Town Planning Report

Development Proposal:

Use and Development of the land for the purpose of a Multi-Storey Commercial Office Building and a reduction in the standard Car Parking requirement.

2/1G Marine Parade, Abbotsford

Street,, Melbourne

VIC 30

t +61 3 9376 7781e studio@shouman.com.auw shouman.com.au

date /20project no. 19007

�

��

�

1.�INTRODUCTION Situated in one of Melbourne’s key inner-city areas, 2/1G Marine Parade, Abbotsford (the subject site) is a privately held asset of a scale that provides a noteworthy opportunity to deliver an exemplar land use and development outcome.

Th proponent has identified the need for high-amenity commercial office space in this location, which is highly sought after within the inner-east metropolitan market.

To contribute to the economic prosperity of the area, the proponent is seeking to redevelop the site to deliver a premiere commercial development comprising an eight (8) storey building including seven (7) levels of office space with a communal rooftop terrace, all contained within an architecturally impressive built form, above two (2) levels of basement parking, all of which has been crafted through a collaboration of experts to ensure a high degree of amenity, functionality and marketability.

The proposed new building has been designed by Shouman Pty Ltd and will contribute to the evolving character of this part of Abbotsford. The design will be complementary to the predominantly hard-edged character of the area and takes into consideration its immediate abuttals and streetscape interface, not only making a notable contribution to the urban renewal of this locality, but more broadly, will add to the innovative architecture for which City of Yarra is becoming renowned.

This report has been prepared on behalf of the proponent in support of the redevelopment of this site. The report introduces the proposal, provides a strategic analysis of the subject site and its context, provides a summary of the applicable planning framework and assesses the proposal against the relevant provisions contained within the Yarra Planning Scheme.

1.1 Planning Permit Triggers The subject site is located within an Industrial 3 Zone (IN3Z) and is not affected by any planning overlays. As such, a planning permit is required pursuant to the following provisions of the Yarra Planning Scheme:

•� Clause 33.03 (Industrial 3 Zone):

�� To use of the land as an office

�� To construct a building or construct or carry out works

•� Clause 52.06-3 (Car Parking):

�� To reduce the number of car parking spaces required under Clause 52.06-5

1.2 Supporting Documentation This report is to be read in conjunction with the following supporting documentation:

•� Architectural Plans, prepared by ShoumanPty Ltd

•� Traffic Report, prepared by O’Brien Traffic

•� Waste Management Plan, prepared by Frater

•� Sustainability Management Plan, prepared by Frater

�

�

�

�

�

�

��

�

2.�SITE & SURROUNDS 2.1 Subject Site The subject site is located on the southern side of Marine Parade, Abbotsford, to the east of Nicholson Street, within the City of Yarra. The site is rectangular in shape with a frontage width of 20.12 metres to Marine Parade and a depth of 36.58 metres, yielding a total site area of 736 square metres.

The Certificate of Title does not include any encumbrances for the site.

The subject site currently comprises a double storey commercial building currently vacant. The existing building is setback approximately 2m from the street boundary with a small garden bed and provision for one car space. To the east and south the existing building is setback from the boundary to allow vehicle circulation spaces and car parking, whilst the western interface comprises double storey built form constructed to the boundary. Vehicle access to the site is provided via a single width vehicle crossover exists at the eastern end of the site frontage. Directly in front of the site, along Marine Parade, there is provision for 90-degree on-street car parking.

�

����������� ���������������������������������

������������ ��������������������

�

�������������������������

�

��

�

�

��������������� ����������������

�

�

�

�

�

�

�

�

��

�

2.2 Immediate Surrounds The subject site is located within an established industrial area of Abbotsford, although with a residential interface to the north, on the opposite side of Marine Parade. Accordingly, the site interfaces with two zones, being the Industrial 3 Zone (IN3Z) to the east, west and south, together with the Neighbourhood Residential Zone – Schedule 1 (NRZ1) to the north.

The immediate surrounds of the subject site can be best described as follows:

North:

To the north the site interfaces with Marine Parade, which is a two-way road reserve with parallel parking along the northern side and 90-degree parking along the southern side. Directly opposite the subject site is a row of single storey dwellings located within a Neighbourhood Residential Zone – Schedule 1.

�

�

East:

To the east, the site interfaces with No. 1H Marine Parade, which is developed with a double storey commercial building, which presents as a combined office and warehouse. This building is constructed to all site boundaries aside from the front boundary, whereby a setback is provided to allow disabled ramp access to the slightly raised pedestrian entry. The site also enjoys two vehicle access points, with crossovers provided at either end of the site frontage to Marine Parade.

�

�

�

��

�

South:

To the south, the site interfaces with a narrow rear laneway which is evidently overgrown with vegetation and largely unused for access. The sites which back onto this laneway do not rely on it for vehicle access, but rather, most building have rear pedestrian access doors onto the laneway. Directly opposite the rear of the subject site, is a high solid concrete wall, therefore not representing a sensitive interface.

�

West:

To the west, the site interfaces with No. 1G Marine Parade, which is developed with a double storey commercial building, which presents as a combined office and warehouse for a commercial furniture business. This building is constructed to all site boundaries. The site also enjoys a single vehicle access point at the eastern end of the site frontage to Marine Parade.

�

�

��

�

2.4 Nearby Approved Developments 1E Marine Parade, Abbotsford

Planning Permit No. PLN17/0959 was issued by City of Yarra on 28th October 2018 allowing the ‘use and development of the land for the construction of a mixed use building (permit required for office and retail (food and drink premises) uses) and a reduction in car parking requirements’. The approved building is seven (7) storeys in height on a 15.24m wide site, with a three (3) storey street wall treatment.

2.5 Site Accessibility Pedestrian & Cycling

The subject site is ideally located with regard to existing pedestrian and cycle connections which provide linkages to a range of existing infrastructure and key services. Abbotsford enjoys a well-connected pedestrian network, with all streets in the local area featuring sealed footpaths and street lighting.

Dedicated bicycle lanes are provided along Nicholson Street, providing a safe environment for cyclists to commute throughout the surrounding locality.

Public Transport

The subject site is well-serviced by public transport, enjoying access to the Principal Public Transport Network (PPTN), as follows:

•� Victorian Park and Collingwood Railway Stations located approx. 450m to the north-west and south-west of the site, respectively.

•� Tram Routes 12, 78 and 109 running along Victoria Street, within 750m of the site.

•� A range of bus services running along both Nicholson Street to the west and Johnston Street to the north, within 500m of the site.

Further detail regarding public transport infrastructure is provided in the Traffic Report, prepared by O’Brien Traffic.

�

Figure 5: Public Transport Map – City of Yarra

�

�

��

�

3.�PROPOSAL The proposed design has taken into consideration its surrounding industrial and residential contexts to create an engaging and site responsive building that will contribute to the evolution of the Industrial 3 zoned area of Abbotsford as a high-quality office destination and a desirable alternative to a CBD location.

It is proposed to construct a 7-storey building plus a communal roof terrace, all atop two levels of basement car parking. The building comprises a total of 14 individual office tenancies spread across seven levels, yielding a total net leasable floor area of 3,866 square metres (inclusive of 191 square metre roof terrace), contributing substantially to the increasing demand for office space nearby to Melbourne CBD, whilst also facilitating employment generation and economic development within the municipality.

Unrestricted operating hours and occupant numbers are sought for the proposal in-line with the VCAT decision of the equitable proposal at 1E Marine Parade, Abbotsford.

The specifics of the proposal are detailed below:

3.1 Buildings & Works •� Demolish the existing commercial building on-site (no permit required).

•� Provision of a three (3) storey architectural framing treatment which forms a street wall to Marine Parade, with the actual building façade setback behind the framing by 2.0m at Ground Level, providing a sense of address and weather protection to the entry, and 3.0m at First and Second Levels to provide street-facing terraces to these tenancies.

•� Maximum street wall height of 12.60m above footpath level and a maximum overall building height of 30.90m (excluding architectural features, roof services, plant etc.)

•� Building setbacks above the street wall ranging from 5.20m to 8.0m applied to Levels 3-6, with the rooftop terrace form setback further at 11.98m to 15.98m from the street.

•� The building is proposed to adopt a range of contemporary external building finishes, including precast concrete to the framing element, aluminium and powdercoated steel features, patterned concrete panels to side elevations (light grey), both clear and tinted glazing and perforated metal garage door (matte black).

3.2 Land Use •� The proposed building is entirely dedicated to office use, comprising 14 office tenancies, yielding a total net

office floor area of 3,866 square metres.

•� The proposed 191 square metre roof terrace is for communal use and can be managed by way of a booking system between all tenancies.

3.3 Parking, Access & Waste •� Total provision of 68 car parking spaces, comprising sixty-six (66) spaces within car stacker systems, plus

one (1) at-grade disabled space with associated shared zone and one (1) ride share spaces with an integrated electric car charging station. All proposed car parking spaces are to be allocated to and used by office staff.

•� Total provision of 70 secure bicycle parking spaces with end-of-trip facilities adjoining the bicycle parking area, together with three (3) motorcycle parking spaces. All bicycle facilities have convenient and safe access to internal lifts and stairs.

•� Access to the basement car park is provided via the existing single width crossover at the eastern end of the site frontage, which accesses a single width, two-way vehicle ramp adjacent to the eastern site boundary.

•� A traffic light alert signal system will be incorporated at the ground floor vehicle entry and within the basement to manage vehicle ingress and egress to avoid vehicle conflict within the entry ramp.

•� Internally, vehicles access Basement Level 2 by way of a car lift system.

•� Lift and stair access if provided between all levels of the building.

�

��

�

•� Waste is to be stored within a designated waste room, with waste collection is to take place from within the basement and undertaken by a private contractor using a Waste Wise Mini Rear Loader vehicle (refer to enclosed WMP for further detail on collection arrangements). The basement achieves suitable clearance to allow collection vehicle access.

�

�

�

�

�

�

�

�

�

�

�

�

�

�

�

�

�

���

�

4.� YARRA PLANNING SCHEME POLICIES & CONTROLS

4.1 Planning Policy Framework The Planning Policy Framework (PPF) seeks to develop objectives for planning in Victoria to foster land use and development planning and policy which integrates relevant environmental, social and economic factors.

The sections of the PPF which are relevant to this application include:

•� Clause 11 – Settlement

�� Clause 11.02-1S – Supply of urban land

•� Clause 15 – Built Environment and Heritage

�� Clause 15.01-1S – Urban design

�� Clause 15.01-1R – Urban design – Metropolitan Melbourne

�� Clause 15.01-2S – Building design

�� Clause 15.01-4R – Healthy neighbourhoods – Metropolitan Melbourne

�� Clause 15.01-5S – Neighbourhood character

�� Clause 15.02 – Sustainable Development

•� Clause 17 – Economic Development

�� Clause 17.01-1S – Diversified economy

�� Clause 17.02-1S – Business

•� Clause 18 – Transport

�� Clause 18.02-2R – Principal Public Transport Network

�� Clause 18.02-4S – Car parking

Broadly, these policies seek to achieve the following:

•� To encourage development which meets the communities’ needs for retail, entertainment, office and other commercial services and provides net community benefit in relation to accessibility, efficient infrastructure use and the aggregation and sustainability of commercial facilities.

•� Built form should be designed to integrate positively into the characteristics of the local area whilst ensuring that there are minimal adverse impacts to abutting properties.

•� All new development should respond appropriately to their environment and particular emphasis should be placed on ensuring the built environment is attractive, safe, energy-efficient and provides a sense of place and identity.

•� Ensure development contributes to community and cultural life by improving the quality of living and working environments, facilitating accessibility and providing for inclusiveness.

•� To encourage land use and development that is consistent with the efficient use of energy and the minimisation of greenhouse gas emissions.

�

�

�

���

�

4.2 Local Planning Policy Framework The local policies of the Yarra Planning Scheme which are relevant to this application include:

•� Clause 21.03 - Vision�– recognises that the complex land use mix characteristic of the inner City will provide for a range of activities to meet the needs of the community, and that Yarra will have increased opportunities for employment. The municipality will have a distinctive identity as a low-rise urban form with areas of higher density development.

•� Clause 21.04 - Land Use���identifies that within Yarra, commercial and industrial sectors underpin a sustainable economy and provide employment. It further identifies that Yarra plans to retain and foster a diverse and viable economic base. Applicable strategies include increasing the number and diversity of local employment opportunities and supporting land use change and development that contributes to the adaptation, redevelopment and economic growth of existing activity centres. �

•� Clause 21.05-2 - Urban Design�– identifies that as a municipality, Yarra is generally characterised as a low-rise urban form punctuated by pockets of higher density development. Pockets of taller buildings include the high-rise housing estates, some industrial (or ex-industrial) complexes and the landmark towers, spires and signs.��

•� Clause 21.05-3 - Built Form Character�– recognises that new development within the municipality is to ‘respond to Yarra’s built and cultural character, its distinct residential “neighbourhoods” and individualised shopping strips, which combine to create a strong local identity’. Within ‘non-residential’ areas, it is sought to improve the interface of development with the street by allowing flexibility in built form in areas with a coarse urban grain and requiring new development to integrate with the public street system. �

•� Clause 21.05-4 - Public Environment�– aims to ensure that new development positively adds to Yarra’s overall character and helps create a safe and engaging public environment where pedestrian activity and interaction are encouraged. Applicable strategies including ensuring that buildings have a human scale at street level, requiring new development to consider the opportunity to create public spaces and ensure there is a clear distinction between public and private spaces. �

•� Clause 21.06 - Transport�– identifies that within the City of Yarra, unrestricted car use and parking is neither practical nor achievable. Car parking is to be managed to optimise its use and to encourage sustainable transport options. Public transport usage is encouraged, with new development that generates high numbers of trips to be easily accessible by public transport. �

•� Clause 21.07 - Environmental Sustainability�– identifies that ‘there is a critical need to reduce greenhouse gas emissions and improve air quality, minimise water use, protect important vegetation and waterways, and reduce waste’. New development within the municipality is to address environmental sustainability through sustainable building design and construction.

•� Clause 21.08-1 – Abbotsford�– identifies Abbotsford as a ‘highly varied neighbourhood with a substantial number of industrial and commercial buildings’. The policy identifies office use as being suitable given it does not compromise viability and operation of nearby industrial precincts. The Abbotsford Neighbourhood Map is provided below and identifies the site as being within Precinct 3 (non-residential areas), where improvements to the built environment and street interfaces are encouraged.

•� Clause 22.03 (Landmarks and Tall Structures)�– identifies the importance of landmarks and tall structures to the built form of the City, it is therefore sought to maintain the prominence of Yarra’s valued landmarks and landmark signs. It is understood the proposed development does not impact or impede views to the nominated landmarks identified in this clause.

•� Clause 22.05 (Interface Uses Policy)�– aims to reduce conflict between commercial, industrial and residential activities, and supports appropriate industrial and commercial activity.��

•� Clause 22.10 (Built Form and Design Policy)�– provides guidelines for the assessment of new built form within areas of the municipality that are not affected by a Heritage Overlay. This policy is elaborated on and assessed against in Section 5.2 of this report.

•� Clause 22.16 (Stormwater Management - Water Sensitive Urban Design)�– applies to all applications for new development within the municipality. The policy basis centres around achieving improved stormwater quality outcomes, including reducing stormwater runoff, through incorporating water treatment measures / Water Sensitive Urban Design into the design of new development.

•� Clause 22.17 (Environmentally Sustainable Development)�– supports and builds on the sustainability objectives and strategies expressed in Clause 21.07 relating to sustainable design and development. The

�

���

�

overarching objective of this policy is to ensure development achieves best practice in ESD initiatives from the design stage through to construction and operation. A Sustainability Management Plan, prepared by Frater, elaborates on sustainability initiatives integrated into this development.

4.3 Industrial 3 Zone The subject site is located within the Industrial 3 Zone.

�The relevant purposes of the zone include:

•� To implement the Municipal Planning Strategy and the Planning Policy Framework.

•� To provide for industries and associated uses in specific areas where special consideration of the nature and impacts of industrial uses is required or to avoid inter-industry conflict.

•� To provide a buffer between the Industrial 1 Zone or Industrial 2 Zone and local communities, which allows for industries and associated uses compatible with the nearby community.

•� To allow limited retail opportunities including convenience shops, small scale supermarkets and associated shops in appropriate locations.

•� To ensure that uses do not affect the safety and amenity of adjacent, more sensitive land uses. Pursuant to Clause 34.01-4 (C1Z) and Clause 34.02-4 (C2Z) a permit is required to construct a building or carry out works.

Pursuant to Clause 33.03-1, a permit is required for the use of the land as an office.

Pursuant to Clause 33.03-4, a permit is required to construct a building or construct or carry out works.

�

�

4.4 Particular Provisions Clause 52.06 – Car Parking The purpose of this Clause is to ensure that an appropriate amount of car parking is provided on a site, having regard to the likely demand anticipated, the function of the land, the local context and associated policy of the State Planning Policy Framework and Local Planning Policy Framework.

Further, Clause 52.06 seeks to ensure that car parking does not adversely impact upon the amenity of an area and aims to support sustainable transport alternatives.

This development proposes to provide a total of 68 car parking spaces (including 1 disabled space), plus 1 ride share space and 3 motorcycle spaces. As such, a permit requirement is triggered pursuant to Clause 52.06-3 to reduce the number of car parking spaces associated with the proposed office use.

�

��

�

Importantly, Clause 52.06-5 specifies car parking requirements in relation to the proposed use of the land, noting that Column B applies as the land is identified as being within proximity to the Principal Public Transport Network, hence applying a reduced parking rate.

Further discussion regarding the proposed car parking provision is provided at Section 5.5 of this report, whilst a detailed assessment of the development against the statutory car parking requirements and car parking design standards is provided in the Traffic Report prepared by O’Brien Traffic.

Clause 52.34 – Bicycle Facilities The requirements of Clause 52.34 are applicable to the proposal.

Clause 52.34 seeks to:

•� Encourage cycling as a mode of transport.

•� Provide secure, accessible and convenient bicycle parking spaces and associated shower and change facilities.

This provision of bicycle facilities applies under the following conditions:

•� A new use must not commence, or the floor area of an existing use must not be increased until the required bicycle facilities and associated signage has been provided on the land.

•� Where the floor area occupied by an existing use is increased, the requirement for bicycle facilities only applies to the increased floor area of the use.

Further discussion regarding the proposed bicycle parking provision is provided at Section 5.5 of this report, whilst a detailed assessment of the development against the statutory requirements and design standards is provided in the Traffic Report prepared by O’Brien Traffic.

4.5 General Provisions Clause 65 – Decision Guidelines Clause 65 set out a range of ‘Decision Guidelines’ that the responsible authority must consider prior to deciding on an application.

�

�

�

�

�

�

�

�

�

�

�

�

�

�

�

���

�

5.�PLANNING ASSESSMENT This application presents an exciting opportunity to enhance the site and contribute to the surrounding area through the delivery of a high-quality commercial office building. The key aspects that this development seeks to deliver are summarised below:

•� A development that seeks to contribute to the commercial office and retail offering within the Abbotsford locality, whilst also representing a positive addition to the built form character of the locality.

•� A well resolved built form outcome that has had regard to the opportunities and constraints of the adjoining interfaces, whilst also respecting the future development opportunities of adjacent land.

•� Commercial spaces that will accommodate a range of businesses, providing efficient floor plates and high standard of internal amenity for future occupants, contributing to the economic growth of Abbotsford.

Based on the applicable planning controls and policies, and the site’s urban context, the key planning considerations for this proposal are:

•� Is the proposal consistent with State and Local Planning Policy and Yarra’s Strategic Vision?

•� Does the proposal provide an appropriate built form response and align with the local policy at Clause 22.10?

•� Does the proposal appropriately manage off-site amenity impacts?

•� Does the proposal take into consideration equitable development opportunities for neighbouring sites?

•� Is the on-site car parking and bicycle parking provision satisfactory for the proposal?

•� Is the waste management strategy acceptable?

These points are elaborated upon in the sections below.

5.1 Is the Proposal Consistent with State & Local Planning Policy & Yarra’s Strategic Vision?

The Planning Policy Framework together with Local Planning Policies provide the guidelines to achieving the City of Yarra’s vision.

Planning Policy Framework (PPF)

The proposal is considered to have a high level of consistency with the State Government’s overarching planning policies, as follows:

Clause 11.01-1S – Settlement

This clause seeks to ensure (inter alia) ‘that office-based employment, community facilities and services are concentrated in central locations’.

Accordingly, this proposal supports this clause by way of providing high-quality commercial office space within an existing industrial area that is well supported by public transport and a strong road network. This is considered to strengthen the commercial role and status of Abbotsford as an inner metropolitan suburb.

Clause 15 – Built Environment & Heritage

This clause seeks ‘to create urban environments that are safe, healthy, functional and enjoyable and that contribute to a sense of place and cultural identity’.

The design of the proposed development has been formulated by taking into consideration and responding to the existing built form context. The proposal will contribute positively to the local urban character, with the building designed to ensure it relates to the scale of Marine Parade by way of a lower street wall treatment, with a setback applied to the taller component, generally consistent with recent approvals in the area.

�

��

�

This approach creates a sense of continuity in the emerging built form character within the industrial zoned land within Marine Parade, particularly at a pedestrian level, and realises the intent of planning policy for this area, which provisions for high quality commercial development.

Clause 17 - Economic Development

This clause seeks to ‘encourage development that meets the communities’ needs for retail, entertainment, office and other commercial services’.

The proposal will fully support the key economic policy drivers that planning can play a part in, as evidenced by locating a high-quality office building within a designated commercial corridor and nearby to a broad range of services and infrastructure. It is considered that this proposal will contribute to the economic well-being of the community.

Clause 18 – Transport

The proposal will closely align with the key state planning policies that relate to Transport. The proposal seeks to locate commercial office space nearby to the Principal Public Transport Network (PPTN), being Victoria Park and Collingwood Railway Stations, which provides rail connections to the broader Melbourne metropolitan area. In addition, a range of tram and bus services are also located nearby to the site.

The proposal responds to the government’s strategy for substantial increases in activity in employment areas to be well connected to the Principal Public Transport Network.

The proposal also supports sustainable modes of transport with reduced on-site car parking and surplus bicycle facilities, hence strongly encouraging cycling by providing direct and convenient access to end-of-trip facilities within the building.

Local Planning Policy Framework (LPPF)

Yarra’s Local Planning Policy Framework (LPPF) builds on the key policy directions provided by the PPF. The policies acknowledge that the existing commercial and industrial sectors of the municipality underpin a sustainable economy, provide employment opportunities for a wider catchment and accept that the retention and further development of a diverse and viable economic base is required.

The Yarra LPPF suggests that different areas of the municipality have different capabilities to accommodate additional growth. The key thrust of these policies is to direct taller development to locations proximate to shops and services. It is clear from a review of the MSS and LPPF that Yarra will continue to accommodate additional economic growth in key areas in response to demand and local demographic trends.

Key themes throughout the City of Yarra’s LPPF relate to, amongst other things, maximising employment opportunities, responding appropriately to neighbourhood character and creating sustainable environments.

The proposal complies with the key policies of the LPPF for the following reasons:

•� Clause 21.03 (Vision) and Clause 21.04 (Land Use)�recognise and support land uses and development that contributes “to increase the number and diversity of local employment opportunities”. In providing substantial high-quality commercial office space, it is considered that the proposed development meets the objectives of these clauses.��

•� Clause 21.05-3 (Built Form)�seeks retain and enhance Yarra’s urban form and ensure that Yarra’s non-residential areas improve the interface of new development with the street. This policy is expanded upon in a more specific manner at Clause 22.10 (Built Form & Design Policy), and is responded to in Section 5.2 of this report.���

•� The proposal is located within the Principal Public Transport Network and provides a car parking provision at a rate that will encourage the use of alternative and active modes as encouraged by�Clause 21.06 (Transport).

•� The site benefits from its lack of sensitive immediate abuttals. However, residentially zoned land is located on the northern side of Marine Parade. Therefore, the proposed development has been cognisant of the surrounding sensitive uses and will not have an unreasonable impact by way of any noise, fumes and air emissions, light spillage, waste management and other operational matters that may be attributed to the office use of the new building. This is in accordance with Yarra’s Interface Uses Policy�(Clause 22.05 Interface Uses Policy). �

•� Clause 22.10 (Built Form and Design Policy)�outlines general and specific built form and design guidelines for new development not included in a heritage overlay. The proposed development has responded to the relevant objectives and guidelines of this Clause as appropriate. A detailed discussion of how the proposal responds to this policy can be found throughout Section 5.2 of this report.

�

���

�

•� Stormwater treatment measures and water sensitive urban design policies have been incorporated within the design of the proposed building in accordance with�Clause 22.16 (Stormwater Management – Water Sensitive Urban Design).�Further details regarding the measures implemented are included within the SMP, prepared by Frater.

•� The proposed building has been designed with ESD objectives at the forefront of the design thinking. The building will be energy efficient, minimising energy use and reducing greenhouse gas emissions, as desired within Clauses 21.07�(Environmental Sustainability) and�22.17 (Environmentally Sustainable Development). See Section 3.6 of this report for further details.���

In summary, the proposal represents a high-quality urban design response in a locality that can accommodate robust development without any off-site amenity impacts. The provision of commercial office space will make an important contribution to the economic development and growth of the municipality. Employment growth will be boosted through opportunities created by the construction of such a development, whilst the proposed office use will provide economic longevity through the injection of ongoing employment in the area.

City of Yarra’s Spatial Economic & Employment Strategy

As discussed above, the proposal is well supported by State and local planning policies, and the subject site’s zoning. The use is further supported by the City of Yarra’s Spatial Economic and Employment Strategy (SEES), which was adopted by Council on 4 September 2018. It is noted that the SEES is not included in the Yarra Planning Scheme, but rather, is defined as a local strategy. The SEES will assist Council to understand, and capitalise on, Yarra’s economic strengths and respond to the key trends and economic drivers over the next 10 - 15 years.

The SEES includes 6 directions which will inform new policy in Yarra’s planning scheme, including:

•� Strategy 1: Support employment growth in activity centres;�

•� Strategy 2: Retain and grow Yarra’s major employment precincts (Cremorne / Church St and Gipps St Major Employment Precincts);�

•� Strategy 3:�Identify preferred locations for housing growth to reduce pressures or conversion of employment land for housing;�

•� Strategy 4: Support the expansion of Yarra’s health related employment and services in Yarra’s health precincts;�

•� Strategy 5: Retain other C2 zoned land to support the diversity of business and employment opportunities; and�

•� Strategy 6: Plan for the transition of Yarra’s remaining industrial areas (longer term these areas will need investigating for their future development, land use and economic opportunities).�

The SEES states that there is floor space capacity to accommodate future growth in economic activity and associated employment. Demand for industrial floor space is decreasing in Yarra, yet the demand for commercial and office floor space is increasingly rapidly. Accordingly, the City should be leveraging off sites located within employment zones (i.e. Commercial 2 and Industrial Zones, such as this site) and encourage developments that support employment growth to meet future demands.

The SEES identifies the subject site as being located within an industrial precinct, just south of the Johnston Street Activity Centre. It is stated that while there is no need to reconsider the role of the industrial precincts at this time, it would be prudent for Council to consider how alternative uses for these precincts could be accommodated. It is also considered that the aims of the Johnston Street Activity Centre should be considered when looking at the development potential for the subject given its close proximity.

The SEES notes that it is anticipated that an estimated 134,000 sqm of additional floor spaces will be added to Yarra’s Activity Centres between 2016 and 2031 for commercial, retail and institutional uses (an increase of around 10%). This proposal will assist in meeting this target, by providing an additional 4,303 sqm of (net) office floor space. This will greatly assist with meeting the needs of local residents and workers, meeting projected growth in demand for commercial floor space, providing employment opportunities, and supporting existing employment sectors within Yarra.

Overall, the proposal enjoys strong strategic support and is encouraged by overarching State and local policy relevant to the subject site. The development has the potential to significantly contribute to the economic vitality of Abbotsford and the City of Yarra and will assist in anchoring employment activity within the local metropolitan context. The proposed land use and nature in which it is delivered is considered to be of significant benefit to the community.

�

���

�

5.2 Does the proposal provide an appropriate built form response & align with policy at Clause 22.10? The overarching objectives of this policy include:

•� 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.

In relation to the relevant design elements itemised within this policy, the proposal responds as follows:

Design Element Response

Urban Form & Character

•� The site is not in a location or streetscape that can be defined as ‘fine grain’, therefore, as encouraged by policy, the proposal seeks to create a new urban character. Existing built form character in the immediate locality largely comprises two and three-storey industrial / commercial buildings constructed to side and rear boundaries, with minimal setbacks from the street. Often these buildings have limited opportunity for activation to the street, therefore the southern side of Marine Parade is particularly devoid of activity or interaction between private and public realms.

•� Accordingly, the proposal respects the prevailing scale and form of the southern side of Marine Parade by way of a 3-storey street wall treatment which defines the building from a pedestrian scale, with the levels above the street wall being largely recessed to ensure visual bulk upon the� ����� ������ � �������������������

•� The proposal adopts an attractive and contemporary architectural expression, with the street wall creating a sense of depth in the principal façade, whilst the levels above are recessive and adopt a darker treatment, with some landscaping in the foreground to soften the street wall edge.

•� Despite the fact that adjoining sites may be developed in a similar manner in the future, the side walls of the proposed building adopt a geometric patterned precast concrete finish in lieu of a blank concrete wall, ensuring that the building presents as an attractive and visually interesting form from all oblique angles within Marine Parade.�

Setbacks & Building Heights

•� The adoption of a three storey street wall treatment to Marine Parade will ensure the built form relates to the existing scale of built form within the street, whilst also aligning with future building forms, including the recently approved development at 1E Marine Parade, which also proposes a three storey street wall treatment.

•� The building is eight storeys in height (i.e. ground + seven storeys, inclusive of rooftop terrace level), which is expected to sit comfortably within the commercial built form context along the southern side of Marine Parade and contribute positively to both the existing and emerging built form character of the locality.

•� Provision of generous setbacks above the street wall will mitigate dominant bulk and massing to the streetscape. Setbacks above the street wall are as follows:

o� Level 3:�7m – 8m�

�

���

�

o� Level 4:�5.2m – 8m�

o� Level 5:�5.2m (balcony) – 7m (façade)�

o� Level 6:�5.2m (balcony) – 7m (façade)�

o� Roof Terrace:�11.98m – 15.98m�

The setback of the roof terrace is such that it will not be readily visible from Marine Parade, hence the building presents as seven storeys to Marine Parade.

•� In the absence of set built form guidance (i.e. a DDO or similar) applicable to this site, the proposed overall scale of the building is considered to appropriate for the following reasons:

o� The site is within an established industrial zone which can accommodate such scale without impacting on any nearby sensitive interfaces;

o� The locality lacks a defined built form character, and therefore will rely on such developments to create a high-quality benchmark as to contribute to the emerging character;

o� The building presents as a well-articulated and modulated built form, with the taller component well-recessed to avoid unreasonable bulk to the streetscape; and

o� The building is comparable in scale to the recently approved development at 1E Marine Parade.�

Street & Public Space Quality

•� The provision of a glazed façade treatment at Ground Floor level, comprising an office tenancy and entry airlock, will significantly improve interaction and transparency between private and public realm, also encouraging passive surveillance and in hand, enhancing public safety.

•� As discussed in the sections above, the building has been designed to ensure that it presents to Marine Parade as a well-articulated, visually interesting and high-quality built form that will contribute positively to the emerging character of the streetscape.

•� The grid pattern of the street wall framing is responsive to fenestration patterns seen on nearby warehouse and commercial buildings, albeit a contemporary interpretation. The fact that the entry and tenancy glazing is setback beyond the framing enhance depth in the façade, avoiding a bland 2D presentation to�����street, whilst also providing weather protection and a sense of address for the building.

•� The provision of a void along the western elevation effectively articulates this side wall, whilst also substantially enhancing the amenity of the lift core lobbies at each level by way of providing access to natural light into these transitional spaces.

•� The basement car park is entirely contained beneath natural ground level at the Marine Parade frontage, ensuring it has no impact on the building presentation or accessibility to the street. At the rear of the site, the basement protrudes above natural grade, however this is a non-sensitive interface to an unused laneway and other commercial / industrial properties further south and therefore is inconsequential.�

Environmental Sustainability

•� Please refer to the Sustainable Management Plan, prepared by Frater, for details regarding the sustainability initiatives incorporated into this development.

Site Coverage •� A high degree of site coverage is not uncommon for industrially zoned sites along the southern side of Marine Parade, therefore the proposed site coverage is considered entirely appropriate in this largely commercial context.

On-site Amenity •� The proposed building will provide an attractive, safe and highly functional workspace for future office staff and visitors.

•� The lobby entry provides a well-proportioned transitional space with lift and stair

�

���

�

access provided to all levels.

•� Internal office tenancy spaces are also well-proportioned and provide clean, regular shaped floor plates for future tenants, creating high quality, desirable spaces for businesses to operate from.

•� Building amenities, including conveniently accessible bicycle and end-of-trip facilities will support sustainable modes of transport for staff, whilst the communal rooftop terrace will provide businesses/tenants with the opportunity to utilise the rooftop space on an appointment-only basis to host staff functions etc.

•� The building’s principal façade enjoys a northerly orientation, ensuring tenancies will be afforded a high level of internal amenity.

•� The highly glazed facades treatment will provide opportunities for passive surveillance over Marine Parade, enhancing public safety within the public realm.

•� Provision of a light court along the western interface ensures the lift lobbies at all levels (excluding basements) will have access to natural light, enhancing amenity within these transitional spaces.

Off-site Amenity •� Off-site amenity impacts and equitable development opportunities are discussed at Sections 5.3 and 5.4 of this report.

Landscaping & Fencing

•� Given the industrial nature of the site, it is currently devoid of vegetation.

•� The proposal incorporates a range of opportunities for landscaping, including planters along the street facing terrace edges at Levels 1 – 3 and around the edges of the rooftop terrace, together with a planter box on the Level 3 terrace capable of accommodating the planting of a small tree.

•� For a commercial office development, the above landscaping initiatives are considered to represent an appropriate outcome that will suitable soften the presentation of the built form as perceived from Marine Parade.

Parking, Traffic & Access

•� The proposed provision of on-site car parking is discussed at Section 5.5 of this report and the adequacy of the parking provision for the office use is further elaborated upon in the Traffic Report, prepared by O’Brien Traffic.

•� The subject site is well-serviced by public transport, therefore a reduced parking provision is considered suitable and entirely supported by from a sustainability perspective.

•� The proposal is not expected to create an increase in traffic within Marine Parade beyond the capacity capabilities of this road.

•� The design of the vehicle access to the basement via the ramp is such that enables visibility between vehicle and pedestrians to ensure there is no conflict or safety risk to pedestrians walking along Marine Parade.

•� The on-site parking will be within two levels of secure basement, ensuring vehicle security for office staff.

•� Vehicle movements within the car parking areas will be safe and efficient. The use of stacker systems will mean vehicle movements internally may be slightly slower than a traditional at-grade car park, however such arrangements are quite common within comparable commercial office developments.

•� Only one single width vehicle crossing is provided to the site (existing), which aligns with the intent of this policy to avoid multiple crossings per site. The provision of a signal system will ensure vehicle conflicts within the basement ramp will be suitably mitigated.

•� Please refer to Traffic Report for a detailed assessment on suitability of the car park design, together with swept path diagrams.

•� The basement car park will be appropriately ventilated to ensure a safe

�

���

�

environment for users.

•� Pedestrian access and circulation to and within the development is well-considered, with both lift and stair access provided to all levels, ensuring DDA access is available. At ground level, the provision of shelter over the entry to the main lobby provides both weather protection, as well as a sense of address for the building.

Service Infrastructure

•� Building services are shown on plan as being contained within Basement Level 1, or alternatively, within a dedicated plant area atop the roof of the building, therefore avoiding any need to obscure such building components from view along the streetscape.

•� Such services will not cause any material detriment to residences on the opposite side of Marine Parade.

•� Waste storage will be entirely contained at Basement Level 1, ensuring no untidy presentation to Marine Parade.

�

5.3 Does the proposal appropriately manage off-site amenity impacts? The location of the subject site at the fringe of an established industrial area means that the immediately adjacent properties to the east, west and south are non-sensitive industrially zoned sites. Accordingly, the amenity considerations afforded to these abuttals is significantly minimised.

The residential interface on the opposite (northern) side of Marine Parade is separated from the subject site by the wide road reserve, which provides substantial clearance to ensure the development does not present as an unduly bulky form within the streetscape, as perceived from those dwellings. Furthermore, given the subject site is to the south of these residences, overshadowing from the proposed building will not present as a concern.

Ultimately, the context of the site is such that off-site amenity impacts are negligible.

5.4 Does the proposal take into consideration equitable development opportunities? The adjoining sites either side of the subject site adopt two-storey, hard-edged boundary wall treatments, whilst the rear site boundary abuts a narrow laneway with high solid concrete walls directly opposite, therefore it is considered entirely reasonable for the proposed development to also maximise its footprint by constructing to both the side and rear boundaries.

The proposed zero setbacks from these boundaries will maximise the floor space yield within the subject site, however in turn, will also reciprocate equitable future development rights for the neighbouring sites, which are industrially zoned and will likely either be developed for industrial or commercial uses in the future.

Accordingly, it is considered that equitable development rights are suitably maintained by this proposal.

5.5 Is the proposed car and bicycle parking provision appropriate? Car Parking

The on-site car parking facilities are to be contained within two levels of basement (with associated pits for stackers), comprising a total of 67 car spaces, comprising 66 spaces within car stacker systems, plus 1 at-grade disabled space with associated shared zone. In addition, there is also provision of 1 share car space with electric charging station, which is an important sustainable transport initiative that encourages sharing vehicle use in lieu of private vehicle use.

�

���

�

Considering the above, Table 1 below sets out the proposed uses, car parking rates, requirements and proposed provision:

Land Use Size Rate Car Parking Requirement

Office , m2 3 spaces to each 100sqm of NFA spaces

Total spaces

�

Accordingly, the proposed development results in a statutory car parking requirement of car parking spaces for the specified uses. The proposal does not meet the statutory car parking requirement, however the proposed provision of 67 staff spaces is considered acceptable in this instance, for the following reasons:

•� The site is well-serviced by a range of nearby public transport options, as defined earlier in this report, therefore there is an expectation that many staff will rely upon public transport to access the site, in lieu of private vehicle transport.

•� The provision of surplus bicycle parking and end-of-trip facilities on-site will encourage more sustainable means for staff to access the site.

Bicycle Facilities

Pursuant to Clause 52.34-3 the application generates the following bicycle parking requirements:

Land Use Size Rate Requirement

Office – Employees

m2

1 to each 300sqm of NFA for employees 13 spaces

Office – Visitors 1 to each 1,000sqm of NFA for visitors 4 spaces

Total 17 spaces

�

The proposed development has a statutory requirement to provide a total of 17 bicycle spaces, inclusive of 14 spaces for employees and 4 spaces for visitors. The number of bicycle parking spaces provided exceeds these requirements, with a total of 70 bicycle racks provided at Basement 1, which supports the intentions of this clause to encourage sustainable modes of transport such as cycling.

End of trip facilities (showers and change rooms) are also required pursuant to Table 2 of Clause 52.34-3, as follows:

•� Showers�– If 5 or more employee bicycle spaces are required, 1 shower for the first 5 employee bicycle spaces, plus 1 to each 10 employee bicycle spaces thereafter.

•� Change Rooms -�1 change room or direct access to a communal change room to each shower. The change room may be a combined shower and change room.

The statutory requirement for 17 staff bicycle spaces generates a requirement for provision of two showers and one change room, pursuant to Clause 52.34-5.

The proposed development provides six (6) shower / changing room facilities (inclusive of one disabled change room), thereby exceeding the minimum requirement. It is expected that the proposed end of trip facilities will appropriately service future tenants and users of the building.

5.6 Is the waste management strategy acceptable? The waste management arrangements for this development have been considered during the design phase and has informed certain aspects of the proposal, such as basement entry clearances for collection vehicles.

The designated bin store area is at Basement Level 1, conveniently located near the entry ramp for ease of access. Waste is proposed to be collected by a private contractor directly from the bin store area at Basement 1 once per week, as set out in the enclosed Waste Management Plan.

Please refer to the Waste Management Plan, prepared by Frater, which provides a detailed overview of the waste management strategy for this development.

�

���

�

6.� CONCLUSION This proposal seeks to create and strengthen the envisaged role of this area as an integrated and attractive location for commercial development. As demonstrated in this report, on balance the proposal responds positively to the relevant objectives of the Yarra Planning Scheme, making a welcome contribution to commercial development within Abbotsford. Further to this, the development will positively interact with the street at the pedestrian level and the site’s lack of sensitive interfaces means that off-site amenity impacts are minimised.

In broad terms, this proposal will deliver key economic principles as outlined within the State Government’s ‘Plan Melbourne’ strategy, will contribute provision of high-quality commercial floor space to encourage small and medium business operations and creation of employment opportunities in inner suburban locations.

The proposal warrants favourable consideration based on the following:

•� The site is suitably located within a well-serviced industrial area nearby to Melbourne CBD, ideally situated to accommodate this nature of development.

•� The delivery of a high-quality built form that will sit comfortably within the context of Marine Parade and the broader locality. The design will respond appropriately to its immediate context, offering a well-resolved building form, efficient floor layouts and high-quality façade treatments.

•� The building adopts a suitable street wall height that relates to the prevailing built form character, together with setbacks applied to the upper levels to ensure the form is articulated and appropriately massed to respect the emerging pattern of development in the locality.

•� The proposed building will provide well-proportioned retail and office spaces that can accommodate a range of business types and scales and promote economic development within Yarra.

•� The site has excellent access to the PPTN and is nearby to a range of businesses, food offerings and community services that can complement the proposed commercial office use.

•� The proposed car parking provision is considered to suitably accommodate the demand for this development, particularly given the proximity of the site to key public transport options and the surplus provision of bicycle parking facilities, encouraging occupants and visitors of the building to utilise sustainable modes of transport to access the site.

•� The proposed comprises a high rate of bicycle parking and end of trip facilities appropriate to the site’s location, which encourages sustainable modes of transport for staff and visitors.

•� Design has been framed around minimising off-site impacts by way of overshadowing, wind effects or built form impacts.

In light of the above, it is submitted that this planning permit application has been extremely well resolved, and on this basis, we consider it appropriate that a planning permit should be issued.