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.

Photo 8: 53 Alexandra Parade

Photo 9: Rear of 53 Alexandra Parade

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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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