coordinator statutory planning city of yarra 2 0 dec 2018 · 2019-02-01 · section 5.4.4.1 of the...

CITY OF YARRA

2 0 DEC 2018

RECEI,V,E,

20 December 2018

Ms Vicky Grillakis

Coordinator Statutory Planning

Yarra City Council

PO Box 168 Richmond VIC 3121

Dear Vicky

kid Human Habitats

Human Habitats 424 / 838 Collins Street

Docklands VIC 3008

www.humanhabitats.com.au 03 9909 2202

RESPONSE TO REQUEST FOR FURTHER INFORMATION

APPLICATION NO. PLN18/0643

60-62 LANGRIDGE STREET G 23-45 WATERLOO ROAD, COLLINGWOOD

1 Introduction

Human Habitats continues to act on behalf of Salta Properties in relation to the abovementioned planning

application for the redevelopment of the land for the purposes of a residential hotel. We refer to Council's

letter dated 24 September 2018 and are pleased to provide a response to the RFI, including the following

updated documents:

1. Amended Architectural Urban Context Report (Rev B), Architectural Drawings (Rev B) and List of Changes

(dated 14.12.18) prepared by Techne Architecture

2. Revised Planning and Urban Context Report prepared by Human Habitats

3. Revised Sustainability Management Plan prepared by Cundall

4. Revised Traffic Management Report prepared by Impact Traffic Engineering

5. Revised Waste Management Plan prepared by Irwin Consult

6. Revised Acoustic Report prepared by Cundall

7. Revised Environmental Wind Advice prepared by MEL Consultants

8. Operational and staffing details prepared by Tribe Hotels

9. Updated Title information

10. Revised Planning Permit Application Form (for the additional use of a food and drinks premises in the

Commercial 2 Zone)

11. Advice from client confirming land ownership arrangements

We trust the provision of this information will allow Council to continue to progress the assessment of this

application.

Request

The A3 plans provided do not scale

The proposed use 'Residential

hotel' does not include food

and drinks premises within its

definition in Clause 73.03 of

the Yarra Planning Scheme.

Please amend the application

to include this additional use

and provide details such as

hours of operation, number of

patrons/staff and any other details. This will also result in a

car parking reduction being

required - please amend your traffic report.

kid 2 Summary of Changes

The proposal has been revised to incorporate the following changes in response to Council's preliminary

assessment:

■ A reduction in height from 39.7 metres to 31.1 metres (a reduction of two levels)

■ The removal of the proposed rooftop terrace and bar

■ A reduction of the total number of hotel rooms from 225 keys down to 187 keys

■ The modification of the application to include the land use of 'food and drinks premises' associated with

the proposed ground floor amenities

■ An amended façade treatment along the Langridge Street frontage to provide for an open, active street frontage.

3 Additional Information

The following table identifies each of Council's requests, as outlined in the letter dated 21+ September 2018 and

our corresponding response:

Response

The submitted Revision B plans now identify and note a scale on all plans

and elevations.

The proposal incorporates a number of ancillary ground floor amenities and services that enhance the amenity of the Residential Hotel. These services

include from:

■ Lounge area and fireplace;

■ Private dining function room;

■ Informal dining area;

■ Café bar;

■ Café courtyard; and

■ Open dining area.

While it is considered that these ground floor amenities and services listed

above are all ancillary to the broader land use of 'residential hotel', the

revised proposal applies for the use of a food and drinks premises in the

Commercial 2 Zone to satisfy the requirements of the Responsible Authority.

We note that the proposed ground floor amenities will primarily service the

hotel guests are unlikely to generate considerable use from the public

however these amenities are all publically accessible. The ground floor food

and drinks premises provides 96 seats for patrons spread across the open

dining area, informal dining area and cafe/bar area.

Please refer to the operational and staffing details prepared by Tribe Hotels

enclosed within this response. In summary, a total 3 front of house and 1+

back of house staff would be on site over the course of one day - sample

rosters have been provided. The ancillary functions such as cafe/bars would be formally staffed between the hours of 7am - 11pm however our clients

seeks the greatest operational flexibility for these areas in terms of operating

hours, as is appropriate for a hotel guest where arrivals occur both day and night. Given the commercial context of the site we see no reason to limit the

hours of operation.


Docklands VIC 3008 vrww.humanhabitats.com.au

03 9909 2202

Request

Additional information

confirming the owner's name.

As you indicated, the owner as

per the application form is not

the owner shown the provided

copy of Title

Provide a site plan which shows the whole of the subject site

with dimensions, not only Lot A.

Show title boundaries clearly

and consistently on all plans. It

is often unclear what the

reference point is for the

setbacks.

Elevations to include wall

heights, the podium height and

setbacks dimensioned and for

the shadowing effects to be

removed

The elevations appear to have

been printed dark. They do not

match the colouring shown in

the renders.

The elevations do not

adequately represent which

materials are being used.

Internal dimensions of rooms and corridor/lobby widths.

The traffic report amended to include empirical data on car

parking demand for similar

residential hotels.

Delete the proposed

development to the east from

the plans and renders. For

example, Council is unable to

clearly see how the side stair

access will present.

Provide an additional

perspective of the proposal from Wellington Street.

The material notations are not

visible on TP41

Confirmation regarding the

proposed pedestrian link. Is this part of this application?

kid Response

Recent title and plan certificates have been included as part of this

submission. The subject site is currently considered part of a larger allotment

at 60-62 Langridge Street & 23-45 Waterloo Road. The permit applicant has

entered into a contract of sale for to purchase part of the site known as Lot A

for the proposed plan of subdivision SP18/0014 following approval from

Council. Should further clarification be required to confirm the ownership arrangement we can provide this hereafter.

Please find enclosed an updated Site and Existing Conditions Plan (TP01,

Rev B) and a Design Response Plan (TP02, Rev B) which now more clearly

shows the relevant lot boundaries, with dimensions as requested.

Full title boundary dimensions have been included in the enclosed amended

plans.

Elevations, including wall heights, podium heights and setbacks are

dimensioned in the amended plans enclosed.

Elevation colouring now more accurately matches the renders in the

enclosed amended plans.

Material finishes table has been amended, appropriately representing which

materials are being used.

Rooms and corridors are dimensioned in the enclosed amended plans.

Traffic Management Report has been amended to show this - please refer to

Section 5.4.4.1 of the updated report.

This change has been incorporated into the enclosed plans and renders. Specifically, please refer to Renders V1 & V2.

The additional perspective (elevation) has been provided in the enclosed

plans. Please refer to Render V4.

Please refer to TP41 B where the material notations are now clearer.

We confirm that the 'proposed pedestrian link' that was annotated on the

original application drawings on the adjoining site known as 'Lot C' has now

been removed from the amended Rev B drawings that are provided with this


Docklands VIC 3008 www.humanhabitats.com.au

03 9909 2202

1+1 Request

Response

Provide a Green Travel Plan.

Provide additional hours on the

shadow plans.

RFI response.

This has been provided by Impact Traffic Engineering and enclosed in the

updated Traffic Management Report.

Additional shadow plans have been provided in the enclosed plans. Shadows

plans are now provided for each hour between 9am & 3pm on 22 September.

4 Preliminary Concerns

The following section responds to Council's preliminary concerns:

4.1 Height

Council Comment - Excessive overall height. This is exacerbated by the extent of sheer side walls, the

protruding central lift core and the rooftop pergola which adds visual bulk.

The proposal's overall height has been revised, with the overall height reduced from 39.1 metres (12 storeys) to

30.51+ metres (9 storeys). The reduction in overall height and redesign of the upper levels incorporates the

removal of the rooftop terrace, a more appropriate transition between the proposal and surrounding built form

in the immediate context.

The redesign and subsequent removal of the staggered upper level terrace and roof is enhanced by the

screening on the central lift core and other plant equipment, establishing a uniform 'edge' that reduces the

visual bulk of the proposal.

The 8.51+ metre reduction in overall height reduces the extent of the sheer side walls and harmonises the

proportionality between the base of the building and the tower above. This is further enhanced by the

materiality and colour of the east and west elevations. The use of perforated charcoal metal cladding around

the stairwell contrasts with the black metal cladding on either side of the stair well. The proposal presents well

to Langridge Street, with the eastern and western façades likely to be obscured or partially obscured from the

public view in the future as a result of the proposed future development of abutting sites at lot B' to the east

and 52 Langridge Street to the west.

The building been designed to reference the area's former industrial land uses and built form character through

the use of a material palette which includes concrete as well as black and charcoal metal cladding. These

materials are considered to have an industrial aesthetic. The Langridge Street frontage is defined by the

prefabricated modular rooms that feature glazing and metal shrouds that give the façade a textured 'ripple

effect'. The deletion of two storeys and redesign of the upper levels reduces the prominence of the lift core

when viewed from Langridge Street and emphasises the modular design of the façade, this provides a well-

articulated, landmark building that appropriately responds to the built form context of the surrounding area.

The building's base/podium continues to be clearly differentiated from the levels above and will continue to

work to provide a solid, high quality response to the pedestrian level.

For these reasons it is submitted that the proposal (in terms of height and design) is appropriate for the subject

site and its context.


Docklands VIC 3008 www.humonhabitats.com.au

03 9909 2202

kid

Figure 1 - Renders of the proposal

4.2 Façade

Council Comment: -The proposed development is approximately 56m in length. There is therefore a need to

break up the building mass along the street frontage, creating visual breaks and variations in the form. Whilst it

is noted the façade includes window box elements which provide articulation, there is not enough of a variation

in the depth to adequately deliver the effect you are trying to achieve. The facade appears quite monotonous

and overbearing. This is heightened by the dark material and colour palate. Council has similar concerns with

regards to how the building will present to the residences to the north.



03 9909 2202

Figure 3 - Render of the proposal when viewed from the southern side of Langridge Street

Figure 2 - Metal shroud design of Tribe Hotels Perth, to be utilised

across the north and south elevation of the proposal

The proposal has a street wall height of 6 metres along the Langridge Street frontage, with the remaining levels

setback 4.6 metres from the southern boundary, providing separation between the ground/first floor amenities

and ancillary uses and the hotel rooms on levels 2 to 8.

The proposal's north elevation is appropriately presented, with the modular frontage providing a sense of

uniformity with the south elevation. Both frontages utilise a mixture of materials that blend with the modular design and provides for a well-articulated addition to the built form composition of Collingwood and Yarra.

Human Habitats

424 / 838 Collins Street Docklands VIC 3008


The proposal incorporates a modular design along

the Langridge Street frontage, it is submitted that

the deletion of three storeys and redesign of the

upper levels reduces the visual bulk of the proposal.

The facade utilises a range of materials that break

up the form across the 56 metre frontage. The

mixture of perforated charcoal metal cladding,

natural sealed concrete, clear and grey tinted

glazing combine with the modular design to

generate a visually intriguing, landmark built form

outcome. The façade utilises a series of metal

window shrouds along north and south elevation

that protrude up to 365mmfrom the wall and generate visual interest while creating a sense of

uniformity. The iconic shroud facade emulates the

facade of the Tribe Perth building and appropriately accentuates the modular design

principle of the built form, providing an iconic

addition and conceptual point of difference to

the built form in the surrounding area.

kid 4.3 Street Activation

Council Comment - Lack of ground floor street activation. This does not comply with the preferred future

character of the Gipps Street Precinct as outlined in Design and Development Overlay Schedule 11 (DD01 1),

nor does it provide a pedestrian friendly environment to the street frontage as per the design objectives of the

DDO. The ground floor includes excessive amounts of blank treatments to Langridge Street. For example, the

majority of the ground floor reception area and open dining area presents as a concrete wall to Langridge

Street. This is unacceptable.

The amended plans incorporate a number of changes along the Langridge Street façade at ground level that

provide for an increased level of activation at the pedestrian interface. The southern wall of the reception area

has been revised to feature extensive transparent glazing. The southern wall of the open dining area has also

been revised to feature a number of louvres and windows that creates a sense of transparency and openness

between the proposal and the pedestrian footpath. These changes, along with the 2.67 metre kerb outstand

located in front of the reception area enhance the presentation of the proposal at ground level and creates a

pedestrian friendly environment.

At ground level the site's 56 metre Langridge Street frontage appropriately interfaces with the street. Obscured

services equipment (e.g. substation, gas and water metres etc.) comprises 16 metres of the frontage toward

the south eastern corner, with transparent glazing and building entrances comprising approximately 47%

(18.6m) of the remaining 39 metre frontage toward the south western corner. This demonstrates an

appropriate level of pedestrian activation and achieves the design objectives of the Design and Development

Overlay - Schedule 11.

Figure 4 - Revised Langridge Street frontage incorporating a number of new windows

Human Habitats



1+1 4.4 Bicycle Parking

Council Comment - Lack of provision of bicycles to meet Clause 52.34 of the Yarra Planning Scheme. The

bicycle spaces which are provided appear difficult to

access.

Bicycle parking is provided at the rear of the site via the rear

lane. This area is proposed to be secured by a roller door

and key pass, providing 17 secure bicycle spaces for staff.

We consider that this area is highly accessible for cyclists

and provides an opportunity to activate this rear laneway

area. With further development in the surrounding area it is

expected that this rear lane will ultimately function as a

pedestrian and cyclist thoroughfare. End of travel facilities

include the provision for three separate showers and change

rooms in addition to lockers which are located adjacent to

the staff bicycle parking area.

We consider it is unlikely that guests of the hotel will bring

their own bike and are likely to utilise public transport and

taxi for transport. In response to Council comments our client

is willing to provide I+ guest bikes that are available for use

and hire by hotel patrons, promoting sustainable around Yarra and the broader metropolitan region. These bikes are

to be securely located in the lounge area when they are not

used by guests and overnight.

Overall, we consider that the provision of staff bike parking

and end of trip facilities in the development combined with a

bike share scheme for guests demonstrates an excellent

response to the objectives of Clause 52.31+ of the Yarra

Planning Scheme notwithstanding the numerical variation to

the requirements.

Figure 5 - Tribe Hotel Perth guest bikes


Docklands VIC 3008 vnvw.humanhobitats.com.au

03 9909 2202

LANGRIDGE S1REET

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Figure 7 - Concept landscape response to the kerb outstand

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424 / 838 Collins Street Docklonds VIC 3008

www.humonhabitats.com.ou

03 9909 2202

Figure 6 - Ground Floor Plan of the proposal noting bicycle parking (red) and end of travel facilities (blue)

4..5 Kerb Outstand

Council Comment - The proposed kerb outstand would be problematic to construct as there is an existing tree

in this location. Additionally the location of the bike hoops would most likely impact the tree. Outline how this

proposal will result in improvements to the public domain as per the design objectives in DD011.

Whilst the project is not reliant on the provision of the kerb outstand, we note that public realm improvements are encouraged by DDO1 1. Our client has sought further advice and consider that it is possible to ensure the retention of the street tree with the introduction of a rain garden - the details of which can be determined as a

condition of any permit issued.

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The design objectives of the Design and Development Overlay - Schedule 11 are:

To recognise the Precinct as a vibrant commercial precinct with a narrow street network;

• To provide a pedestrian friendly environment along all street frontages;

■ To ensure building design responds to the inherent industrial character of the Precinct;

■ To ensure building design will protect the amenity of existing pockets of residential development;

■ To encourage improvements to the public domain, including the provision of public open space;

■ To ensure that new development does not adversely impact on pedestrian, cycling and vehicular

accessibility; and

■ To ensure a high standard of architectural design.

The kerb outstand will improve the public domain and achieves the design objectives of the Design and

Development Overlay - Schedule 11 in the following ways:

■ The 2.6 metre wide kerb outstand will facilitate safe cycle mount and dismount off the footpath,

acknowledging the street network is narrow by effectively reducing 'clutter' from the public realm and

enhancing pedestrian amenity while providing cycling infrastructure and enhancing the public realm

through the thoughtful provision of landscaping.

■ The provision of the kerb outstand allows the provision of public bike racks that could not otherwise be

provided given the footpath width.

• The use of large granite boulders as a passive barrier that protects both trees and vegetation in the public

realm acts as informal

seating.

■ The kerb outstand will not

adversely impact on

pedestrian and cycling

accessibility, rather improve

it and further activate the

proposal's frontage and

Langridge Street with the

provision of a range of vegetation, informal seating

and cycling infrastructure.

■ The entry to the hotel will be

marked by the planting of a

new feature tree, a Jacaranda Mimosifolia that

will substantially enhance

the streetscape with it's

purple foliage and mature height of 10 metres.

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■ There will be an enhanced

level of on street car parking

given the removal of vehicle

crossings. Figure 8 - Landscaping and built form proposed in the kerb outstand

The kerb outstand should be considered a net improvement to the public realm, enhancing pedestrian and

cycling amenity.

Human Habitats



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Figure 9 - Shadow Diagrams of the proposal from 9am to 1 pm

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4.6 Overshadowing

Council Comment - Excessive shadowing to the southern side of the Langridge Street footpath.

The nominated building height of 30.5 metres will present a tall building to Langridge Street however, due to the

setback of the tower to the site frontage, there will be minimal shadowing on the southern side of the street.

Specifically, the analysis prepared by the architects demonstrates that, at the equinox, pedestrians will be able

to traverse the footpath with their faces in sunlight which is considered a good outcome. The amended height

reduces the visual bulk of the built form and the effect of overshadowing on the southern side of Langridge

Street. The submitted Revision B shadow diagrams (as shown below) highlight the minimal overshadowing that

occurs on the southern side of the footpath, resulting in an acceptable built form outcome.

LANGRIDGE STREET

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03 9909 2202

1+1 4.7 On-Street Car Parking

Council Comment - In terms of the proposed changes to parking restrictions on Langridge Street, these are

not to be removed, adjusted, changed or relocated without approval or authorisation from Council Parking

Management unit and Construction Management branch. Council would be reluctant to amend car parking

restrictions to suit this particular development's needs to the detriment of surrounding businesses. A potential

solution may be to only use the area associated with the redundant crossovers being converted to footpath -

however this requires further discussions.

The proposal seeks to introduce the idea of four short term on-street parking (15 minute) restrictions along the

Langridge Street frontage to facilitate the drop off and pick up demand generated by the residential hotel. It is

acknowledged that the reclassification of on-street car parking is not part of the planning process but would be

a logical outcome given the change in use of the site and the need for public realm improvements.

We note that the majority of the on-street parking fronting the proposal is currently utilised as a loading zone,

with the proposed use as hotel drop off and pick up not dissimilar to the current function. The introduction of

such should be supported considering the proposal also entails the removal of two existing crossovers along the

frontage, resulting in a net alteration of two existing car parking spaces.

The provision for short term on-street parking is supported by Impact Australia in the enclosed Traffic and

Transport Assessment, noting this is an outcome that aligns with local policy and will have no detrimental

impact on the neighbourhood amenity. It is submitted that the alteration of four on-street parking spaces is

reasonable in consideration of the proposed use, the proximity to public transport and availability of on-street

car parking in the surrounding area.

While the proposal would benefit from the public realm improvements depicted in the landscape package, the

development is not reliant on this provision. As noted in the Traffic and Transport Report, the expected short

term pick up/drop off demand generated by the proposal will be sufficiently accommodated by the

surrounding street network.

5 Conclusion

We look forward to working with you on this exciting proposal. Should this response, in Council's view, not fully

respond to the Request for Further Information letter issued to us, please consider this letter a formal extension

of time request (pursuant to Section 5'+a of the Planning & Environment Act 1987) for a further 30 days from the

lapse date stated in your letter.

Please do not hesitate to contact the undersigned on 9909 2202 or by email to

wpearceehumanhabitats.com.au if there are any questions.

Yours sincerely

k o G••••••c jap,..4....».---

Will Pearce

Director


Docklands VIC 3008 www.hurnanhabitats.com.au

03 9909 2202

coordinator statutory planning city of yarra 2 0 dec 2018 · 2019-02-01 · section 5.4.4.1 of the...

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