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Town Planning Application
for 3-13 Rae Street, North Fitzroy
prepared on behalf of E & A Smarrelli and Made Nominees Pty Ltd
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1. Executive Summary This town planning application is lodged on behalf of E & A Smarrelli and Made
Nominees Pty Ltd.
It is proposed to construct a 5 storey building comprising of 34 dwellings on land at 3-13
Rae Street, North Fitzroy (Subject Land).
The proposed building is of a contemporary design, responding to both the Alexandra
Parade and Rae Street frontages. It provides higher density residential development on
a site well serviced by public transport and located within close proximity to the Central
Business District.
2. Subject Land The Subject Land comprises of four titles. A copy of the titles is provided at Attachment
1.
A survey plan is provided as part of the Permit Application which identifies the location
of the lots.
The Subject Land is located on the north western corner of Rae Street and Alexandra
Parade. The site contains a commercial building once known as the Jika Jika Hotel in the
southern section of the site. Over the years, the building has been converted into
apartments at first floor and a restaurant at ground floor. Pedestrian access to the
apartments is via Alexandra Parade, while access to the restaurant is via Rae Street and
the car park to the rear.
Photo 1: Rae Street frontage of commercial building on the Subject Land.
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Photo 2: Rear of commercial building showing apartments at first floor and a restaurant
at ground floor (with access off Rae Street and the car park to the north).
The Subject Land abuts a laneway to the west.
Photo 3: Western side of Subject Land. Photo taken looking north up laneway from
Alexandra Parade.
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A car park is located in the northern section of the Subject Land. It provides 8 on site car
spaces, with associated service areas for the restaurant.
Photo 4: Car park on Subject Land
There are no encumbrances on the titles to the Subject Land.
3. Surrounding area Immediately to the north at 15 Rae Street contains a three storey block of flats.
Photo 5: Apartments at 15 Rae Street.
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On the north eastern corner of Rae Street and Alexandra Parade, opposite the Subject
Land, contains a Shell service station. Vehicle access to this site is via Rae Street and
Alexandra Parade.
Photo 6: Shell service station located opposite the Subject Land. Four storey
apartments are located further east and north of the service station.
Photo 7: Dwellings located next to the Shell service station and opposite the Subject
Land.
Immediately to the west of the Subject Land beyond the laneway is a single storey
Victorian cottage located at 53 Alexandra Parade.
4. Proposal The proposal is for:
■ buildings and works to construct a 5 storey building (including basement car
parking); and
■ reduction in the standard car parking rate.
The building will contain:
■ the main pedestrian entrance off Rae Street;
■ vehicle entry to the basement via Rae Street;
■ individual dwelling entries off Alexandra Parade; and
■ courtyards to ground floor apartments along Rae Street.
The design of the building is contemporary, using a variety of materials to respond to
the Alexandra Parade and Rae Street frontages, accordingly. The building has a
maximum building height of approximately 15.7 metres.
Car parking is to be provided within a basement, with vehicle access obtained from Rae
Street via a 5.5 metre wide ramp. 30 car spaces will be provided.
A traffic report is included as part of the Permit Application. Please refer to this report
for further details on car parking layout, car parking numbers, access and traffic.
A Sustainable Management Plan is included as part of the Permit Application. Please
refer to this report and the plans for details of the environmental sustainable design
features incorporated into the design.
5. Zoning - current The Subject Land is currently zoned General Residential Zone — Schedule 1 (GRZ1). The
purpose of this zone is to:
■ To implement the State Planning Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement and local planning policies.
■ To encourage development that respects the neighbourhood character of the area.
■ To implement neighbourhood character policy and adopted neighbourhood character guidelines. ■ To provide a diversity of housing types and moderate housing growth in locations
offering good access to services and transport.
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■ To allow educational, recreational, religious, community and a limited range of other nonresidential uses to serve local community needs in appropriate locations.
A permit is required pursuant to clause 32.08-4, to construct more than one dwelling on
the land.
The relevant decision guidelines are at clause 32.08-10, are:
General ■ The State Planning Policy Framework and the Local Planning Policy Framework,
including the Municipal Strategic Statement and local planning policies.
■ The purpose of this zone. ■ Any other decision guidelines specified in a schedule to this zone.
Dwellings and residential buildings
■ For a development of five or more storeys, excluding a basement, the Design Guidelines for Higher Density Residential Development (Department of Sustainability and Environment 2004).
Sections 9 to 11 of this report outline how the building responds to the above decision
guidelines.
6. Zoning — proposed The Residential Zones Standing Advisory Committee (AC) is currently considering
whether the Subject Land should be included in the Residential Growth Zone (RGZ). The
AC is currently preparing a written report for the Minister for Planning that includes an
assessment of the appropriateness of the application of the zone, and an assessment of
whether planning scheme amendments could be prepared, adopted and approved.
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7. Overlay
The Subject Land is covered by Design and Development Overlay — Schedule 2 (DDO2)
and also by Special Building Overlay (SBO).
DDO2 — Main roads and boulevards
Pursuant to clause 43.02-2, a permit is required to construct buildings and works under
DD02.
The design objectives of DDO2 are:
■ To recognise the importance of main roads to the image of the City. ■ To retain existing streets capes and places of cultural heritage significance and
encourage retention of historic buildings and features which contribute to their
identity. ■ To reinforce and enhance the distinctive heritage qualities of main roads and
boulevards. ■ To recognise and reinforce the pattern of development and the character of the
street, including traditional lot width, in building design. ■ To encourage high quality contemporary architecture. ■ To encourage urban design that provides for a high level of community safety and
comfort. ■ To limit visual clutter. ■ To maintain and where needed, create, a high level of amenity to adjacent
residential uses through the design, height and form of proposed development. [Emphasis added]
The building has been designed taking the above objectives into consideration, by:
■ improving ground floor activation along Alexandra Parade;
■ improving activation of the Alexandra Parade frontage through the use of balconies
and habitable room windows oriented towards this frontage;
■ providing a defined three storey podium along Alexandra Parade, while responding
to the fine grain rhythm of development from the Victorian dwellings to the west;
and
■ including higher built form towards the south east corner of the Subject Land to
anchor the building to the corner, stepping down the height of the building from the
single storey Victorian dwellings to the west located beyond the laneway.
The design of the building meets the objectives of this overlay.
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Pursuant to clause 44.05-01 of the SBO, a permit is required to construct buildings and
works. This application must be referred to Melbourne Water in accordance with
Section 55 of the Act.
Melbourne Water has provided the flood level of the property via a letter. A copy of the
letter is provided at Attachment 2 of this report. The building has been designed taking
the flood level information into consideration.
8. Particular Provisions
Clause 52.06 Car parking
The proposed building will contain 34 apartments, with a total of 30 car spaces within
two levels of basement. A reduction in the standard car parking requirement is
necessary. A traffic report has been submitted as part of this Permit Application and
addresses the requirements of clause 52.06, including support of the reduction in car
parking requirement.
Clause 52.34 Bicycle Facilities
Pursuant to clause 52.34-3, a total of 6 bicycle spaces are required to be provided for
the proposal. Eight bicycle spaces have been provided in the basement of the building.
This exceeds the requirement of the particular provision.
Clause 52.35 Urban context report and design response for residential development of
five or more storeys
Clause 52.35.01 requires an application for a residential development of five or more
storeys to be accompanied by an urban context report and a design response. This
report, together with the neighborhood and site description plan and photos of the
Subject Land explain the urban context and design response of the proposal
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9. State Policy
The following clauses of State Policies are of relevance:
■ 9 Plan Melbourne;
■ 11.04-4 Liveable communities and neighbourhoods
■ 15.01-1 Urban design
■ 15.01-2 Urban design principles
■ 15.01-4 Design for safety
■ 15.01-5 Cultural identity and neighbourhood character
■ 16.01 Residential Development
■ 16.01-3 Strategic redevelopment sites
■ 16.01-4 Housing diversity
■ 16.01-5 Housing affordability
■ 18.01-1 Land use and transport planning
■ 18.02-1 Sustainable personal transport
■ 18.02-2 Cycling
■ 18.02-3 Principal Public Transport Network
■ 18.02-5 Car parking
The development of the Subject Land with apartments, responds to the need to provide
high density development within close proximity to existing public transport routes, to
contribute to achieving 20 minute neighbourhoods, creating safe communities and
healthier lifestyles.
Pursuant to clause 16.01-3, the Subject Land is a strategic redevelopment site as the
Subject Land:
■ is within easy walking distance to the Brunswick Street Major Activity Centre;
■ is located on a Principal Public Transport Network;
■ is within walking distance to trams and other public transport options; and
■ is able to provide 10 or more dwelling units, close to activity centres and well served
by public transport.
The Subject Land currently contains a building previously used as a pub, with an
adjoining car park. This building is currently used as a restaurant at ground floor, with
residential apartments above. The proposal will modernize the Subject Land by
providing a contemporary apartment building.
The building has been designed to respond to its robust environment, and seeks to
respond to the Alexandra Parade frontage, while also responding to the Rae Street
frontage, and the residential land to the north and west.
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The additional apartments will improve the safety of the area through surveillance of
Alexandra Parade, Rae Street and the laneway to west.
Car parking is to be provided within 2 levels of basement car parking. This will improve
the existing car parking arrangement, where cars are currently parked to the rear of the
existing building gaining access from Rae Street.
In addition, the Subject Land is within walking distance to a number of public transport
options, cycling routes and is within close proximity to the Central Business District.
Alexandra Parade is part of the Principal Public Transport Network.
10. Local Policy The following clauses of the Municipal Strategic Statement (MSS) are of relevance:
■ 21.02 Municipal Profile
■ 21.03 Vision
■ 21.04 Land Use
■ 21.05 Built form
■ 21.06 Transport
■ 21.07 Environmental Sustainability
■ 21.08 Neighbourhoods (North Fitzroy)
The Subject Land is located on the corner of Rae Street and Alexandra Parade, and
currently contains a large building, built to the boundary of Alexandra Parade, and
partially to the boundaries of Rae Street, and along the western boundary abutting a
laneway.
To the north is a three storey apartment building and to the west is a single storey
Victorian cottage. A service station is located opposite the Subject Land to the east.
With four storey apartment buildings located further east. Accordingly, the built form
and land uses surrounding the Subject Land are varied.
Clause 21.05-03 Built form character, identifies that new development must respond to
Yarra's built and cultural character. This clause provides four structural elements and
thirteen built form character types. The Subject Land is located within:
■ Structural Element - Transport Corridor; and
■ Built form character type — Main Roads.
This clause has 2 objectives being:
Objective 23 To maintain and strengthen the identified character of each type
of identified built form within Yarra.
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Strategy 23.1 Require applicants for planning permits to identify the Built Form Character Types in which the subject site is located by reference to Maps in clause 21.08 Neighbourhoods and to identify how the proposed development responds to the Built Form Character Type.
Accordingly, clause 21.08 sets out the locally specific implementation of the objectives
and strategies of clauses 21.04 to 21.07 for Yarra's neighbourhoods. The Subject Land is
located within the neighbourhood of North Fitzroy. Clause 21.08-8 provides guidance as
to the application of policies within Council's MSS and the built form of a
neighbourhood. Specifically to the Subject Land, the policy seeks to encourage improved public domain and built form of land adjacent to Alexandra Parade [Emphasis added].
The proposal responds to Alexandra Parade by anchoring the development to the
corner, and stepping the built form back to the north and west, responding to the lower
built form and scale of the adjoining residential neighborhood. The design of the
building incorporates individual entrances, windows and balconies oriented towards the
street which improves surveillance and activation of the street.
In regards to transport, car parking is provided within two levels of basements. Vehicle
access to the car park is provided in the same location as access to the existing on site
car park. This ensures the protection and retention of existing street trees along Rae
Street. The basement car park also provides bicycle spaces to encourage cycling. The
Subject Land is located within close proximity to various public transport options.
In regards to environmental sustainability, a Sustainability Management Plan has been
prepared and submitted as part of the Permit Application to respond to the relevant
requirements under the Scheme, and to Council's policies.
The following clauses of the Local Policies are of relevance:
■ 22.05 Interface uses policy
■ 22.07 Development abutting laneways
■ 22.10 Built form and design policy
■ 22.13 Residential built form policy
■ 22.16 Stormwater management (Water sensitive urban design)
22.05 Interface uses policy
This policy seeks to ensure 'In order to maintain the viability of industrial and business
areas there is a need to ensure that new residents do not have unrealistic expectations
of the level of amenity that can be achieved. New dwellings must be constructed to
protect residents as much as reasonably possible from the inherent conflicts. There is
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also a need to ensure that commercial and industrial activities are well managed having
regard to their proximity to residential uses.'
The Subject Land is located opposite a service station. Accordingly, noises, light spill and
loading and unloading facilities from the service station may impact on the amenity of
future residents of the development.
While future residents seeking to reside in one of the apartments will appreciate the
Subject Land's location on Alexandra Parade and opposite a service station, the building
has also been designed, and will be constructed in the following manner, to deter
unreasonable amenity impacts for future residents:
■ all windows will be double glazed, to reduce noise impacts;
■ most noise sensitive rooms such as bedrooms, are setback from the eastern and
southern boundaries;
■ fencing and landscaping will be provided along the boundaries of the ground floor
apartments to reduce noise impacts;
■ balconies and courtyards are generally setback from the eastern boundary; and
■ the Subject Land and service station to the east is separated by Rae Street. This will
further reduce any likely amenity impacts to future residents of the apartments.
Accordingly, future residents will enjoy a reasonable level of acoustic amenity within the
apartments.
22.07 Development abutting laneways
This policy seeks:
■ To provide an environment which has a feeling of safety for users of the laneway.
■ To ensure that development along a laneway acknowledges the unique character of
the laneway. ■ To ensure that where development is accessed off a laneway, all services can be
provided to the development.
■ To ensure that development along a laneway is provided with safe pedestrian and
vehicular access.
Currently, the existing dwellings and restaurant achieve vehicle access to the site via Rae
Street. The proposal seeks to maintain vehicle access to the site via a similar location.
While a laneway is located along the western boundary of the Subject Land, it is
appropriate not to gain vehicle access from the laneway for the following reasons:
■ to maintain the current vehicle access to the Subject Land from Rae Street;
■ to maintain and protect the amenity of the laneway;
■ as Alexandra Parade is a Road Zone Category 1, it is safer to gain vehicle access to
and from the site from Rae Street, instead of Alexandra Parade.
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The proposal meets the objectives of the policy by protecting the existing laneway,
while providing safe pedestrian and vehicle access to the Subject Land.
22.10 Built form and design policy
This policy seeks to:
■ Ensure that new development positively responds to the context of the development and respects the scale and form of surrounding development where this is a valued
feature of the neighbourhood character. ■ Ensure that new development makes a positive contribution to the streetscape
through high standards in architecture and urban design.
■ Limit the impact of new development on the amenity of surrounding land,
particularly residential land. ■ Design buildings to increase the safety, convenience, attractiveness, inclusiveness,
accessibility and 'walkability' of the City's streets and public spaces.
■ Create a positive interface between the private domain and public spaces.
■ Encourage environmentally sustainable development.
This policy sets out design requirements for residential developments. The proposal has a
high level of compliance with the policy. The following table provides a response to how
the building meets each of the objectives:
Clause Response
22.10-3.2 Urban form The Subject Land is located in a robust environment.
and character Immediately to the north is a three storey residential apartment
building, to the east on the opposite side of Rae Street is a
service station, to the south is Alexander Parade and the to the
west, beyond a laneway is a single storey Victorian dwelling.
The Subject Land also currently contains a double storey
commercial building, previously utilised as a hotel, but currently
utilised as a restaurant at ground floor with dwellings above.
The size of the Subject Land, its location and the current
building on the land, the site lends itself to high density
development.
Due to the Subject Land's location on a corner and abutting a
laneway, the design of the building addresses both street
frontages, as well as respecting the laneway to the west. The
design meets the objectives and guidelines of the clause by:
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Clause Response
■ orientating the main pedestrian entrance to Rae Street; ■ protecting existing street trees along Rae Street, by locating
the driveway in a similar location as the existing driveway; ■ continuing the three storey built form along Rae Street, with
higher elements setback from the adjoining residential building; ■ orienting the third and fourth levels (above ground floor) to
the south eastern corner of the Subject Land; ■ providing horizontal design elements along the Alexandra
Parade frontage, to respect the form and rhythm of the Victorian cottages to the west; ■ providing individual pedestrian entrances to dwellings
fronting Alexandra Parade; ■ setting the third and fourth levels (above ground floor)
further back from the western boundary; and ■ providing a defined three storey podium along Alexandra
Parade. The height of this podium is similar to the height of the existing building currently on the Subject Land.
22.10-3.3 Setbacks & While the existing building on the site is double storey, it is 8 to
Building Height 10 metres in height, which is similar to a three storey building. Building heights in the immediate vicinity along Alexandra Parade and parts of Rae Street vary between one and four storeys.
The size of the Subject Land, it's location along Alexandra Parade and Rae Street and abutting a laneway, lends itself to higher density development.
The three storey podium ensures the rhythm of development along Alexandra Parade and Rae Street is maintained, with higher elements setback from the northern and western boundaries.
The design of the building is contemporary in nature, providing a respectful design response to the existing and preferred neighbourhood character of the area.
The design of the building further meets the objectives and guidelines of the clause by:
■ including soft landscaping within the front setbacks of the apartments fronting Rae Street;
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Clause Response
■ including soft landscaping in ground floor courtyards; ■ incorporating a variety of materials in the design of the
building; ■ respecting the existing built form of adjoining properties
and the wider area. Higher built form has been oriented towards the south eastern corner of Alexandra Parade and Rae Street. This not only anchors the building to the corner, but also steps the built form above three storeys away from the northern and western boundaries, which have residential interfaces; ■ part of the western wall of the building is three storeys (in
the south western corner of the Subject Land) and has a direct abuttal to the laneway. This wall is in a similar location to the wall of the existing building and will not affect the existing amenity of the neighbouring dwelling at 53 Alexandra Parade; and ■ the building height of 5 storeys can be supported on the
Subject Land given it is a strategic redevelopment site, it is on a corner with a main road frontage, and it has a substantial area.
22.10-3.4 Street and Public Space Quality
The design of the building positively responds to the objectives and guidelines of this clause by:
■ orienting the building to Rae Street and Alexandra Parade frontages. This includes:
o locating balconies along these frontages to improve surveillance;
o integrating the building with the streets; o providing more windows and pedestrian entries
along the ground floor; ■ providing a well defined main pedestrian entrance to the
building from Rae Street; ■ providing vehicle access to 2 levels of basement car parking
from Rae Street, in a similar location to the existing driveway to the Subject Land; and ■ providing a contemporary designed building, which respects
the existing Victorian cottages along Alexandra Parade, and the three storey apartment building adjoining the Subject Land along Rae Street.
22.10-3.5 A Sustainable Management Plan has been submitted with the
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Clause Response
Environmental Sustainability
Permit Application and responds to this clause.
The design of the building meets the objectives and guidelines
of this clause by:
■ providing openable windows to allow internal ventilation to apartments and common areas; ■ the use of shading devices to balconies, courtyards and main
living areas; ■ incorporating energy efficient light fittings and systems into
the development; and ■ utilising rainwater collected from the roof of the building.
22.10-3.6 Site Coverage
The current commercial building and car park has 100% site coverage. The proposed building maintains this.
22.10-3.7 On-Site Amenity
All apartments are provided with generous areas of secluded private open space to meet the needs of future residents. At ground floor, apartments 6-8 are provided with 20-34 square metres of secluded private open space. Apartments above are provided with between 7.3 and 16.8 square metres of open
space.
All dwellings are provided with access to natural light and
ventilation.
22.10-3.8 Off-Site Amenity
The Subject Land is located to the south of an existing apartments building at 15 Rae Street, and is located beyond a laneway separating it from 53 Alexandra Parade. Accordingly, it will not prejudice the development rights of the apartment building to the north or the single storey Victorian cottage to
the east.
The building has been designed to ensure the protection of existing residents within close proximity to the Subject Land by:
■ providing vehicle access to the building via Rae Street. The sound of automatic garage door will have no impact on existing residents; ■ shadow diagrams have been submitted as part of the Permit
Application plans. The building will overshadow part of 53 Alexandra Parade before 10am. However, by 11am the
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Clause Response
shadows will not be cast upon 53 Alexandra Parade, but will cast shadows on part of the laneway; and ■ proposed habitable rooms have been oriented away from
existing habitable rooms and areas of private open space on adjoining properties. Where this has not been possible, screening has been provided to deter any unreasonable overlooking within 9 metres.
22.10-3.9 Landscaping and Fencing
Currently the Subject Land has 100% site coverage which includes a commercial building and a car park. The proposal improves the landscaping response of the Subject Land, especially along Rae Street by providing landscaped courtyards.
Landscaping will also be provided along part of the northern boundary of the site, within apartment 6 which abuts 15 Rae Street.
Fencing of the courtyards of apartments 7 and 8 located along Rae Street will consist of 1.8 metre high render and cladding fences which will provide privacy to future residents.
22.10-3.10 Parking, Traffic and Access
A total of 30 car spaces will be provided over two levels of basement car parking.
Vehicle access to the building will be from a crossover in a similar location to the existing crossover located along Rae Street.
A traffic report is included with the Permit Application which supports the number of car spaces provided and traffic management to and from the Subject Land.
The main pedestrian entrance to the building will also by via Rae Street. Individual entries will be provided to apartment's 1 to 5 via Alexandra Parade. This will further activate this street
frontage.
22.10-3.11 Service Infrastructure
Service infrastructure will be provided at the building's entrance along Rae Street, to be conveniently located for service providers.
Garbage bins will be stored along the western boundary of the building at ground floor, with access from the laneway. This will
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Clause Response
enable easy access to the bins for collection. The bin enclosure
will be accessible and secure, with limited visibility from the
street frontages, laneway and adjoining properties.
Each apartment will be provided with a secure storage cage
within the basement car parks.
22.13 Residential built form policy
This policy applies to the Residential 1 Zone in areas not covered by a Heritage Overlay
and refers to the Built Form Character Type as set out in the Built Form Character Maps
in Clause 21.08.
The objectives of this policy are:
(a) To limit the impact of new development on surrounding land, particularly on low rise
residential areas; and (b) To respond to and strengthen the distinct character of different parts of Yarra.
Clause 21.08-8 North Fitzroy, provides two maps which identify the following:
■ Figure 19: Neighbourhood Map: North Fitzroy — development along Alexandra
Parade is to improve the public domain and the built form of land adjacent to
Alexandra Parade; and
■ Figure 20: Built form character map: Fitzroy North —the Subject Land is not located
within 'Inner suburban residential', 'Urban Residential' or a 'Non Residential area'.
The building significantly improves the public domain along Alexandra Parade by:
■ activating the street at ground floor through glazing and individual entrances to the
street;
■ orienting balconies to the street frontage to improve activation and surveillance of
the public realm; and
■ providing a high quality contemporary building along Alexandra Parade, which is a
main road within the municipality.
22.16 Stormwater Management (Water Sensitive Urban Design)
This clause seeks to
■ To achieve the best practice water quality performance objectives set out in the Urban Stormwater Best Practice Environmental Management Guidelines, CSIRO 1999 (or as amended). Currently, these water quality performance objectives require:
Suspended Solids - 80% retention of typical urban annual load
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Total Nitrogen - 45% retention of typical urban annual load Total Phosphorus - 45% retention of typical urban annual load Litter - 70% reduction of typical urban annual load
■ To promote the use of water sensitive urban design, including stormwater re-use.
■ To mitigate the detrimental effect of development on downstream waterways, by the application of best practice storm water management through water sensitive urban design for new development.
• To minimise peak storm water flows and storm water pollutants to improve the health of water bodies, including creeks, rivers and bays. ■ To reintegrate urban water into the landscape to facilitate a range of benefits
including microclimate cooling, local habitat and provision of attractive spaces for community use and well being.
A Sustainable Management Plan is submitted as part of the Permit Application. Section 4.2 of the report provides a response to Stormwater Management.
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11. Assessment against the Design Guidelines for Higher
Density Residential Development The following is an assessment of the proposal against the Design Guidelines for Higher
Density Residential Development (Department of Sustainability and Environment 2004).
Objective Assessment
Urban Context
1.1 To ensure buildings respond creatively to their existing context and to agreed aspirations for the future development of the area. This should take the form of an urban context report.
Please refer to section 10 above and the
Neighbourhood and Site Description Plan, for
an explanation as to the building's response to
the existing and preferred character of the
area and local policies within the Yarra
Planning Scheme.
1.2 To provide a creative design response that is based on a clear understanding of the urban context and neighbourhood character.
Please refer to section 10 above and the
Neighbourhood and Site Description Plan, for
an explanation as to the building's response to
the existing and preferred character of the
area and local policies within the Yarra
Planning Scheme.
Building Envelope
2.1 To ensure that the height of new development responds to existing urban context and neighbourhood character objectives of the area.
An explanation as to the height and built form
of the building is provided at section 10.
2.2 To ensure new development is appropriate to the scale of nearby streets, other public spaces, and buildings.
An explanation as to the scale of the building
is provided at section 10.
2.3 To protect sunlight access to public spaces.
The proposed building will not impact on
sunlight access to public spaces.
2.4 To respond to existing or
preferred street character
Please refer to section 10 above and the
Neighbourhood and Site Description Plan, for
an explanation as to the building's response to
the existing and preferred character of the
area, and local policies within the Yarra
Planning Scheme.
2.5 To ensure building separation supports private amenity and reinforces neighbourhood character.
The building will be built to the eastern,
southern and western boundaries of the site.
The building is setback off the northern
boundary of the site to respond to the
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location of dwellings at 15 Rae Street.
2.6 To ensure areas can develop with an equitable access to outlook and sunlight
Equitable access to outlook and sunlight has
been incorporated in the design of the
building. As the Subject Land abuts two street
frontages and a laneway, setbacks (specifically
to the northern boundary) are appropriate to
ensure equitable access to outlook and
sunlight.
2.7 To ensure visual impacts to dwellings at the rear are appropriate to the context
The Subject Land has two residential
interfaces. One to the north and one to the
west. While the outlook of the residents from the
north may change, the building is to the south
of these dwellings and has been setback to
respect existing access to daylight and the
visual impact. The building's location to the
south of the dwellings will ensure that the
dwellings are not overshadowed. As can be seen from the photos in this report,
the eastern boundary of 53 Alexandra Parade
(which abuts the laneway) contains no
openable and clear windows, and has a high
brick wall along its eastern boundary. Limited
(if any) views of the proposed building will be
possible from this property, given the
dwelling's lack of windows, the high boundary
wall and the location of the laneway which
separates the dwelling from the Subject Land.
2.8 To maximise informal or passive surveillance of streets and other public open spaces
The building improves surveillance to the
street from ground floor and above, by
orientating habitable room windows and
balconies to the street frontages.
2.9 To maximise residential amenity through the provision of views and protection of privacy within the subject site and on neighbouring properties.
Generally balconies and habitable room
windows have been oriented to front the
streets.
The balconies and habitable room windows
orientated to the north and west with possible
views from an adjoining area of private open
space or a habitable room window within 9
metres, have been screened to deter any
unreasonable overlooking.
2.10 To ensure new tall buildings do not create adverse wind effects'
The 5 storey building will not create adverse
wind effects.
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2.11 To treat roof spaces and forms as a considered aspect of the overall building design
The design of the building incorporates plant
and lift overruns, so that they are not visible
from the street frontages or surrounding
properties.
Street Pattern and Street-Edge Quality
3.1 To create walkable areas within a safe and interesting public setting.
The design of the building orientates balconies
and habitable room windows to both Rae
Street and Alexandra Parade. The activation
of these streets at ground level and above will
improve the safety of these public areas
through increased activation.
3.2 To closely integrate the layout and occupation patterns of new development with the street.
Home offices fronting Alexandra Parade will
have individual entrances and be glazed to
integrate this part of the building to the street,
while the lobby provides an identifiable
entrance to the remainder of the development. This significantly improves
activation to street.
3.3 To ensure car parking does not dominate the street frontage.
Currently an at grade car park is provided on
the northern section of Subject Land which is
visible from Rae Street. The proposal will
remove the at grade car park and provide two
levels of basement. A 5.5 metre wide ramp to
and from the basement will not dominate the
34.84 metre long frontage to Rae Street. The
removal of the at grade car park will improve
the street frontage.
3.4 To create street entrances with a strong identity that provide a transition from the street to residential interiors.
The main pedestrian entrance/lobby to the
building is from Rae Street. It has been
designed in a glass atrium style. This will
enable the main entrance to be clear and
identifiable to residents and visitors.
Individual entrances have been provided to
the ground floor apartments off Alexandra
Parade. This assists in activating this street
frontage.
3.5 To ensure car park entries do not detract from the street.
Vehicle access to the building is in a similar
location to the existing crossover to the site.
Only one ramp has been provided into the
building providing ingress and egress. The
ramp has been strategically located to ensure
that existing street trees are retained. The
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retention of street trees and the inset design
of the ramp makes certain that the car park
entry does not detract from the street.
3.6 To avoid creating inactive frontages as a result of fencing private open spaces.
Apartments 1 to 5 will be provided with
individual entrances off Alexandra Parade.
Apartments 7 and 8 will have high fences
along the Rae Street. While this does not
activate the street at ground level, it allows for
the dwellings to have secluded private open
space areas. However, the main pedestrian
entrance to the building is from Rae Street
which is a dominant design feature of the
building, provides activation.
3.7 To ensure that front fences respect and contribute to the neighbourhood character.
1.8 metre high front fences will be provided
along the Rae Street frontages of apartment's
7 and 8. Vegetation will be provided in front
of these fences. The height of these fences is
a similar height of the fences on the adjoining
property at 15 Rae Street. It is not
uncharacteristic for dwellings in this area to
have high front fences.
Circulation and Services
4.1 To provide adequate, safe and efficiently designed parking layouts.
Car parking has been provided over two levels
of basement car parking. A traffic report is
included as part of the Permit Application
which supports the car parking layout.
4.2 To provide safe and convenient access between car parking and bicycle areas and the pedestrian entry to buildings.
Residents will be able to park cars and bicycles
within the basements of the building, to
enable safe and convenient access.
4.3 To create shared internal spaces that contribute positively to the experience of living in higher density development.
The common entrance to the building is
accessed off Rae Street, into a glassed atrium
style entrance. Stairs and a lift will provide
access to the basement and levels above.
4.4 To minimise running and maintenance costs.
A Sustainable Management Plan is submitted
as part of the Permit Application, which
identifies the sustainable design features
incorporated into the design of the building.
This will assist in minimising maintenance
costs of the building.
4.5 To minimise water use. Section 4 of the Sustainable Design Report
provides a detailed response to how the
building will minimise water usage. This
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includes reusing rain water collected from the
roof of the building for flushing of toilets
within the apartments.
4.6 To incorporate provision for site services in the building design to ensure good function and ease of service and maintenance.
Site services will be located within the Rae
Street frontage. The bin storage area is
provided along the rear laneway to enable
easy collection of the bins.
Building Layout and Design
5.1 To provide a range of dwelling sizes and types in higher density residential developments.
One and two bedroom dwellings have been
provided in a variety of sizes ranging from 43.4
square metres to 72 square metres, with
either courtyard or balconies.
5.2 To optimise the layout of buildings in response to occupants' needs as well as identified external influences and characteristics of a site.
The building has been designed in response to
its urban context and the characteristics of the
area. The design responds to the fine grain single
attached Victorian cottage rhythm of development along Alexandra Parade, while
also responding to the three storey built form
along Rae Street. Higher built form elements
have been setback from the northern and
western boundaries.
5.3 To create functional, flexible, efficient and comfortable residential apartments
Open plan one and two bedroom apartments
have been provided in a variety of sizes, with a
combination of balcony or courtyard areas of
open space.
5.4 To ensure that a good standard of natural lighting and ventilation is provided to internal building spaces
The development provides a high standard of
natural lighting and ventilation. Only 6
bedrooms will rely on borrowed light from
lightwells (ie. Apartments 2 to 4 and 15 to 16).
That is 17.6% of the apartments. The windows
to these lightwells will be openable to enable
ventilation.
5.5 To provide adequate storage space for household items.
Secure storage facilities will be provided
within the basement of the building.
5.6 To promote buildings of high architectural quality and visual interest.
The building has been designed to individually
respond to the Rae Street and Alexandra
Parade frontages, providing a contemporary
design response on a prominent corner site
along Alexandra Parade.
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Open Space and Landscape Design
6.1 To ensure access to adequate open space for all residents.
All residents will have access to private open
space in the forms of courtyards or balconies.
6,2 To ensure common or shared spaces are functional and attractive for their intended users.
The main entrance and lobby is located on Rae
Street. It will have a glass facade to make it
clear and identifiable for residents and visitors
to the Subject Land.
Vehicle access to the Subject Land is also
located along Rae Street in a similar location
to the existing crossover to the site.
6.3 To allow solar access to the private and shared open spaces of new high density residential units.
The building has been designed to ensure that
all balconies and areas of secluded provide
open space have direct solar access. Balconies
and courtyards are located along each side of
the property.
6.4 To integrate the design of shared and private open space into the overall building design and façade composition
N/A
6.5 To provide for greenery within open spaces.
Landscaping will be provided along the Rae
Street frontage and within the courtyard of
dwelling 6.
6.6 To create public open space appropriate to its context.
N/A
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13. Conclusion
The site presents an ideal setting for infill development in light of State and Local visions to
achieve greater housing choice, smaller and more affordable housing which is well-designed
to enhance neighbourhood character and main road boulevards within Yarra. The proposal
provides a variety of 1 to 2 bedroom layouts of varying floor plans to accommodate an array
of people and their differing needs. The dwellings offer a low maintenance alternative to
other housing options in the area, and is fittingly located in context of existing infrastructure
and community facilities.
Its architectural style and combination of building materials and finishes will revitalise the
area while remaining respectful of the existing qualities of the urban fabric. The proposal
satisfies the relevant planning considerations within a State context and the relevant
policies of the Yarra Planning Scheme, achieving a higher density development. The careful
siting and design of the building will limit impact on the amenity of the adjoining residential
properties, while achieving a high quality internal amenity for future residents.
As highlighted above, the proposal is in accordance with Council's Local Policies and
demonstrates compliance with the Design Guidelines for Higher Density Residential
Developments. The proposal offers an appropriate design response which suitably
responds to the features of the land and its more sensitive interfaces to the north and west.
The proposal is one that has high planning merit in accordance with the requirements of
Clause 65 and is an appropriate form of development for the Subject Land.
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