1.4 1801 dandenong road & 85 macrina …...council meeting, 31 may 2016 section 1.4 – page 1...

Council Meeting, 31 May 2016 Section 1.4 –

1801 Dandenong Road & 85 Macrina Street, Oakleigh East - Construction Of A Part Two (2), Part

Three (3) Storey Building Containing 18 Apartments Above A Basement Carpark And Alter Access

1.4 1801 DANDENONG ROAD & 85 MACRINA STREET, OAKLEIGH EAST CONSTRUCTION OF A PART TWO (2), PART THREE (3) STOREY BUILDING CONTAINING 18 APARTMENTS ABOVE A BASEMENT CARPARK AND ALTER ACCESS (TPA/44843)

EXECUTIVE SUMMARY:

This application proposes to construct a part three storey, part two storey residential apartment building above a basement car park. The application also proposes to create new vehicle access from the Dandenong Road service road. The application was subject to public notification. Three (3) objections to the proposal have been received. Key issues to be considered relate to; • Building bulk and scale. • Impact on adjacent streetscapes. • Loss of street trees. • Lack of opportunity for meaningful landscaping. Following public notice, the applicant held further discussions with Council’s Statutory Planning Unit which resulted in the plan of development being revised. The revised plans were formally lodged with Council on 15 April 2016. The revisions made improvements to the facade detailing, increased setbacks at both ground and upper levels, and reduced apartment numbers from 19 to 18. No further public notice was warranted as a consequence of these changes. This report assesses the revised proposal against the provisions of the Monash Planning Scheme including the relevant state and local planning policy framework, Clause 55 and issues raised by objectors The reason for presenting this report to Council is the proposed development cost of $4.75 Million. The proposal is considered consistent with the relevant provisions of the Monash Planning Scheme and it is recommended that the application be supported with modifications. RESPONSIBLE DIRECTOR: Peter Panagakos

RESPONSIBLE MANAGER: Angela Hughes

RESPONSIBLE PLANNER: Sue Monagle




WARD: Oakleigh

PROPERTY ADDRESS: 1801 Dandenong Road & 85 Macrina Street, Oakleigh East

PRE-APPLICATION MEETING: No

NUMBER OF OBJECTIONS: Three (3)

ZONING: General Residential Zone 2 (GRZ2)

EXISTING LAND USE: Two separate titles each containing a single storey detached dwelling.

OVERLAY: No overlays affect the site

RELEVANT CLAUSES: State Planning Policy Framework Clause 11 (Settlement) Clause 11.02 (Urban Growth) Clause 11.04 (Metropolitan Melbourne) Clause 15 (Built Environment & Heritage) Clause 16 (Housing) Clause 16.01-2 (Location of Residential Development) Clause 16.01-4 (Housing Diversity)

Local Planning Policy Framework Clause 21 (Municipal Strategic Statement) Clause 21.04 (Residential Development) Clause 22.01 (Residential Development and Character Policy) Clause 22.04 (Storm Water Management Policy) Clause 22.05 (Tree Conservation Policy) Particular Provisions Clause 52.06 (Car Parking) Clause 55 (Two or more dwellings on a lot and residential buildings) Clause 52.29 (creation of an access to a Category 1 Road) General Provisions Clause 65 (Decision Guidelines)

STATUTORY PROCESSING DATE: 14 June 2016

DEVELOPMENT COST: $4.75 million




LOCALITY PLAN

NEIGHBOURHOOD PLAN

SUBJECT SITE




RECOMMENDATION:

That Council resolves to issue a Notice of Decision to Grant a Planning Permit (TPA/44843) for the construction of a part three (3) storey, part two (2) storey building containing 19 dwellings (apartments) above a basement carpark and alteration/creation of access to a road in a Road Zone Category 1 at 1801 Dandenong Road & 85 Macrina Street, Oakleigh East subject to the following grounds:

1. Before the development starts, three copies of amended plans drawn to scale and dimensioned, must be submitted to and approved by the Responsible Authority. The plans must be generally in accordance with the in accordance with the plans prepared by RPC Architects and lodged with Council on 15 April 2016 (57A amendment) being Plan Reference: Job No. 1889, TP01 Issue C to TP15 Issue C (total of 15 plans) , but further modified to show; a) Deletion of apartment 2.04 from the second floor level and the

layout of apartment 2.02 and 2.03 revised to utilise the redundant public hallway leading to 2.04, and increase setbacks to the western (side) boundary and the Macrina Street frontage accordingly.

b) Pedestrian entrance foyer and walkway from Macrina Street (section located between G.05 and G.07) increased in width to a minimum of 2 metres.

c) A detailed elevation of the proposed screen fencing across ground floor terraces G.03 and G.05.

d) Proposed timber fencing extending from G.07 to the rear (northern) boundary setback 400mmm behind the front facade of G.07 and shown as a capped paling fence with exposed posts, painted in a colour to complement the development. The bottom section of the fence crossing the easement is required to be constructed as a pool-type open style fence as required by condition 18 of this permit.

e) A full schedule of materials, external finishes and colours (including samples of colour palette).

f) Reallocation of car spaces within the basement following the deletion of an additional apartment.

g) A passing area measuring 5 metres wide x 7 metres long to be provided at the entrance to the basement ramp.

h) Provision of a corner splay or area at least 50% clear of visual obstructions (or with a height of less than 1.2 metres), which may include adjacent landscaping areas with a height of less than 0.9 metres, extending at least 2.0 metres long x 2.5 metres deep (within the property) both sides of the vehicle crossing to provide a clear view of pedestrians on the footpath of the frontage road.




i) A minimum of three visitor spaces within the basement to be clearly marked as ‘visitor spaces’.

j) The finished floor levels of all units located in 85 Macrina Street should maintain a minimum clearance of 400mm above the finished landscape levels of the ground around the building. FFLs and spot levels are to be provided on plans detailing this.

k) Existing easement encumbrances along the northern boundary of 85 Macrina Street widened to 2.4 metres in width to accord with title information.

2. The development as shown on the endorsed plans must not be altered

without the written consent of the Responsible Authority. 3. Once the development has started it must be continued and completed to

the satisfaction of the Responsible Authority.

4. The removal of 2 street trees and their replacement (location to be determined by Council) from the Dandenong Road frontage nature strip will be carried out by Council at full cost to the permit holder. The permit holder will also be responsible for the full cost of additional street tree planting along the Macrina Street nature strip frontage to the site (the number of trees and location to be determined by Council).

5. No equipment, services, architectural features or structures of any kind,

including telecommunication facilities, other than those shown on the endorsed plans shall be permitted above the roof level of the building unless otherwise agreed to in writing by the Responsible Authority.

Waste Management Plan 6. Prior to the commencement of buildings and works, the owner shall

prepare a Waste Management Plan for the collection and disposal of garbage and recyclables for all uses on the site by private contractor. The Waste Management Plan shall provide for: a) The method of collection of garbage and recyclables for uses; b) Designation of methods of collection by private services; c) Appropriate areas of bin storage on site and areas for bin storage on

collection days; d) Dimensions of waste areas; e) The number of bins to be provided and capacity; f) Details on method and frequency of cleaning and maintenance of

waste areas; g) Details of ventilation; h) A bin washing facility;




i) Hours of waste and recyclables collection; j) Measures to minimise the impact upon local amenity and on the

operation, management and maintenance of car parking areas; k) Litter management.

A copy of this plan must be submitted to and approved by the Responsible Authority. Once approved the Waste Management Plan will be endorsed to form part of the permit.

Construction Management Plan 7. Prior to the commencement of buildings and works, a Construction

Management Plan must be prepared and submitted to the Responsible Authority for approval. The plan must be to the satisfaction of the Responsible Authority. Once approved, the plan must be implemented to the satisfaction of the Responsible Authority. The plan must address the following issues: a) measures to control noise, dust and water runoff; b) prevention of silt or other pollutants from entering into the Council’s

underground drainage system or road network; c) the location of where building materials are to be kept during

construction; d) site security; e) maintenance of safe movements of vehicles to and from the site

during the construction phase; f) on-site parking of vehicles associated with construction of the

development; g) wash down areas for trucks and vehicles associated with construction

activities; h) cleaning and maintaining surrounding road surfaces; i) a requirement that construction works must only be carried out

during the following hours: • Monday to Friday (inclusive) – 7.00am to 6.00pm; • Saturday – 9.00am to 1.00pm; • Saturday – 1.00pm to 5.00pm (Only activities associated with the

erection of buildings. This does not include excavation or the use of heavy machinery.)

Landscaping 8. A landscape plan prepared by a Landscape Architect or a suitably qualified

or experienced landscape designer, drawn to scale and dimensioned must be submitted to and approved by the Responsible Authority prior to the commencement of any works. The plan must show the proposed




landscape treatment of the site including:- • the location of all existing trees and other vegetation to be retained

on site; • planting to soften the appearance of hard surface areas such as

driveways and other paved areas; • a schedule of all proposed trees, shrubs and ground cover, which will

include the size of all plants (at planting and at maturity), their location, botanical names and the location of all areas to be covered by grass, lawn, mulch or other surface material;

• the location and details of all fencing; • the extent of any cut, fill, embankments or retaining walls associated

with the landscape treatment of the site; • details of all proposed hard surface materials including pathways,

patio or decked areas. The landscape plan must include; • A minimum of three additional canopy trees in the front setback to

Dandenong Road. • Screen planting along the western and northern boundaries of the

site. • Provision of canopy tree planting in the front setback to Macrina

Street.

When approved the plan will be endorsed and will then form part of the permit.

9. Before the occupation of the buildings allowed by this permit, landscaping

works as shown on the endorsed plans must be completed to the satisfaction of the Responsible Authority and then maintained to the satisfaction of the Responsible Authority.

Vehicle access and car parking 10. Before the development permitted is completed, areas set aside for parked

vehicles and access lanes as shown on the endorsed plans must be: a) constructed to the satisfaction of the Responsible Authority; b) properly formed to such levels that they can be used in accordance

with the plans; c) surfaced with an all-weather sealcoat to the satisfaction of the

Responsible Authority; d) drained, maintained and not used for any other purpose to the

satisfaction of the Responsible Authority; e) line-marked to indicate each car space and all access lanes to the

satisfaction of the Responsible Authority. f) Parking areas and access lanes must be kept available for these




purposes at all times. g) All on site visitor car spaces are to be clearly marked as ‘visitor

spaces’

11. The proposed crossing is to be constructed in accordance with the City of Monash standards to the satisfaction of the Responsible Authority.

12. The existing redundant crossings in Macrina Street are to be removed and

replaced with kerb and channel. The footpath and nature strip are to be reinstated to the satisfaction of the Responsible Authority.

13. All new crossings are to be no closer than 1.0 metre measured at the kerb

to the edge of any power pole, drainage or service pit, or other services. The proposed vehicle crossing will affect an existing Telstra pit and will be within 1 m of an existing water stop. Approval from Telstra and the water authority are required as part of the vehicle crossing application process.

14. No less than 1 car space must be provided on the land for each one and

two bedroom dwelling. No less than 2 car spaces must be provided on the land for each three bedroom dwelling. Visitor car parking must be provided at a rate of no less than 1 car space to each 5 dwellings. Any future subdivision of the development must provide allocation of car parking on Title in accordance with this requirement including all visitor car parking located within common property.

Engineering 15. Stormwater discharge is to be detained on-site to the predevelopment

level of peak stormwater discharge. Approval of any detention system is required from Council prior to works commencing. Please refer to the notes section of this permit for additional details

16. All on-site stormwater is to be collected from hard surface areas and must

not be allowed to flow uncontrolled into adjoining properties. 17. Before the development starts, a site layout plan drawn to scale and

dimensioned must be approved by the Responsible Authority.

The plans must show a drainage scheme providing for the collection of stormwater within the site and for the conveying of the stormwater to the nominated point of discharge. The nominated point of stormwater connection for the site is to the east of the property where the entire site’s stormwater drainage must be collected and free drained via a pipe to the Council pit in the nature strip of Macrina Street to Council Standards. (A new pit is to be constructed if a pit does not exist or is not a standard Council pit). If the point of discharge

Develo




cannot be located then notify Council’s Engineering Division immediately.

18. The property has been referred to Monash Council as an overland flow path. The requirements to protect the property are as follows: a) The natural ground level along the northern easement is to remain

the same. The finished surface level adjacent to the building is to slope towards this easement and to the road.

b) The fences across the northern easement are to be a ‘pool-type’ fence at the bottom to allow for overland flows.

c) The 1.83 metre wide gap along the northern boundary is to be kept clear of all structures including Unit G.06 & G.07 terraces.

Time Limit 19. This permit will expire in accordance with section 68 of the Planning and

Environment Act 1987, if one of the following circumstances applies: • The development is not started before 2 years from the date of issue. • The development is not completed before 4 years from the date of

issue. In accordance with section 69 of the Planning and Environment Act 1987, the responsible authority may extend the periods referred to if a request is made in writing before the permit expires, or within six months of the permit expiry date, where the development allowed by the permit has not yet started; or within 12 months of the permit expiry date, where the development has lawfully started before the permit expires.

NOTES

1. A drainage contribution will not be accepted in lieu of a detention system. Detention system requirements for above property are as follows:- Minimum storage = 16.91 cubic metres Maximum discharge rate =4.88 litres per second Minimum orifice diameter if using orifice pit = 65mm, otherwise

install a Phillips multi cell or similar to control outflow.

2. Three printed copies of the plans (A3-A1 size) for the drainage works must be submitted to and approved by the Engineering Division prior to the commencement of works. The plans are to show sufficient information to determine that the drainage works will meet all drainage conditions of the permit.

3. An on site detention system for storm events up to the 1% AEP event to be retained on site for the basement carpark. The detention system for the basement is to be separated from the detention system for the property, which is to be at ground level and discharge by gravity.

4. A Licensed Surveyor or Civil Engineer (who is a Registered Building




Practitioner) must certify that the stormwater detention system including all levels, pits, pipes and storage volumes is constructed in accordance with the approved plans. The certifier’s registration number must be included on the certificate.

5. Approval of the proposed crossing, and a permit for installation or modification of any vehicle crossing is required from Council’s Engineering Department.

6. Any new drainage work within the road reserve requires the approval of the Council’s Engineering Division prior to the works commencing. A refundable security deposit of $500.00 is to be paid prior to the drainage works commencing.

7. Engineering permits must be obtained for new or altered vehicle crossings and for new connections to the Council drains and these works are to be inspected by Council (telephone 9518 3555).

8. “Use of easement” approval is required for Unit G.06 & G.07 terrace. Approval should be given subject to: o Both Council & Yarra Valley South East Water approval being

obtained; o The registration of a Section 173 Agreement on Title between the

owners and Council, protecting Council’s future drainage maintenance rights.

o The use of easement agreement being signed by Council. o A construction joint being made along the easement line. o The replacement of the existing 300 mm drain within the easement

by a 450 mm drain from the pit in the footpath to a pit to be installed at the north-east corner of 3/1799 Dandenong Road.

o The payment of a $1,000 refundable security deposit prior to the drainage works commencing.

9. Tree planting should be kept clear of the drainage easement.

10. Building approval must be obtained prior to the commencement of the above approved works.

11. Building Permit approval for this development must take into consideration the location of future subdivision boundaries and their compliance with the Fire Separation Provisions of the Building Code of Australia, including Separating Walls and Openings near Boundaries, as well as the requirements of the Building Regulations.

12. In the event that any parking restrictions are introduced in the surrounding area, occupants of this development will not be granted parking permits.




BACKGROUND:

History No previous planning applications have been submitted for the subject lots. Application Process The application was lodged on the 24 September 2015. Following public notice, the applicant was advised that the plans would not be supported by Officers and a report was prepared for Council. The applicant advised that they wished to revise the plans and a subsequent meeting was held with the applicant and Council’s planning officers, following which, the plans were revised and formally lodged with Council on the 15 April 2016. The amended plans were generally the same as the original proposal, however made improvements to the facade detailing, increased street setbacks and improved opportunities for landscaping on site. The changes did not warrant further public notice as it is not considered that the changes would result in an increase in detriment to any person. The Site and Surrounds The subject site is located at the north west corner of Dandenong Road and Macrina Street in Oakleigh East. The site is made up of two separate titles, commonly known as 1805 Dandenong Road and 85 Macrina Street, Oakleigh East. The title to Lot 1 (1805 Dandenong Road) is affected by covenant 1712072 which states,

‘....no earth, clay, stone, marl, gravel or sand shall be carried away or removed from the said lot hereby transferred except for the purpose of excavations - for the foundations of any buildings to be erected on the said Lot, and further that she or they will not use or permit the said Lot to be used for the manufacture or winning of bricks or pottery ware.”

The current proposal does not contravene the covenant restriction. The subject site is generally rectangular in nature with frontage to Dandenong Road of 19.05 metres, sideage to Macrina Street of 65.25 metres, and a combined site area of 1202.7 square metres. The site is relatively flat and encumbered by a 1.83 metre wide drainage and sewerage easement extending across the rear (northern) boundary. The site is occupied by two single storey detached dwellings which will be demolished to accommodate the new development. Existing vegetation on site is not significant, and is generally characterised by small to medium, exotic species of established trees scattered around the perimeter of the site. Vehicle access to both dwellings is from Macrina Street. Three street trees exist along the Dandenong Road frontage and two exist along the Macrina Street frontage.




The site forms part of an established post war residential neighbourhood dating back to the 1950’s/60’s and characterised by detached brick and weatherboard dwellings and capped with hipped tiled roofs. Housing lots are generous in size, with most around 750 square metres in area. Although a number of original homes still exist in the broader neighbourhood, medium density housing developments are growing in numbers. In the broader context, the site is located approximately 1.5km from Huntingdale Railway Station and has access to a number of bus routes along Dandenong Road (Princes Highway) and nearby Clayton Road and Huntingdale Road. Its location in an established urban area means that it has good access to existing community infrastructure including schools, recreation and medical facilities. Features of adjoining land are as follows: North: A single storey weatherboard dwelling setback 9.203 metres from

Macrina Street adjoins the lot to the north. The dwelling is setback approximately 1 metre from the common boundary to the site. Two habitable windows are located on the southern side of the dwelling facing the common boundary. Planning permit TPA/42979 was issued on 8 April 2015 allowing development of two attached double storey dwellings on the lot.

South: Dandenong Road (Princes Highway) extends along the southern side of the subject site. An established residential neighbourhood, with similar characteristics to the subject site and surrounds exists beyond the expansive road reserve on the southern side of Dandenong Road.

East: Land directly opposite the site on the eastern side of Macrina Street comprises a single storey, three dwelling development, a single storey detached dwelling and a dual occupancy development.

West: Land adjoining to the west of the site comprises a three dwelling development comprising 3 x single storey dwellings, all accessed from Dandenong Road Service Road. The secluded open space of the rear two dwellings abuts the common boundary to the subject site.

An aerial photograph of the subject site and surrounding land can be found attached to this report (Attachment 2).

PROPOSAL:

The proposal is to construct a part three storey, part two storey residential apartment building containing 18 dwellings above a basement car park. The dwelling will comprise 1 x 1 bedroom apartment, 16 x 2 bedroom apartments and 1 x 3 bedroom apartment. Features of the proposal are as follows

• Ground floor level contains seven apartments orientated along the length of the building. Each apartment is provided with an outdoor paved terrace




area accessed directly from the main living areas. Pedestrian access to ground floor level apartments is available from both the Dandenong Road frontage and Macrina Street.

• First and second floor levels share a similar layout to the ground floor level, providing 7 and 4 apartments respectively, each with outdoor balcony areas. Stairwell and lift access is available at the southern end of the building, whilst a second set of stairs provides access to apartments 1.06 and 1.07 at the building’s northern end.

• Car parking for residents and visitors is provided within the basement which will be accessed via a new entry crossover from the Dandenong Road service road. A total of 22 car spaces are provided in the basement, with one space allocated to each 1 and 2 bedroom apartment and 2 car spaces allocated to the three bedroom apartment. Three on site visitor spaces are also proposed within the basement.

• No vehicle access to the site is proposed from Macrina Street. Bicycle parking facilities, storage facilities and water tank retention are also located within the basement level. Waste disposal facilities are located at ground floor level adjacent to the main pedestrian entry from Dandenong Road.

• The proposal adopts a contemporary facade, characterised by varied facade finishes, external shade and architectural screening, framing of elements of the building, and varied roof form. Along Macrina Street, the building facade has been fragmented vertically along its length to reflect the rhythm of dwellings in the street and lessen the impact of building mass. A mix of face brickwork, horizontal timber cladding, and rendering, complemented by vertical architectural feature and external privacy screens add visual interest to the facade.

• The building has a stepped front facade to Dandenong Road, setback a minimum of 9 metres from the front boundary, and with minor encroachments to accommodate the balconies of apartment 1.01 and 2.01 located at upper floor levels. An articulated setback is proposed along Macrina Street with ground floor setbacks ranging between 2.2 metres (sideage to G.01) and 3 metres to G.07. Roofed terraced areas of G.05 and G.03 encroach to 2.1 metres from the Macrina Street boundary. The first floor level of the building shares similar setbacks to Macrina Street as the ground floor level whilst the second floor level (3 storey) is stepped in from the floors below, with the majority of its eastern facade setback between 3.7 and 4.7 metres from Macrina Street. A 4.7 metre rear setback is proposed to ground and first floor levels, with the third level setback 16.6 metres (measured from balcony edge). Along the western facade the building will be setback between 2.5 metres and 3.6 metres at ground and first floor levels with the upper most floor stepped into between 4.3 and 5.3 metres.




• The building rises to a total height of 9.71 metres above ground level (3 storey element) with the double storey element rising to 7.4 metres.

• Proposed site coverage is 56.7%. At least 27.3% of the site will remain pervious

Attachment 1 details plans forming part of the application.

PERMIT TRIGGERS:

Zoning The land is zoned General Residential 2 (GRZ2) under the provisions of the Monash Planning Scheme. Pursuant to the requirements of Clause 32.08-4 a permit is required to construct two or more dwellings on a lot and a development must meet the requirements of Clause 55 (Rescode). Particular Provisions Clause 52.06: Car Parking Prior to a new building being occupied the car parking spaces required under Clause 52.06-5 must be provided on the land. On site car parking provision satisfies the requirements of the planning scheme. Clause 52.29 – Creation of access to Category 1 Road Zone. Clause 55: Two or more dwellings on a lot (Rescode) Attachment 3 details the zoning and overlays applicable to the subject site and surrounding land.

CONSULTATION:

Public Notice The application was advertised in accordance with section 52 of the Planning and Environment Act 1987 by way of notices being sent to the surrounding property owners/occupiers, and signs displayed on both the Dandenong Road and Macrina Street frontages to the site. Three objections have been received to the application. The grounds of objection are as follows; • Scale and height is out of character with neighbourhood. • Increased traffic and parking generation and safety issues • Overdevelopment • Overshadowing • Loss of privacy




• Density proposed is too high. • Impact on drainage infrastructure. These matters have all been considered as part of the following assessment. Attachment 4 details the location of objector properties. Referrals

Traffic Engineers The application was referred to Council’s Traffic Engineers who have no objection to the proposal on traffic grounds. Their comments have been considered in the assessment of the proposal. Drainage Engineers The application was referred to Council’s Drainage Engineers who have no objection to the proposal provided conditions are placed on any permit issued. Horticulture All street trees adjacent to the site are significant and healthy. Three street trees exist along the Dandenong Road frontage to the site, being; • 7 metre Melaleuca sp (no excavation within 2.4 metres would be

permitted) • 6 metre Melia sp. (No excavation within 2.8 metres would be permitted) • 7 metre Melia sp (No excavation within 2.8 metres would be permitted) Two street trees exist along the Macrina Street frontage being; • 8 metre Melaleuca styphelioides • 10 metre Szygium smithii at 85 Macrina Street The proposal will require the removal of the Melaleuca and the 6 metre high Melia from the Dandenong Road frontage nature strip. Council’s Horticulture Department has advised that they would prefer that the trees be retained. VicRoads The application was referred to VicRoads because new crossover access is proposed to the Dandenong Road Service Road which is a Category 1 Road Zone. VicRoads does not object to the application and have required no conditions.

DISCUSSION:

Consistency with State and Local Planning Policies The raft of State Planning Policy relevant to the current proposal all promote the: • provision of a diversity of housing types that meets community needs

(Clause 16.01-4);




• encouragement of housing types at higher densities in and around activity centres (Clause 11.01-2);

• location of new housing in or close to activity centres, employment corridors and areas that offer good access to services and transport (Clause 16.01-2 and clause 11.04-2);

• provision of housing that recognises and protects neighbourhood character and achieves architectural and urban design outcomes that contribute positively to local urban character (Clause 15).

The Local Planning Policy Framework seeks to expand on these broader state objectives and in doing so, identifies the ‘Garden City Character’ as a core value held by the community and Council. Garden City Character policy objectives are significant and important considerations in all land use and development decisions throughout the municipality. Clause 21.04 (Residential Development Policy) seeks to balance residential development within the city by providing a variety of housing styles whilst remaining sympathetic to existing neighbourhood character. Clause 22.01 (Residential Development and Character Policy) In accordance with Clause 22.01 of the Monash Planning Scheme, the subject site is located within the Residential Character Type ‘B’ area under the Monash Urban Character Study. Elements that contribute to this character include;

• Flat topography.

• Grid subdivision pattern.

• Consistent building setback.

• Common functional architectural style, variety in materials and finish.

• Multiple housing developments closer to commercial centres and collector roads.

• Well planted front gardens.

• Low fences and walls.

• Varied mature street trees.

• Nature strips generally 2.0 -2.5 metres wide.

• 7.5 metre wide street.

• Overhead services. The relevant Desired Future Character Statement for the Character Area ‘B’ seeks; (summarised)

• Multi unit developments that are appropriate in scale and form to existing dwellings.

• General consistency in building setbacks.




• New dwellings will address the street and complement the scale and form of adjacent buildings.

• Sympathetically designed buildings will be encouraged.

• Low front fencing allowing shrubs and other plants in the front garden to soften the edge between development and street.

• Soft quality of street maintained by ensuring that there is only one single crossover per lot.

The following provides an assessment of the development against the different character elements of the neighbourhood. Council’s Tree Conservation Policy (Clause 22.05) also contains objectives designed to maintain, enhance and extend the Garden City Character throughout the municipality. Monash Housing Strategy The Monash Housing Strategy 2014 (adopted by Council in October 2014) identifies Dandenong Road (Princes Highway) as one of Monash’s main boulevards (the other being Springvale Road). The objective for boulevards is;

‘To provide for housing change and diversification along boulevards and along main roads.’

The future character of the boulevards is envisaged as; • Providing opportunity for higher density built form that is proportionate to

the scale of the road infrastructure and surrounding built form context. • Higher density apartment development should enhance the boulevard

quality of these corridors, strengthen linear landscape connections and provide a transition and buffer to adjoining residential areas.

• Improved building design is encouraged. • Interfaces with adjoining low rise residential areas will need to be carefully

designed in order to respect adjoining character and amenity. Strategic Justification Broadly speaking, the concept of developing the site for medium density housing in the form of an apartment style development enjoys strategic support at the State Planning Policy level and is also consistent with the local vision as outlined in the Monash Housing Strategy. The site is located in an established neighbourhood with good access to public transport and urban infrastructure, whilst being located on one of Monash’s main boulevards where apartment style development is envisaged. The main issues for consideration with this proposal centres around whether the form and scale of development proposed is appropriate to its neighbourhood context and respectful of the amenity of adjacent residential neighbours.




The following discussion will now focus on the more detailed design aspects of the proposal, providing a detailed assessment of the proposal in terms of its scale, bulk, on site amenity and offsite impacts. ASSESSMENT Neighbourhood character and built form Streetscape, street setbacks, side and rear interface presentation and scale of building The subject site forms part of a low scale residential neighbourhood, and the test for the current proposal is whether its three storey scale will sit comfortably within the broader context and respect the prevailing low scale, single storey nature of its immediate residential neighbourhood. Of equal importance is whether the current proposal is respectful of the amenity of abutting residential neighbours in terms of its visual bulk and mass, and whether it effectively mitigates issues of overlooking and overshadowing. Dandenong Road frontage From the broader Dandenong Road perspective, it is considered that the three storey scale of the building would not dominate the expansive nature of the road reserve which is characterised by three lanes of traffic and a service road (in each direction). The building will be setback a minimum of 9 metres from the Dandenong Road frontage, respecting the larger 10 metre setback of the neighbouring dwelling to the west (known as 1/1799 Dandenong Road). The proposed 9 metre setback is consistent with standard ResCode requirement for this particular site and in excess of the minimum 7.6 metre setback required by the schedule to the GRZ2 zone. In this instance, it is considered important to go beyond the minimum front setback requirement of the schedule in order to protect the open, garden feel of front setbacks along this section of Dandenong Road, as well as ensuring that the abutting front setback is not overwhelmed by the larger scale of building proposed. The proposed 9 metre setback is considered sympathetic in this regard. The Dandenong Road facade of the building is articulated in both its setback and facade finishes/detailing. The front setback to the building is stepped across the front facade from east to west providing a sympathetic response to the angled alignment of the Dandenong Road frontage and the neighbouring front yard. A contemporary, symmetrical facade is proposed, fragmented by contrasting facade finishes and vertical architectural elements of face brick work and timber privacy screens. Balconies at first and second floor level punch into the building facade, providing added articulation and visual interest. The cantilevered first and second floors creates the illusion that this element floats above the ground floor level and central driveway. Overall, a sophisticated building facade will result.




Macrina Street Interface In terms of its presentation to Macrina Street, the building facade has been designed to create a ‘townhouse rhythm’ by varying the facade treatment in a rhythmic manner. This creates the illusion of a double storey residential podium along most of the length of the building, with the more prominent southern end of the building (Dandenong Road end) adopting a more holistic facade treatment. The third level of the building proposes a stepped setback to Macrina Street ranging between 2 metres to 3.7 metres to 4.7 metres. For the most part, the third level is stepped in from the ground and first floor levels and will adopt a simple and unassuming style of architecture in contrast to the floors below. A simple flat roof design with eaves complements the overall design and provides a sympathetic response to the more traditional housing styles evident along Macrina Street. The transition of three levels at Dandenong Road to two levels at the rear of the site adjoining 83 Macrina Street is considered design responsive in this more low scale residential setting. Western (side) facade Good ground floor setbacks to the western (side) boundary provide good opportunity for screen planting to be accommodated along the boundary to soften the interface between the new development and the adjoining medium density housing development to the west. Bored pier construction is proposed for the basement creating a 1.5 to 2.0 metre setback of deep soil for tree planting. The building facade is articulated in its setback and, like the Macrina Street facade, adopts a similar ‘townhouse rhythm’, effectively fragmenting the building both horizontally and vertically. The length of the upper most level containing apartments 2.01-2.04 is considered excessive and this particular aspect of the proposal is discussed in more detail below. From the western perspective, it is considered that the overall length of the third level will result in unreasonable visual bulk and mass which will impact on both the amenity of the rear courtyard of 2/1799 Dandenong Road as well as the Macrina Street interface. The northern facade (rear interface) of the development is double storey in scale and, as a result of easement restrictions, will be setback from the title boundary, 3 metres (to upper floor balconies) and a minimum of 4.7 metres to the facade. This is considered acceptable given this is effectively a side setback to the adjoining lot at 83 Macrina Street to the north which has a current planning permit allowing the construction of double storey, side by side dual occupancy development. The third level balcony of apartment 2.04 is setback approximately 16 metres to the north boundary and its rear (northern) facade is setback at 19.8 metres.




Building Scale and Mass The proposal to develop a three storey building on the site is considered appropriate, however it is considered that the lengthy third level proposed creates unreasonable bulk and mass, which extends deep into Macrina Street. Under the current proposal, the third level extends for approximately 35 metres along the length of the building, and will be setback between 2 and 4.7 metres from the street boundary. This is considered excessive given the low scale nature of dwellings along Macrina Street in the immediate vicinity of the site. It is recommended that the third level be reduced in length by deleting apartment 2.04. This will erase unwarranted mass from the building and is considered sympathetic to both the low scale nature of Macrina Street, as well as improve outlook from adjoining residential properties to the west.

Loss of street trees In order to accommodate the new crossover to the Dandenong Road frontage, two existing street trees are proposed to be removed from the nature strip. These trees include a 7 metre tall ‘Melaleuca ericifolia’ (Paper Bark) and a 7 metre ‘Melia’. An existing 6 metre high ‘Melia’ located at the western end of the nature strip will not be affected by the new crossover. No trees along Macrina Street will be affected by the proposal. An Arborist report has been lodged by the applicant in support of the application and identifies the ‘Melaleuca ericifolia’ as being in ‘fair’ health and of ‘fair’ structure (life expectancy 20 years with medium retention value), the Melia Cedar (eastern end of nature strip) as being in ‘fair to poor health’ (Life expectancy 5-10 years with ‘low’ retention value). Council’s Horticulture Department has inspected the trees and have advised that, in their opinion, the trees are in good condition and would prefer that they are retained. The request to remove street trees to accommodate new developments is always a difficult issue to resolve. In this particular instance the nature strip contains three established street trees and the current proposal will require the removal of two. The Dandenong Road road reserve at this location is expansive with wide landscaped median strips separating the service road from the main carriageway. This creates a layering of landscaping across the road reserve and mitigates the main road location to some degree. It is considered that the removal of two street trees from the Dandenong Road nature strip is acceptable in this instance for the following reasons.

• A good level of existing landscaping exists in the public realm in immediate vicinity of the site and the removal of the two street trees will not be obvious. The proposal also allow for one of the three trees to be retained.




• In order to replace and mitigate the loss of the two trees, a condition of permit will require that a minimum of four canopy trees be planted in the front setback to Dandenong Road. These trees must be at least 3 metres in height when planted. This will contribute to the streetscape and development as well as allowing the development to settle in comfortably with the streetscape and corner location.

• Discussions have also been held with the applicant regarding increasing nature strip planting (canopy trees at full cost to applicant) along the Macrina Street frontage to the site which at present contains two street trees. This would create a soft, green layer along the eastern facade of the proposed development, as well as improving the entrance to Macrina Street by creating a ‘treedlined avenue feel’ which is something highly valued in residential neighbourhoods.

The implementation of the replacement tree planting as suggested above, and in full consultation with Council Horticulture Department, is considered a good solution in this instance, balancing the expected residential outcomes for this site (as envisaged by The Monash Housing Strategy 2014 and broader state planning policy objectives for urban consolidation) whilst ensuring that existing neighbourhood character is respected. With the above recommendations, the development and level of street tree planting envisaged, will make a positive contribution to the neighbourhood. Car parking, Traffic and Access The proposal provides for the requisite number of resident and visitor car parking spaces pursuant to Clause 52.06 as detailed in the following table: No. of dwellings Clause 52.06

requirement Car spaces required

Car spaces provided

1 bedroom dwellings

1 1 spaces per dwelling 1 1

2 bedroom dwellings

16 1 space per dwelling 16 16

3 bedroom dwellings

1 2 spaces per dwelling 2 2

Visitor parking 18 1 space per 5 dwellings 3 3

Total required 22

Total provided 22

All resident and visitor car parking will be accommodated in the basement at grade. No mechanical car parking stackers are proposed. Bicycle facilities, storage cages and water tanks are all located at basement level. Lift and stair




access is available to basement level from each level of the building, however it is noted that the apartments within the two storey section of the building do not have access to the basement at the northern end of the building and will be required to use the stairs and lift at the southern entrance to the building. Council’s traffic engineers have assessed the proposed car parking and access arrangements and have provided the following advice (among other things).

• A passing area of at least 5 meters wide and 7 metres long is to be provided at the entrance of the property.

• The proposed crossover will require the removal of a street tree.

• Three visitor spaces to be clearly marked.

• Bicycle facilities shall follow the design and signage requirements of clause 52.34 of the Monash Planning Scheme.

• Vehicle turning movements are satisfactory and all vehicles can exit in a forward direction.

It is also noted that if apartment 2.04 (3 bedrooms) is deleted from the proposal, its two car space allocation would be available to be reallocated as resident or visitor car parking.

Amenity Impacts Overlooking The western and northern boundaries are the most sensitive in terms of overlooking. The west facing windows and balconies of the proposed development look towards secluded courtyards and habitable room windows of the adjoining medium density housing development at 1799 Dandenong Road. North facing windows/balconies look towards the side facade of the adjoining residential dwelling to the north. In order to mitigate direct views across the western boundary all upper floor west facing windows will be fitted with fixed obscure glass to a height of 1.7 metres above floor level, or treated with external privacy screens to prevent downward views. West facing balcony edges will be screened to a height of 1.7 metres above floor level. Across the north elevation, upper floor balconies will each be screened with obscure glass to a height of 1.7 metres above balcony floor level. The northern facade of the upper most level is proposed to be setback 19.8 metres from the rear boundary and no unreasonable overlooking will occur. Having said this, it is recommended that apartment 2.04 be deleted from the development for the reasons discussed earlier in the report. This will effectively increase the rear setback to the second floor level (3 storey) to 27.8 metres. No issues with overlooking will arise. Overshadowing




The project architect has prepared the required shadow plans for 9 am, 12 midday and 3 pm. A small amount of additional shadowing of adjoining secluded open spaces will occur during the morning hours, however it is fairly insignificant and the lots will be free of shadow cast by the proposed development by late morning. Afternoon shadows will fall across the Macrina Street road reserve. The level of additional shadow cast by the proposed development is considered reasonable and satisfies relevant clause 55 standards and objectives in this regard. Private Open Space Ground floor apartments within the development are provided with generous outdoor courtyard areas of between 31 square metres and 69 square metres, or in the case of apartments G.01, G.03 and G.05 (facing adjacent streets), elevated terraces of between 10 and 12 square metres. Upper floor apartments are provided with balcony areas (minimum size to 8 square metres). Ground floor courtyard areas provide functional outdoor terrace areas directly accessed from main living areas of apartments. Although not strictly compliant with GRZ2 schedule requirements for the provision of private open space, (i.e. total of 75 square metres including an area of 35 square metres having a minimum dimension of 5 metres required) it is a reasonable assumption that purchasers of apartments deliberately seek to avoid the maintenance requirements associated with outdoor garden areas and reduced private open space provision for ground floor apartments is considered appropriate in that regard. The layout of the development provides good setbacks to boundaries, which in turn supports the planting of meaningful landscaping around the perimeter of the site. In this regard, the proposal is considered sympathetic to the garden character of the neighbourhood and consistent with Council’s desire to protect the open garden feel around buildings so valued by Monash residents. In terms of the provision of secluded private open space to each dwelling, the current proposal is considered to satisfy the objectives of clause 55.05-4 of the planning scheme (Private open space objective). Landscaping Bored piers will be used in the construction of the basement to maximise deep soil planting around the site. The basement level will be setback 2 metres from both the Macrina Street frontage and the western (side) title boundary (bored piers setback a minimum of 1.5 metres), with a 4.15 metre setback to the rear boundary proposed. These setbacks are considered adequate and will allow for good sized trees to be accommodated around the perimeter of the site.




A condition of permit will require that a landscape plan be prepared for the site, which includes a good level of screen planting around the perimeter of the lot and that canopy tree planting be included at the rear, front and Macrina Street setback to the building. With the inclusion of targeted planning permit conditions, it is considered that a good level of landscaping which respects the landscape character of the neighbourhood will be achieved and will make a positive contribution to the neighbourhood. Site Coverage and Permeability The application proposes site coverage of 683 square metres representing 56.7% of the total site area. At least 27% of the site will remain impervious surface. GRZ2 schedule requirements and ResCode objectives are satisfied in this regard. On site amenity for residents The apartments are considered reasonable in overall size (average size of 2 bedroom apartments is 70.75 square metres) and each apartment is provided with a reasonable sized balcony area accessed from the main living area and in compliance with GRZ2 schedule requirements. Direct lift and stair access is available from the basement car park to each level. In terms of its shared public spaces, it is noted that the entry foyer from Macrina Street is not prominent, and it is recommended that a condition of permit require it be widened and treated in a manner to ensure it is easily identifiable achieves a better sense of entry.

CONCLUSION:

In conclusion, it is considered that the site is appropriate for consideration of medium density, apartment style living, being located in an established residential neighbourhood and on one of Monash’s main boulevards where Council’s Housing Strategy encourages higher density living, providing that it continues to respect the low scale character of the surrounding area and amenity of adjoining residential developments. The current proposal to develop the site for a part three storey/part two storey residential apartment building is considered worthy of Council approval. The building is well articulated and provides good opportunity for landscaping of Street setbacks and across side and rear boundaries. Apartments are provided with good internal amenity and on site car parking satisfies planning scheme requirements. The amenity of abutting residential neighbours is respected with no unreasonable overlooking, overshadowing or issues of unreasonable visual bulk arising.




The application shows a high degree of compliance with clause 55 standards and objectives and is considered consistent with the broader vision of the state and local planning policy objectives. The application should be supported.




LIST OF ATTACHMENTS: Attachment 1 – Proposed Development Plans. Attachment 2 – Aerial Photograph (October 2014). Attachment 3 – Zoning and Overlays Map. Attachment 4 – Objector Properties Location Map.

1.4 1801 dandenong road & 85 macrina …...council meeting, 31 may 2016 section 1.4 – page 1...

Documents