultural identity of the community.

Enhances liveability, diversity, amenity and safety of the public realm.

Promotes attractiveness of towns and cities within broader strategic contexts.

The clause outlines a number of design principles which Council must have regard to in deciding upon the application. These include context, the public realm, landmarks, views and vistas, pedestrian spaces, heritage, consolidation of sites and empty sites, light and shade, energy and resource efficiency, architectural quality and landscape architecture. LOCAL PLANNING POLICY FRAMEWORK

Council’s Municipal Strategic Statement sets the direction for land use and development in Banyule by identifying key planning elements for consideration and nominating a series of objectives and strategies for each. The overarching vision of the Municipality is:

“Banyule will be regarded as a city offering a range of quality lifestyles in an urban setting enhanced by the natural environment, and served by an efficient and committed Council”.

The relevant objectives encompass Environmental Management, Economic Development and Community Development and Support. There are five key elements within the strategy to achieve the vision and objectives. The relevant elements to this application are ‘Land Use’ (commercial and community facilities), ‘Built Environment’ and ‘Transport’. Each element contains key issues, objectives and strategies. A response to the relevant elements is provided within the technical consideration of this report. Clause 21.08-1 Greensborough Principal Activity Centre

Greensborough is identified as a Principal Activity Centre (the Centre), although under Plan Melbourne there is no such categorisation with all former Principal and Major Activity Centres now referral to as ‘Activity Centres’. The Centre provides a mix of retail and commercial space, including a major enclosed shopping centre, Greensborough Plaza, a shopping strip along Main Street and Grimshaw Street, commercial development at Flintoff Street, combined with some low-medium density residential to the south of Grimshaw Street and the railway station off Para Road. The Centre’s Vision is to encourage the following goals that are relevant to the subject application: A centre with extraordinary natural attributes, an urban area connected to the

natural beauty of the Plenty River Valley with visual linkages and green landscape between the Valley and the activity centre.

A “Green Edge” defining the centre’s entrances and reflecting the landscape setting, with greenery and landscaping treatments bringing together and defining the role of parts of the centre.

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A diversity of higher density mixed use development catering for the varied needs of the Greensborough population, including providing new opportunities for people to live in the centre. Visitors and residents encouraged to walk to the centre or use public transport rather than use cars.

The Centre has six distinct precincts (see Greensborough Principal Activity Centre Structure Plan for precinct boundaries). The subject site is located within the East Main Street Precinct and more particularly Precinct 3B. The relevant strategies for the East Main Street Precinct include:

To support a mixture of uses with active frontages such as food and drink, retail, civic and community facilities at pedestrian levels.

To create a large public Town Square for public events, informal recreation and temporary events, displays and sale of goods.

To ensure maximum sunlight access to the Town Square and other public spaces at all times of the year.

To provide high quality civic facilities at the heart of the Greensborough Principal Activity Centre, which contribute to the activation of the Town Square beyond normal business hours.

To provide for retail, car parking and associated office and residential uses over multiple levels.

To facilitate higher density residential and office development at upper levels, where appropriate.

To ensure development positively contributes to the civic character and quality on the southern side of the Town Square.

REFERRAL COMMENTS ENGINEERING ARBORIST LANDSCAPE

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Item: 4.4 Attachment 3: Assessment against Schedule 1 to the Activity Centre Zone


ATTACHMENT 3 ASSESSMENT AGAINST OBJECTIVES AND DESIGN GUIDELINES - GREENSBOROUGH FRAMEWORK PLAN (ACTIVITY CENTRE ZONE - SCHEDULE 1) The proposed buildings and works need to be considered in context of the Greensborough Framwork Plan, and more specifically the East Main Street Precinct (Sub-Section 3C), which is incorporated in the Banyule Planning Scheme, so to the design objectives and requirements of the Activity Centre Zone (Schedule 1).

Objectives and Design Guidelines Assessment

4.4 Design and Development

Active frontages adjacent to Key Pedestrian Areas

Buildings with ground-level street frontages to Key Pedestrian Areas must present an active frontage with at least 80 per cent of the street frontage incorporating clear glazing.

The proposal does not alter the current active frontage provided by WaterMarc. A new entry is proposed, however the extent of clear glazing will not be reduced by the proposed changes.

Development adjacent to the Town Square, and new and existing Mid-block Pedestrian Linkages as shown on the Framework Plan should provide active and interesting frontages including a minimum of 80 per cent clear glazing.

As above.

Retail premises should provide an entry or display at the frontage that provides pedestrian interest and interaction. Offices and other uses should locate customer services and other activities that promote pedestrian interest and interaction at the frontage of the land.

Not applicable.

Overshadowing and Pedestrian Amenity

Development should be designed to avoid casting shadows on the defined Solar Access Area shown on the Framework Plan and Precinct Plans for Precincts 1 and 3. Generally, buildings should not overshadow the footpath on the south side of this part of the Main Street between 11am and 2pm on 22 June.

The proposed buildings and works will not cast shadows in the defined Solar Access Area (Main Street).

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Development should be designed to avoid casting shadows on the Town Square as shown on the Framework Plan and Precinct Plans for Precincts 1 and 3 between 11am and 2pm on 22 June.

The submitted Shadow Diagrams show that the proposed building extension will cast a shadow on the existing pedestrian linkage connecting Flintoff Street with Main Street at 3pm. The building extension will also impact on the skylights located above the indoor swimming pools and water play spaces casting a shadow at 9am. No overshadowing of the Town Square will occur between 1 and 3pm. The proposed building and works will ensure the Town Square receives access to daylight. The Walk will receive some shadowing which was always envisaged given the need for weather protection and landscaping.

Development adjacent to Key Pedestrian Areas, as shown on the Framework Plan, should include continuous and generous weather protection for pedestrians.

The proposed new entry to the foyer has been designed and scaled to match the existing entry to WaterMarc. It will not alter the existing weather protection canopy stretching across the front of the existing building adjacent the key pedestrian area.

Development should avoid the use of reflective glazing and solid wall ground level facades throughout the centre.

Solid walls and reflective glazing are not proposed for the ground floor facade alterations.

Vehicle access and parking

The number and width of vehicle crossovers and access points should be minimised and where possible provided from laneways or secondary street frontages.

No new crossovers or access points are proposed. The only new entry point is within the existing building footprint.

All parking areas, including entry and exit points, should be well lit and clearly identified with signage.

A Car Parking Management Plan requiring this information will be included as conditions on any permit issued.

Vehicle access points should be separate from pedestrian access points.

No pedestrian access to the proposed mezzanine car park will be provided from the adjoining multi deck car park.

Shared vehicle and pedestrian access ways or car parks should be set back at least 1.5 metres from habitable room windows in adjacent dwellings.

Not applicable.

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Parking between the front of the building and the street should be avoided, and car parking areas should generally be located to the rear of the property.

Not applicable.

New parking areas should be surrounded by buildings providing an active frontage to Key Pedestrian Areas.

The proposed new mezzanine car park will not impact on any Key Pedestrian Areas.

Where a building contains a mix of uses, car parking areas should be shared between day time and night time demand.

The proposed use is primarily for office. The proposed mezzanine car park will be accessible via a roller shutter. A Car Parking Management Plan will need to be submitted clearly allocating car parking for the proposed Council Offices. The mechanisms for managing car parking will also need to be considered. The requirement for a car park management plan will be a condition of the permit.

Tandem spaces should not be provided unless associated with a single occupancy.

Not applicable.

Basement car parks should be naturally ventilated wherever possible.

The mezzanine car park level will be built above the existing basement car park area. The car park will achieve natural ventilation which assists in reducing energy use by minimising the need for mechanical fans and exhaust systems.

Views of cars parked on upper storeys should be screened from the public realm.

The proposed mezzanine car park will not be visible front he public realm.

Loading facilities should be screened from the public realm.

No changes to the existing loading facilities for the building. Standard conditions relating to the loading and unloading and waste removal will be included on the permit.

Landscaping

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Landscaping should be designed to complement the landscape treatments of adjoining public realm areas.

The proposed buildings and works will not result in the removal of any existing vegetation or landscape treatments. A green wall is proposed for the northeast facade of the building. An architectural designed wire mesh structure will be fixed to the facade of proposed Level 3, 4 & 5 which will support the growth of plants. More detail plans are required for the proposed ‘green wall’ addressing the type of planting system (ie climbing or planter boxes etc), maintenance access, water pressure and drainage. The proposed green wall will add an element of greenery visible from the adjoining public realm areas, complementing the landscape treatments located near the building frontage.

Landscaping should be used to provide physical and visual links with the Plenty River Valley.

Not applicable.

Landscape upgrade works, including new street planting, should be provided favouring native and indigenous species.

Not applicable.

Loading and rubbish collection

The negative visual impacts of loading docks and rubbish collection areas should be mitigated through the integration of facilities within the design of buildings as well as measures such as screening.

Existing loading facilities located within the building.

Loading areas should be located to the rear of properties and screened from view from public areas.

As above.

Built Form

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The siting and design of new development should be sensitive to and reinforce the locally distinctive topography and views to surrounding areas.

The Planning Framework, site constraints and site opportunities have dictated the location of all key components of the buildings. This presents challenges in ensuring the detailed design and built form outcomes are of the highest standard such as the treatment of the proposed three storey addition and its appearance from across the valley to the north, as well as other vantage points such as the intersection at The Circuit/Main Street/Para Road, approaches from Diamond Creek Road and also approaches from Para Road to the south east. The proposed three storey building addition has been sited and designed to respond to the existing WaterMarc building and the surrounds by including:

a combination of texture concrete, metal and glazed materials;

terraces and balconies which provide for visual interest, passive surveillance and improve office amenity;

vertical lourves to provide shading of the building from the afternoon sun;

a ‘green wall’ which will provide shading of the building and soften the facade of the building;

Suitable articulated facade with the inclusion of a boxed glazed facade element with a seraphic pattern.

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New development should incorporate water sensitive urban design (WSUD) principles and ecologically sustainable design (ESD) measures.

The proposed office building achieves good levels of northern orientation. Other features include:

Passive design – glazing, insulation and natural lighting;

Combined mechanical services for WaterMarc and the Office Building (abiet an addition lift will be provided);

Energy-efficient air conditioning and ventilation;

High efficiency chillers, boiler, electric motors, variable speed drives;

Electrical sub-metering, zoned/sensor lighting;

Energy-efficient white goods;

High efficiency water fittings for minimal water use; and

incorporation of solar panels on the roof.

An SDA report for the office building was submitted with the application. Whilst the report was of an acceptable standard and level of detail for the purposes of assessing the planning application some additional requirements need to be investigated and where appropriate, implemented as conditions on any permit issued. The SDA report will be required to be updated and an SDA plan prepared which incorporates all agreed initiatives.

Continuous weather protection measures (verandahs, shade cloths or canopies) should be provided along Key Pedestrian Areas. Signage should be of a size and height that is proportional to the size and form of the building, and does not detract from public viewlines and views of the surrounding landscape.

The submitted elevation plans show the facade of the building will incorporate the Banyule City Council logo above the foyer entry. It is proportional to the both the size of the of entry and will compliment the existing WaterMarc sign on the adjacent entry.

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Buildings on sloping sites should be articulated to alleviate visual bulk and improve the appearance of new development.

The proposed building extension has been adewautely setback from the ground and first walls of the existing building, particular from the sensitive interfaces to the south (Grimshaw Street) The incorporation of curved forms, cantilevered elements, balconies and terraces results in an interesting and innovative building. Moreover, the curved components respond to and integrate with the curved aspects of the ‘Winter gardens’ section of the WaterMarc building which not only distinguishes the two buildings, but provides a relationship at the same time. Extensive glazing is proposed to the Town Square, Flintoff Street and Grimshaw Street and Grimshaw Lane.

New development adjacent to residential areas should step down to respect the height of neighbouring buildings and dwellings.

The proposed office building will be suitably setback from the nearest residential properties located on Grimshaw Street and beyond.

Development at gateway locations and Key Development Sites should be high quality, distinctive and emphasise the importance of their corner location and act as a local landmark.

The proposed addition has been designed to compliment the existing building, adding another layer to what is already a local landmark.

Building materials, colours and finishes should complement surrounding built form and reflect the preferred character of the area, including: Natural building materials and finishes

including stone, masonry and timber. The use of complementary and contrasting

material together. The use of low maintenance, naturally

weathering materials and finishes. The integrated use of green landscaping in

development.

The proposed materials and design elements will result in a built form that is reflective of a civic use, complimenting the existing Watermarc facility and the nearby institutional and commercial buildings. The final colours and treatment of the building will be confirmed by way of condition on the permit which will further contribute to the high quality design already proposed.

Adaptable building design should be utilised in new development that can be readily altered to accommodate alternate uses over time.

The open plan design of the proposed office building ensures that it can be readily altered to accommodate alternate use over time, particularly residential.

Development should not increase the level of wind at ground level.

Given the limited changes proposed at ground level, it is unlikely that the proposal will result in an increase in the level wind at ground level.

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Land should be consolidated to facilitate the creation of viable development sites.

Not applicable.

5.3 Precinct 3 – East Main Street Precinct

5.3-2 Precinct Objectives

To support a mixture of uses with active frontages such as food and drink, retail, civic and community facilities at pedestrian levels.

Complies

To ensure maximum sunlight access to the Town Square and other public spaces at all times of the year.

Complies.

To provide high quality civic facilities at the heart of the Greensborough Principal Activity Centre, which contribute to the activation of the Town Square beyond normal business hours.

Complies.

To provide for retail, car parking and associated office and residential uses over multiple levels.

Complies

To ensure any new retail uses integrate with and complement the existing retail uses in Main Street and west of Main Street.

Not applicable.

To provide uses along the pedestrian access to the Town Square that will assist in the activation of the Town Square and promote pedestrian movements to and from Main Street, and through the Railway Precinct including the transport interchange.

Complies

To facilitate higher density residential and office development at upper levels, where appropriate.

Complies

To ensure development positively contributes to the civic character and quality on the southern side of the Town Square.

Complies

To achieve a quality redevelopment of the Key Development Site on the corner of Main Street and Para Road, commensurate with the site’s prominence.

Complies

To create convenient links to public transport services and safe pedestrian thoroughfares which encourage people to walk to the centre and use public transport rather than cars.

Complies

5.3-3 Precinct requirements

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Precinct requirements

Sub- precinct Preferred max. building height

Preferred setb Preferred

sas setback 3A None specified. None specified.

3B None specified None specified.

3C 73 metres AHD within 0 metres from all road frontages. 6 metres of the Para Road frontage. 10 metres above the floor level of the Town Square. 89 metres AHD overall.

As the table states, there is no preferred maximum building height or setbacks for the sub-precinct 3B. The proposed office building will have an overall height of up to 89.5AHD with a further recessed roof plant contributing an additional 3.5m to this height, albeit this will not be seen at street or Walk level due to the recession proposed. It is noted that prior to the gazettal of C82, the Planning Framework established indicative heights through the approved ‘East Main Street Precinct Development Plan’ which is incorporated into the Banyule Planning Scheme. The nominal height for this precinct was 90 AHD. The proposal complies with this requirement.

5.3.4 Precinct Guidelines

Development should incorporate public art within public spaces and new developments.

No impact. Complies

The Town Square should provide space for quiet, sheltered seating and temporary cafe seating.

No impact. Complies

The Aquatic Centre should include a forecourt entry point at the Town Square and to Grimshaw Street.

Not applicable.

High levels of integration between built form and a green landscape should be achieved through the use of terraces, balconies and roof gardens.

Complies

Development on the southern side of the Town Square should contribute to the civic character of the Precinct through the quality of the built form and through podium level activity that may extend into the public space.

Complies

Landscape treatments of public thoroughfares should be cohesive with the appearance of landscape treatments along Main Street.

No impact. Complies

Buildings should provide an articulated street edge, through small recesses, projections, building materials, windows and verandahs along the Para Road and Flintoff Street frontages.

Complies

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The design of the Aquatic Centre car park should incorporate features that will allow opportunities for adaptive re-use, such as commercial and residential uses, in the future.

Not applicable.

The design of the Aquatic Centre car park should use openings that provide good solar access and the penetration of natural light to all parking levels.

Complies

The development on the corner of Main Street and Para Road should include a podium base which reinforces the Main Street built form frontage and key development site status of this location. Upper level space should be accommodated within a smaller envelope set back from the Main Street frontage.

Not applicable.

Development of the site on the corner of Main Street and Para Road should reflect the prominence and visibility of the site through the design of high quality architecture.

Not applicable.

A direct visual and physical connection should be made between new buildings and adjacent streetscapes to provide passive surveillance opportunities.

Whilst the building extension does not have direct abuttal to the adjoining walkways, streets and laneways, the proposed location of balconies, terraces and extent of glazed walls will improve the passive surveillance of the surrounding area.

Pedestrian linkages between car parking, retail areas, the Town Square and Greensborough Walk, Main Street, Greensborough Plaza and the Railway Station should be provided as shown on the Precinct map.

Complies.

banyule city council 27 april 2014 council meeting agenda attachments 1

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