department of transport, planning and local infrastructure€¦ · the site is a unique landmark...

Department of Transport, Planning and

Local Infrastructure

Table of contents 1 Application Details ..... .. ............. ... ............ ... ............... .. ...... .................................................. 2

1.1 Conflict of Interest .................................................. .. .................... ...................................... 2

2 Background ....... ............. ....... ................. ... ... ..... .... ...... ...... ..................................... .. ... ..... .. 2

3 Site and Surrounds ... ...... ...... : ........ ... ..... ............ .... .. .... .. .... ............................. ... ........... ...... . 3

4 Proposal ... .... ..... ... ...... .. .. ..... ........ .......... ...... .. ... .. ... .......... .... ....... ..... .. ............................. .... 4

5 Planning Policies and Controls ............................ .. .... .. ..... .. ..... ..... .................... ..................... 5

5.1 State Planning Policy Framework ........ .............. .. ........................ ... .. ........ ............................ 5

5.2 Local Planning Policy Framework ........................ ............ ...................................................... 5

5.3 Statutory Controls (Permit Triggers) .... ........... ....... ........................ ....................................... 6

6 Other Strategic Matters .. .. ... .... ............ .. .............................................................................. 9

6.1 Plan Melbourne .................................. ....... ... .... ... .... ....... ...... ...... ......... ......................... ....... 9

7 Notification .... ......................................... ........... ... ... .... ...... ...... .. ... ...................................... 9

8 Referrals ..................................... ... .. ............. ....... ...... ...... ........ .. ...................... ............ .. .... 9

9 Assessment .............. .. .. ....... ........ .................................... ..... ..... ..... ............. .. .... .... ........... 10

9.1 Consistency with Planning Policy ............. ................................. ....... .. ........... .. ... ......... ..... ... 10

9.2 Land Use ... ...... ....... ............. .. .... ......... ... ... ....... ............ .. ........... ... .... ...... ......... ......... ......... 11

9.3 Design and Built Form .... .......................... .. ............ ................... .... ... ....... .... .... .................. 11

9.3.1 Height ..................... ............. ..... ... .......... ..... ...................................... ....................... 11

9.3.2 Setbacks (Front and Sides) ........... .. .... .... ............................... .............. .. .................... 11

9.3.3 Detailed Design/ Internal Amenity ............ ............. .. ...... .... ...................................... .. 12

9.4 Victoria Harbour Development Plan ..................................... ....... ........................... ..... ........ 12

9.5 Environmental Issues ........ ............... .... .... ...... ....... .............................. ..... .......... .. ... .. .... .. .. 13

9.5.1 ESD ....... ...... ............ ....... .. .... ... ............ ........... ................................... ............. ....... .. 13

9.5.2 Stormwater ............ ... .. ...... .......... ........ ....... ..... ............... ....... ..... ......... .................... . 13

9.6 Car Parking, Loading and Unloading of Vehicles, Waste Collection and Bicycle Facilities ......... 13

10 Conclusion/ Recommendation ............ ....... .... .. .. ..... ...... .............. ......................... .. ............. 13

)

J

Department of Transport, Planning and Local Infrastructure

1 Application Details

Land I Address: 847- 869 Bourke Street (888 Collins Street), Docklands

Application No: 2014/001612

Proposal: Development of two (2) multiple level residential towers above a shared podium with ground floor retail, commercial suites, associated parking and public realm works and use of land for shops (except those orohibed in the scheme)

Applicant: Lend Lease C/- Contour Planning Pty Ltd

Planning Scheme: Melbourne

Zone: Docklands Zone (Schedule 2 -Victoria Harbour Precinct) .

Overlay(s): Development Plan Overlay - Schedule 3 (Victoria Harbour Precinct) Design and Development Overlay - Schedule 12 (Noise Attenuation Area) Design and Development Overlay - Schedule 50 (Victoria Harbour Precinct) Parking Overlay- Schedule 6 (Docklands - Victoria Harbour)

Restrictive Covenants Not Applicable (no such encumbrance applies)

and/or Agreements

Notification N/ A - Exempt from notification

Recommendation Planning Permit subject to conditions

SIGNATURE: DATE:7 August 2014

2 Background

The permit application was lodged on 6 May 2014. Further information was requested on 3 June 2014 pursuantto section 54(1) of the Planning and Environment Act 1987(the Act). The applicant responded on 17 July 2014 to the satisfaction of the responsible authority.

2 of 14

Ref: 2014/ 001612


3 Site and Surrounds

The site is a unique landmark opportunity in Melbourne as it is a triangular portion of land formed by the junction of Bourke and Collins Streets. The site is also known as CS and is currently being marketed as 888 Collins Street. The site also has a frontage to Seafarer Lane to the East. The site is vacant and has a total land area of 3756sqm.

The site is within the evolving Victoria Harbour precinct of Docklands, which is a mixed use area that is steadily being developed by Lendlease from east to west.

A new urban park and library at Dock Square is partially complete to the northwest of the development (the library opened in July 2014). Also to the north is the recently completed VS 'Convesso East' site at 848-868 Bourke Street and the V6 Concavo development under construction. Both these are residential developments in the order of 100 metres.

To the east is a four storey mixed use development at 833- 843 Bourke Street containing the Woolworths supermarket and other retail and the Harbour Family & Children's Centre with associated roof top play area. )

South and west are currently undeveloped but are proposed for commercial buildings with some residential towards the wharf end.

Y1 (I ll, M:.\f IMU .,., h•• tOHt

J.tl llt.l)l -JYV.I

'

'

1 .. , !_ YSfUCI :'

'1 <~S~~.l~YrnE:QH.i:IG-'"-

1 -1.C:W-t.,,.~\.:.. l

Yf ('ll. GO.,I>fRVl"'""'!>-t"l~

fr6(;(".· -..

I

Y5 tr.• ~:t~ P(~'IITTtr- t<E O<T

RC !Sif.("NT~

Figure 1 -Site Locality Plan

Ref: 2014/ 001612

3 of 14

\'( tli'"O~...,

"T 'lXtiTIAL • .... :.t ... ..c·, r-r."l TA. .. •

Cl1 t:~ ........

• 1 .. I I I 11 .. A

)


4 Proposal

The application includes two residential buildings which provide a total of 578 apartments and a GFA of approximately 40,657sqm. This is comprised by the following:

• An eastern component comprising of an 8 level podium (88 apartments) and 32 level tower (355 apartments) providing a total of 443 apartments and 3 commercial suites. Total height excluding plant is 125 metres

• A western triangular building of 15 levels provides 135 apartments. Total height excluding plant is 52.6 metres.

• A total of 8 retail I commercial units across the development at street level to activate the frontage.

The residential mix is as follows: • 1 bed apartments 286 - 49% • 2 bed apartments 266 - 46% • 3 bed apartments 29 - 5%

The commercial mix is: • Commercial suites- 3 • Retail I mixed use units- 5

The residential I commercial sizes are as follows

Apartment Type 1Bd 2Bd 3Bd

Size Range (excl. bale) 48-57sqm 62-SOsqm 91-125sqm

Total Retail {GLAR) 556sqm

Total Commercial (NLA) 196sqm

Additional features are:

• Ground level retail tenancies with a total floor area of approximately 760 sqm that are orientated to Bourke Street and Collins Streets.

) • A north-south open pedestrian laneway provides 24 hour connection between Collins and Bourke Street.

• The Bourke St frontage and part of the north-south laneway is further enhanced by the introduction of resident facilities at ground level. This includes, swimming pool, gymnasium, and library.

• Residential entry lobbies for both buildings are accessed from the laneway biased towards Collins Street.

• 3 small commercial office suites are provided along Collins Street, providing a diversity of programme to activate street frontages, and reinforce the commercial nature of Collins Street.

• Vehicular access and loading is provided from Seafarers Lane, allowing residents access to the podium carpark and service vehicles access the loading dock.

• Podium apartments to the eastern component provides sleeving of the carpark to both Bourke and Collins Streets.

4 of 14

Ref: 2014/001612

Department of Transport, Planning and local Infrastructure

5 Planning Policies and Controls

5.1 State Planning Policy Framework

The State Planning Policy Framework (SPPF) provides the broad policy direction within the Victorian Planning Provisions. The planning principles set out under the SPPF are to be used to guide decision making on planning proposals across the state. The following policies are considered relevant to this application.

The following key SPPF policies are relevant:

• Clause 9 (Plan Melbourne)

• Clause 11 - Settlement

• Clause 11.01- Activity centres

• Clause 11.02 - Urban growth

• Clause 11.03- Open space

Clause 11.04- Metropolitan Melbourne

• Clause 15 - Built environment and heritage

• Clause 15.01 - Urban environment

• Clause 15.02- Sustainable development

• Clause 16 - Housing

• Clause 16.01- Residential development

• Clause 17- Economic development

• Clause 17.01 - Commercial

• Clause 18 - Transport

Clause 18.01 -Integrated transport

Clause 18.02 - Movement networks

• Clause 19 -Infrastructure

Clause 19.03- Development Infrastructure

The thrust of the above policies is to encourage appropriate land use and development which enhances the built environment; supports economic growth, delivers diversity in housing supply to meet existing and future needs and integrate transport and infrastructure plann ing.

An assessment against the above policies is provided in this report.

5.2 Local Planning Policy Framework

The Municipal Strategic Statements (MSS) and Local Planning Policy Framework (LPPF) within Planning Schemes across Victoria outline principal characteristics of a given municipality (municipal profile) and provide specific visions, goals, objectives, strategies and implementation plans. The MSS within the Melbourne Planning Scheme identifies seven key themes for settlement, Environment and Landscape Values, Built Environment and Heritage, Housing, Economic Development, Transport and Infrastructure. The relevant MSS policies include:

• Clause 21.01 - Municipal Strategic Statement

• Clause 21.02 - Municipal Profile

• Clause 21.03 - Vision

• Clause 21.04- Settlement

• Clause 21.06 - Built Environment and Heritage

5 of 14

Ref: 2014/ 001612

)

)


• Clause 21.07 - Housing

• Clause 21.08 - Economic Development

• Clause 21.09 - Transport

• Clause 21.10 - Infrastructure

• Clause 21.11 - Local Areas

• Clause 21.13- Urban Renewal Areas (particularly Clause 21.13-2 Docklands)

The following key local planning policies (Clause 22) are relevant to the proposal:

• Clause 22.02

• Clause 22.18

• Clause 22.19

Sunlight to Public Spaces

Urban Design within the Docklands Zone

Energy, Water and Waste Efficiency

• Clause 22.23 Stormwater Management

The thrust of the above policies is to encourage high quality urban design outcomes and to ensure that development is environmentally sustainable and recognises its impact on the public realm.

An assessment against the above policies is provided in section 9 of this report.

5.3 Statutory Controls (Permit Triggers)

The following controls apply to the site, with planning permit triggers and requirements described below:

Planning Control Permit I Application Requirement{s)

Docklands Zone (DZ2)

(Clause 37.05)

Development Plan Overlay Schedule 3 (Victoria Harbour Precinct)

Clause 43.04

Ref: 2014/001612

A permit is required to use the land unless specifically exempted by the schedule. A permit is also required to demolish, construct a building or construct or carry out works unless the schedule specifies otherwise.

Use of the land for 'Dwelling', 'Office' and for a 'Food and Drink Premises' is as of right in section 1. No permit is required for these uses.

Use of the land for a 'Shop' is a permit required use in section 2. A permit is required for this use.

Pursuant to the zoning, a permit is required to construct a building or any works.

The zone also includes the following :

Require car parking to be provided in accordance with the Schedule to the zone;

Before a sensitive use commences, Clause 37.05-8 relating to Environmental Audits must be addressed;

The construction of buildings and works which would cast a shadow across the south bank of the Yarra River between 11.00 am and 2.00 pm on 22 June is prohibited, excluding mooring poles, marinas and gangways.

Pursuant to Clause 43.04 a permit must not be granted to construct a building or construct or carry out works until a development plan has been prepared to the satisfaction of the Responsible Authority. A permit granted must be generally in accordance with the development plan.

6 of 14


The subject site is within Victoria Harbour Development Plan 2010 (approved Development Plan).

Design and Under Clause 43.02-2 a permit is required to construct a building Development Overlay- or construct or carry out works unless the schedule specifies Schedule 50 -Area 5 otherwise. The buildings and works requirements of DDOSO state

(Clause 43.02) that a planning permit is required if the requirements of Table 1 and Table 2 to the Schedule are not met. The subject site is located within Area 5 for which Table 1 specifies a maximum building height of 120 metres (and a minimum 23 metre wide waterfront promenade which is not applicable to this application). The height control is exceeded therefore a permit is required for the buildings and works.

Under Clause 43.02-2 a permit is required to construct a building

Design and construct or carry out works.

Development Overlay- Schedule 12 to the Design and Development Overlay provides the Schedule 12 (Noise following design objectives: Attenuation Area) • To ensure that new or refurbished developments for new residential

(Clause 43.02) and other noise sensitive uses constructed in the vicinity of the Docklands Major Sports and Recreation Facility include appropriate acoustic measures to attenuate noise levels, in particular music noise, audible within the building. • To ensure that land use and development in the vicinity of the Docklands Major Sports and Recreation Facility is compatible with the operation of a Major Sports and Recreation Facility.

Parking Overlay - The provisions of the parking overlay works in conjunction with Schedule 6 Clause 52.06 of the Melbourne Planning scheme.

(Clause 45.09) Schedule 6 to the Parking Overlay requires a planning permit to

& Clause 52.06 provide car parking spaces in excess of the car parking rates in the schedule.

Schedule 6 sets out the following maximum car parking spaces: Dwelling- 2 spaces to each dwelling; Retail Premises (Area A) - 2 spaces to each 100 sqm of gross floor area; Any other use- 1 to each 100 sqm of gross floor area.

The maximum spaces allowable for the proposal without requiring a

, planning permit is 1184 spaces. The proposal includes 365 car spaces for the residential and no spaces for the retail, therefore no permit is required.

Loading and Unloading Under Clause 52.07 no buildings or works may be constructed for the manufacture, servicing, storage or sale of goods or materials unless

of Vehicles (Clause space is provided on the land for loading and unloading vehicles as

52.07) specified within t he table. A loading bay has been provided that is 67 sqm which exceeds the requirements (in size and dimensions) therefore no permit is required.

Bicycle Facilities Under Clause 52.34-1 a new use must not commence until the required bicycle facilities and associated signage has been provided

(Clause 52.34) on the land. Overall the proposed provision of 175 resident bicycle spaces and 60 visitor bicycle spaces exceeds the requirements of Clause 52.34 of the Planning Scheme. However the resident spaces exceed the requirement and visitor spaces are less than required therefore a permit is required to vary the requirement. The proposal does not generate a Planning Scheme requirement to provide showers or

7 of 14

Ref: 2014/ 001612

)

Urban Context Report and Design Response for Residential Development of Four or More Storeys {Clause 52.35)

Integrated Public Transport Planning (Clause 52.36)

General Provisions (Clause 61.01)

Decision Guidelines {65.01)

Referral and Notice Provisions (Clause 66. 03, 66.04 and 66.06)

Relevant Reference Documents/ Guidelines

Ref: 2014/ 001612


change rooms as it has a requirement for only two employee bike parking spaces.

Under Clause 52.35-1 an application for a residential development of four or more storeys must be accompanied by an urban context report and design response. The application was accompanied by a satisfactory urban context and design report.

Under Clause 52.36-1 an application must be referred in accordance with Section 55 of the Act to the Director of Public Transport (Public Transport Victoria) for a residential development comprising 60 or more dwellings or lots. The application was referred to Public Transport Victoria for comment .

The schedule to Clause 61.01 indicates that the Minister for Planning is the responsible authority for considering and determining applications in accordance with Divisions 1, 1A, 2 and 3 of Part 4 of the Act for approving matters required by the scheme in relation to developments with a gross floor area exceeding 25,000 square metres.

Under Clause 65.01 before deciding on an application the responsible authority must consider as appropriate a number of matters, including Section 60 of the Act.

Clause 66.03 requires an application to be referred to the person or body specified as the referral authority. As previously mentioned, the Director of Public Transport is a specified referral body under Clause 52.36. Referal was also provided to Places Victoria.

Guidelines for High Density Residential Development

The Guidelines for Higher Density Residential Development ("the Guidelines") have been developed to assist designers and planners apply design principles to proposals for higher density residential development. The Guidelines provide ' better practice' design advice for higher density residential development that promotes high quality public and private amenity and good design.

The Guidelines are structure around six elements of design consideration including:

• Urban Context,

• Building Envelope,

• Street Pattern and Street-edge quality,

• Circulation and services,

• Building layout and design,

• Open space and landscape design

8 of 14


6 Other Strategic Matters

6.1 Plan Melbourne

Plan Melbourne is the Government's long term plan to accommodate Melbourne future growth in population and employment. Two key directions of relevance are:

• Key Direction 1.4 outlines the plan for the expanded central city to become Australia 's largest commercial and residential centre by 2040.

• Key Direction 2.2 outlines the requirement to reduce the cost of living by increasing housing supply near services and public transport.

Plan Melbourne identifies Docklands within an expanded central sub region. This central sub region has a target to accommodate 1 million jobs and 1 million people (Initiat ives 1.4.1 to 1.4.2).

7 Notification

Under the Docklands Zone an application to construct or carry out works is exempt from the notice requirements of Section 52 (1) (a), (b) and (d)1 the decision requirements of Section 64 (1)1 (2) and (3) and the review rights of Section 82 (1) of the Act.

8 Referrals

The application was internally referred to DTPLI Urban Design Unit, informal notice of the application was provided to the City of Melbourne, and pursuant to Section 55 of the Planning and Environment Act 1987 to the Director of Public Transport and Places Victoria. The following comments were provided:

City of Melbourne: The permit application was considered at Council's Future Melbourne Committee on 1 July 2014. A formal response was received on 8 July 2014. Council resolved: )

"That the Future Melbourne Committee resolve that a letter be sent to the Department of Transport, Planning and Local Infrastructure advising that the Melbourne City Council supports the application subject conditions requiring minor modifications to the detailed design of the building as set out in the Delegate Report (refer Attachment 4).

Urban Design {DTPLI): DTPLI urban design is fully supportive of the proposal. They raised some design issues during the course of the application relating to layout, wind and internal bedrooms and fac;ade treatment. The applicant has responded positively to the suggestions made and provided altered plans.

Public Transport Victoria: No objection to the proposal and did not offer any proposed permit conditions (Letter dated 22 June 2014).

Places Victoria: No objection subject to three conditions relating to materials & finishes, landscaping & public realm and ESD (letters dated 23 June 2014 and 29 July 2014).

9 of 14

Ref: 2014/ 001612


9 Assessment

9.1 Consistency with Planning Policy

The proposal is a well resolved scheme consistent with the characteristics of the area and its strategic vision identified under the Victoria Harbour Development Plan 2010. The proposal achieves State and Local policy objectives by:

SPPF

• Providing a high quality largely residential development in close proximity to infrastructure, Principal Public Transport Network (PPTN) and public open space facilities.

• Integrating with existing residential and commercial activity within Docklands.

• Improving housing choice to existing and future residents in the City of Melbourne and making better use of existing infrastructure services.

• Offering a high quality architectural design creating an identity to Bourke Street and Collins Street in Docklands thereby contributing positively to the public realm.

• Responding to the site's context through the provision of a built form considerate of adjacent buildings and land uses.

• Providing a building height, form, scale and setbacks responding to the context of the surrounding area as an area where podium and tower forms are envisaged. The combination of high quality materials and articulation will provide further visual interest.

• Providing a liveable, attractive and walkable residential environment due to its proximity to key services and infrastructure and by the design of the building providing for excellent levels of internal amenity.

MSS

• Responding to Clause 21.13-2 (Docklands) through:

LPPF

Providing high residential density.

• Supporting residential development in Docklands that complements its other functions.

Providing weather protection and an attractive built form to promote an attractive, vibrant, safe and comfortable street environment.

• Encouraging a development pattern that acknowledges Melbourne's traditional hierarchy of streets, lanes and arcades. The development pattern for this site is permeable and fine-grained to create a clear pattern of access and movement.

Creating a building on this landmark site which marks a key local focal point in Docklands and is designed in the highest quality.

• Responding to Clause 22.02 (Sunlight to Public spaces) by ensuring that the building and works allow good sun penetration to public spaces and achieving a comfortable and enjoyable street environment. In particular the tower does not shadow the south bank of the Yarra between the key assessment period of 11am and 2pm on 22 June.

• Responding to Clause 22.18 (Urban Design in the Docklands Zone) by:

• Delivering development that responds to the emerging residential settlement pattern of the area.

• Creating a new laneway for Melbourne, consistent with the pattern of pedestrian networks through the Central Activities District.

• Enhance and activate a key strategic location within Docklands, and result in an engaging and high quality urban design and public realm asset at all times.

10 of 14

Ref: 2014/001612


• Ensuring the pedestrian link through the ground level aligns with the proposed pedestrian thoroughfare to the south between sites Y4 and Y5, thus enhancing pedestrian access between Victoria Harbour and the Yarra River waterfront.

• Provide for a high quality architectural outcome that will enhance Victoria Harbour's built form and skyline.

• Responding to Clause 22.19 (Energy, Waster and Water) by including environmentally sustainable building initiatives within the design of the development to ensure energy and water efficiently. The applicant has not stated that they are able to achieve a particular star performance. A permit condition can be applied to require an assessment against the Green Star rating tool (targeting 5 star) and compliance with the policy objectives.

All planning policies whether they be included within the planning scheme, or not, provide guidance for development and are not intended to be interpreted as prescriptive mandatory controls. A guidance based approach encourages innovative development solutions to respond to specific constraints and opportunities having regard to the requirements of the relevant zone and overlay.

9.2 Land Use

The proposed uses reinvigorate an inactive site which makes limited contribution to the area. The proposal is consistent with many policy directions as it will increase the residential population, provide high quality residential and commercial space and contribute to the on-going revitalisation of a 24-hour Central City.

The development provides higher density housing complemented by commercial uses at ground level and responds to the broad strategic intent for housing as outlined in the State Planning Policy Framework, Local Planning Policy Framework, including the Municipal Strategic Statement (MSS) and the zoning control.

9.3 Design and Built Form

9.3.1 Height

The proposed height of the development is 125 metres. Design and Development Overlay (DDO 50) outlines a height of 120 metres for this site as does the Development Plan. Both these are nonmandatory controls, intended to guide development. The proposed additional height is marginal and considered to meet the objectives of DD050. In particular the additional 5 metres does not result in any overshadowing of the south bank of the Yarra . The 'two tower' architectural response and an activated and articulated facade treatment with varied finishes and materials will reduce the impact on street levels.

9.3.2 Setbacks

The main eastern tower component is setback to all four street frontages including the new internal laneway. The applicant responded positively to pre-application requests to introduce a setback to both Bourke Street and Seafarer Lane. In summary the setbacks are now:

• Eastern tower: 5.8 from Bourke Street, 6.4 metres from Collins Street and 3.5 metres from Seafarer Lane.

• Western triangular building: Built-to-boundary on Bourke and Collins Streets.

This is a commendable design response to the site and will ensure the eastern tower component is not dominant on any street level view. The western lower tower is built to the frontage of both Bourke and Collins Street which will hold the corner and provide an excellent architectural marker for the City.

11 of 14

Ref: 2014/ 001612


9.3.3 Detailed Design/ Internal Amenity

The proposal provides a combination of one, two and three bedroom apartments, responding to the market demand in the Docklands area. Many of the apartments have flexible layouts including study areas designed to suit a number of different household types. All dwellings have well-considered layouts which can adapt to the needs of occupants and most have living areas with direct access to either terraces or balconies. The applicant has responded positively to requests to remove internal bedrooms within the development; these have been altered to become part of the living area. Potential internal overlooking between the two towers has also been designed out.

The building contains communal roof areas at top of podium and top of tower locations, offering residents access to additional open space and recreational opportunities such as a gym and swimming pool that will enhance their residential amenity.

The development included an Acoustic Assessment (Renzo Tonin & Assocaites, 8 Apri/2014) that outlined appropriate acoustic measures to attenuate noise levels, in particular music noise, audible within the building. This will be added to the permit to ensure compliance.

9.4 Victoria Harbour Development Plan

The proposal is considered to be generally in accordance with the Victoria Harbour Development Plan 2010, which is the approved development plan referenced in the scheme. The development plan lists the proposed C5 site as a possible future development site (table page 79). It is important to note that the design specification in the Plan is a guide to approximate development parameters. It should not be used to compare the development or an assessment of generally in accordance. It is noted that the development is similar to the project outlined in this table (in terms of height, land use and GFA) with the slight exception of the apartment numbers, which has increased from 358 to 578. This increase can be accommodated in this urban renewal area.

The following comments are made in relation to the Development Plan:

• Site C5 is located within the City Quarter West, where the various built form guidelines within the Development Plan contemplate tower and podium building typologies. The design response includes a podium that covers the majority of the site, with two taller elements projecting above the podium consistent with these aspirations. The taller tower on the eastern side of the site provides for a conventional tower and podium arrangement with upper level setbacks, whilst the lower rise building module on the western part of the site is built to the property boundaries in order to provide a strong and defined edge to the Bourke Street and Collins Street intersection.

• The proposed north-south link will enhance the pedestrian experience in and around the site and further assist to activate the public realm. Bicycle facilities and links to public transport are appropriate.

• From a land use perspective, the proposed mixed use arrangement with residential development above ground floor active uses is consistent with the Development Plan aspirations for the City West Quarter.

• In building envelope terms, Site C5 is earmarked to accommodate a 20 -35 metre podium with two towers above constructed to a height of 120 metres. The proposal for a podium of approximately 32 metres with two towers of varying heights (approximately 125.0 metres and 52.6 metres), is considered to be generally in accordance with the built form requirements.

12 of 14

Ref: 2014/ 001612


9.5 Environmental Issues

9.5.1 ESD

An ESD report was provided with the application however the applicant has not stated that they are able to achieve a particular star performance. A permit condition can be applied to require an assessment against the Green Star rating tool (targeting 5 star) and compliance with the policy objectives.

9.5.2 Stormwater

A Stormwater analysis report was provided with the application (Arup, April 2014). This illustrates compliance with the stormwater management local policy (Clause 22.23) by ensuring rainwater from roof and podium is collected in tanks and reused in services and landscaping.

9.5.3 Wind

A wind report was provided with the application (Mel Consultants, April 2014 and 'Supplementary

. .

report 19 June 2014). These confirm that the wind conditions are generally within walking criteria for ) areas around the site. The applicant has worked hard to ensure the corner of Bourke and Collins Streets are within walking comfort. There are three areas between walking comfort and waterfront comfort, which is acceptable for Docklands. The wind conditions in these areas will improve with the redevelopment of surrounding sites and with street trees.

9.6 Car Parking, Loading and Unloading of Vehicles, Waste Collection and Bicycle Facilities

No planning permit is required for parking under the overlay as the maximum parking rates are not exceeded; indeed the car park spaces to apartment ratio is only 0.63. The applicant has considered the engineering comments from the City of Melbourne in relation to car parking layout and altered the scheme where appropriate.

The bicycle parking numbers and layout is considered appropriate. The variation required is considered minor- the visitor spaces are not fully met- however visitors are likely to park on street in this area. Overall the number of spaces exceeds the requirement therefore it is appropriate to for this minor technical variation.

The application was accompanied by a Waste Management Plan (WMP) prepared by Leigh Design Pty ) Ltd. Changes are required to the Waste Management Plan and this will be added as a condition to the satisfaction of City of Melbourne. The development provides an on-site loading bay shared between eastern and western towers -although this is accessed from Seafarers Lane and is slightly inconvenient for the western tower. This shared loading bay is the only real practical solution to loading without an extra vehicle entry on Bourke or Collins Street- which is not a good urban design outcome.

In summary, the functional layout of the proposal is well resolved subject to final consideration of waste and minor traffic matters by the City of Melbourne by way of conditions.

10 Conclusion/ Recommendation

The development meets the objectives of the Docklands Zone and relevant overlays by contributing to the provision of dwellings within a built form response that reinforces the existing and emerging pattern, scale and siting of development within this section of Docklands. It responds appropriately, and is generally consistent with, the Victoria Harbour Development Plan 2010.

13 of 14

Ref: 2014/ 001612

. '

)


The proposal has adequately responded to the opportunities provided by this vacant site in an urban renewal area and will deliver a high quality mixed use development. It will adopt good practice urban design derived from exiting planning policies and current guidelines in particular by providing a through-block link, street level and podium activation and a strong corner element to Bourke and Collins Streets.

It is recommended that planning permit 2014/ 001612 be issued for the development of two (2) residential towers above a shared podium in accordance with endorsed plans.

Name: Title: Phone: Date:

Department of Transport, Planning and Local I nfrastructure 1 Spring Street Melbourne Victoria 3000 Telephone (03) 9208 3799

© Copyright State of Victoria,

Reviewed by:

Name: Title: Phone: Date:

Department of Transport, Planning and Local I nfrastructure 2013

Except for any logos, emblems, trademarks, artwork and photography this document is made available under the terms of the Creative Commons Attribution 3.0 Australia license.

14 of 14

Ref: 2014/001612