page 1 of 40 - city of melbourne · recommendation from management 9. that the future melbourne...

Attachments: 1. Supporting Attachment 2. Locality Plan 3. Proposed Plans 4. Delegate Report

F U T U R E M E L B O U R N E ( P L A N N I N G ) C O M M I T T E E R E P O R T

Agenda item 6.6

MINISTERIAL PLANNING REFERRAL: TPD-2013-18 TOWER D, COLLINS SQUARE, 717-731 COLLINS STREET, DOCKLANDS

10 September 2013

Presenter: Martin Williams, Executive Officer Planning

Purpose and background

1. The purpose of this report is to advise the Committee of a Ministerial Planning Application (reference 2013/006976) for Tower D, Collins Square, 717-731 Collins Street, Docklands. The planning application was referred to the City of Melbourne by the Department of Transport, Planning and Local Infrastructure (DTPLI) on 6 August 2013. Further information was requested by DTPLI on 16 August 2013. A response was provided to DTPLI by the applicant on 26 August 2013.

2. The applicant is Walker Corporation, the owner is the Urban Renewal Authority (Places Victoria) and the architect is Hassell.

3. On 13 August 2013, the Collins Square Development Plan (Amended May 2013) was approved by the Minister for Planning. The Outline Development Plan (ODP) allowed for the height of Building 4D to be increased from 110 metres to 145 metres.

4. The site is located on the north-west corner of Village Street and Brentani Way. The site forms part of the Collins Square Development (refer Attachment 2 – Locality Plan).

5. The application seeks approval for the construction a multi-storey office building and the use of part of the ground level for a shop. A 145 metre high tower is proposed with minimal setbacks and no podium (refer Attachment 3 – Proposed Plans).

6. The site is located in Docklands Zone, Schedule 3 (Batman’s Hill). The site is affected by the Design and Development Overlay Schedule 12 (Noise Attenuation Area), Schedule 51, Area 3 (Batman’s Hill Precinct), the Development Plan Overlay Schedule 4 and Parking Overlay Schedule 7 (Docklands – Batman’s Hill). A discretionary height control of 40 metres with the exception of towers to 60 metres applies to the site.

7. The Minister for Planning is the Responsible Authority for determining applications over 25,000 square metres in gross floor area. The application is exempt from notification and review.

Key issues

8. The key considerations associated with the proposal are:

8.1. Overshadowing of the south bank of the Yarra River.

8.2. Built form and design, specifically setbacks, vertical articulation and height and the design detail of the upper level of the development.

8.3. Wind impacts on the public realm.

8.4. Encouraging legible and active street frontages to Brentani Way.

Recommendation from management

9. That the Future Melbourne Committee resolve that a letter be sent to the DTPLI advising that:

9.1. Council does not support the proposed development and that the significant issues set out in the Delegate Report (refer Attachment 4) should be resolved prior to any permit being issued.

9.2. However, if the Minister see fits to approve the development then the recommended conditions contained within the delegate officers report should be included in any permit to issue.

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Supporting attachment

Legal

1. The Minister for Planning is the responsible authority for determining the application. The application is exempt from the notice requirements of Section 52(1)(a), (b) and (d), the decision requirements of Section 64(1), (2) and (3) and the review rights of Section 82(1) of the Planning and Environment Act 1987.

Finance

2. There are no direct financial issues arising from the recommendations contained in this report.

Conflict of interest

3. No member of Council staff, or other person engaged under a contract, involved in advising on or preparing this report has declared a direct or indirect interest in relation to the matter of the report.

Stakeholder consultation

4. This is a referral from DPTLI with whom the application has been lodged. The application is exempt from the giving of notice and is required to be referred to Places Victoria by DTPLI. The proposal has been subject to discussion at meetings facilitated by Places Victoria and DTPLI.

Relation to Council policy

5. Relevant Council policies are set out in the attached delegate report (refer Attachment 4)

Environmental sustainability

6. The application proposed to achieve a 5 star Green Star and NABERS rating.

Attachment 1Agenda item 6.6

Future Melbourne Committee 10 September 2013

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Attachment 2 Agenda item 6.6

Future Melbourne Committee 10 September 2013

Locality Plan: 717-731 Collins Street, Docklands

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haneis

Text Box

Attachment 3 Agenda item 6.6 Future Melbourne Committee 10 September 2013

TITLE BOUNDARY

TITLE BOUNDARY

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Date[31-July2013]

RevisionA _Town Planning

Drawing A_TP07_050Colour East Elevation

Project Collins Square Tower 4D

Client

EAST ELEVATION

DOUBLE GLAZED TINTED CURTAIN WALL SYSTEM TO LOW RISE TOWERDARK GREY ALUMINIUM CLAD COLUMNS

FT01

FACETED 15% MAXIMUM REFLECTIVITY DICHROIC DOUBLE GLAZED CURTAIN WALL SYSTEM TO HIGH RISEFT02

PERFORATED PATTERNED DARK GREY ALUMINIUM PANELS TO PLANT ZONESFT03

AS FT01 WITH LIGHTER TINTFT04

CLEAR SHOP FRONT GLAZING TO LOBBYFT05

DOUBLE GLAZED DARK GREY TINTED GLAZING SYSTEM TO MATCHEXISTING SYSTEM IN TOWER B ADJACENT

FT06

CLEAR SHOP FRONT GLAZING TO STREET LEVEL RETAIL ZONESFT07

CLEAR SHOP FRONT GLAZING TO LEVEL 3 RETAIL ZONESFT08

NOTE: REFER TO COLOUR ELEVATIONS FOR INDICATIVE FINISHES

FACADE TYPES

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FT03

FT01

FT03

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FT02

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FT03

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Drawing A_TP07_050Colour North Elevation


Client

NORTH ELEVATION


FT01






FT06




FACADE TYPES

FT05

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Drawing A_TP07_050Colour South Elevation


Client

SOUTH ELEVATION


FT01






FT06




FACADE TYPES

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Date[31-July2013]


Drawing A_TP07_050Colour West Elevation


Client

WEST ELEVATION

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UP

UP

KKA_TP04_030

HHA_TP04_010

IIA_TP04_020

Stair 01 Stair 02

RL-0.550

RL - 0.450

RAMP ABOVE

Low RiseLifts Pit

Mid RiseLifts Pit

Goods Lift High RiseLifts Pit

High RiseLifts Pit

GoodsLift Pit

TANK/ PLANTRL-1.800

Electrical Electrical

PENETRATIONABOVE

RL-0.550SHUTTLELIFT LOBBY

RL-0.550

RL-0.550

RL-0.550

CARPARKFAN ROOM

RL-0.550

PLENUM

RECYCLING / WASTE

MAILROOM

CP2

SUBSTATION PITTRENCHES ABOVE SHOWNDASHED; REFERCONSULTANT'S DRAWINGS

RL-0.550BD ROOM

SUBSTATION PITTRENCHES ABOVE SHOWNDASHED; REFERCONSULTANT'S DRAWINGS

TRAFFIC BOLLARD

TRAFFIC BOLLARD

SM SM SM SM SM

SM

SM

SM

SM SM SM SM SM

0 2 4 8m

1:100

HASSELL Limited ABN 007 711 43561 LITTLE COLLINS STREETMELBOURNE VIC 3000 [email protected] +61 3 8102 3000 F +61 3 9654 1422

HASSELL

NOTES

CONSULTANT

PROJECT

CLIENT

1. DO NOT SCALE DRAWINGS. WRITTEN DIMENSIONS GOVERN.

2. ALL DIMENSIONS ARE IN MILLIMETRES UNLESS NOTED OTHERWISE.

3. ALL DIMENSIONS SHALL BE VERIFIED ON SITE BEFORE PROCEEDING

WITH THE WORK. HASSELL SHALL BE NOTIFIED IN WRITING OF ANYDISCREPANCIES.

4. THIS DRAWING MUST BE READ IN CONJUNCTION WITH ALL RELEVANT

CONTRACTS, SPECIFICATIONS AND DRAWINGS.

THIS DRAWING IS AN UNCONTROLLED COPY. UNLESS NOTED OTHERWISE.

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Original Sheet Size A0 -1189 x 841mm

DRAWING TITLE

DRAWNSCALE @ A0 REVIEWED APPROVED

DRAWING NUMBER REV

STATUS

PROJECT NUMBER

CO-ORD

© COPYRIGHT OF THIS DRAWING IS VESTED IN HASSELL.2013 HASSELL.

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Building 4D

Tower 2 Collins SquareDocklands VIC 3008

005126 A_TP02_010

MB DA TH

Level 01 (CP2)

TOWN PLANNING

Walker Corporation

REV DESCRIPTION DATEA Town Planning 26.07.2013

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RETAIL

RESIDENTIAL TOWER

RL + 2.67

RL+2.300

RL + 2.970

RL + 2.680

RL + 2.75

1:4 RAMP TO CP3

Stair 01

Stair 02

Low RiseLifts

Mid RiseLifts

Goods Lift High RiseLifts

High RiseLifts Goods Lift

SUBSTATIONTBC

BIN ROOM

RL+2.300

(POSSIBLE FUTURE RETAIL)

RL + 3.070

CORRIDOR /SUBSTATION

ACCESS

RL + 2.700

RL + 2.990RL + 2.820RL + 2.770RL + 2.800

CARPARK AIRSUPPLY RISER

LIFTLOBBY

ELEC

CAR PARK4 CARS

SHUTTLELIFT LOBBY

HYD.

1:8

RA

MP

COURIERPARKING

SUBSTATIONTBC

1:14 RAMP

LOBBY

RL+3.000

RL+3.000

GASMETERS

RL + 2.800

CAR PARK

DOCK LEVELER

RL + 3.500

MAILROOM

ELEC

SM SM SM SM

DDA

STORE

SHOWER /CHANGE ROOMS

WATER METER ZONE

RL+3.050

SUBSTATION PITTRENCHES; REFERCONSULTANT'SDRAWINGS

SUBSTATION PITTRENCHES ; REFERCONSULTANT'S DRAWINGS

RL+2.300

RL+2.300

RL+2.300RL+2.300RL+2.300

RL+2.300

RL+2.300

RL+2.300

RL+2.300

RL+2.300

RL+2.300

RL+2.300

RL+2.300

KKA_TP04_030

HHA_TP04_010

IIA_TP04_020

TITLE BOUNDARY

TIT

LE B

OU

ND

AR

Y

FOR EXTERNALFINISHESREFERTO LANDSCAPEDRAWINGS

BRENTANI WAY

VIL

LAG

E S

TR

EE

T

STORE

1:14 RAMP

STORE

CO

RR

IDO

R

RL+2.300

RL+2.300BICYCLE STORE

RL+2.300CORRIDOR

BICYCLE STORE

2000

RL+3.000

0 2 4 8m

1:100


HASSELL

NOTES

CONSULTANT

PROJECT

CLIENT








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Building 4D


005126 A_TP02_020

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TOWN PLANNING

Walker Corporation


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UP

CP3

SUBSTATIONSBELOW

RETAIL

RETAILStair 01

Stair 02

RL + 5.85

RL + 5.85

RL+5.850

Low RiseLifts

Mid RiseLifts


High RiseLifts

Goods Lift

1:10 RAMP

1:5 RAMP

1:8 RAMP1:4 RAMP

CONCOURSE

SHOWER / CHANGE

RETAILBELOW

ELECTRICAL

SHUTTLE LIFTLOBBY

RL+5.015

RL+5.015

RL+5.015 RL+5.015

HYD

RETAILRL + 5.85

1:8 RAMPRAMP

LANDINGRL+5.515

MAIL ROOM

RL+5.015

ELECTRICAL

RETAILRL + 5.85

DIESEL GENERATORS

SH

OW

ER

/ C

HA

NG

E

RL+5.850

TOILETSRL+5.015

KKA_TP04_030

HHA_TP04_010

IIA_TP04_020

TITLE BOUNDARY

BRENTANI WAY

VIL

LAG

E S

TR

EE

T

SM

SM

RL+5.015

STORERL+5.015

0 2 4 8m

1:100


HASSELL

NOTES

CONSULTANT

PROJECT

CLIENT








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31/07

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11:17

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UILD

ING_

D_TO

WNP

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.rvt

1 : 100

A

Building 4D


005126 A_TP02_030

AS DA TH

Level 03 Lower Ground

TOWN PLANNING

Walker Corporation


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UP

KKA_TP04_030

HHA_TP04_010

IIA_TP04_020

CP5

RETAILBELOW

Stair 01Stair 02

RL+7.730

RETAILBELOW

RETAILBELOW

Low RiseLifts

Mid RiseLifts


High RiseLifts

Goods LiftRL+7.730

RL+7.730

1:5 RAMP

1:10 RAMP

SHUTTLE LIFT LOBBYRL+7.730 RL+7.730

RL+7.730

HYD

RL+6.800SWITCH ROOM

RL+7.730BD ROOM

RL+7.730STORE / ELEC. ROOM

MAIL ROOMRL+7.730

MAIL ROOM / STORE

VOID TO RAMP LANDINGBELOW

ELECTRICAL ELECTRICAL

RL+7.730

STORE

RL+7.730BD ROOM

GOODS LIFT LOBBYRL+7.730

GOODS LIFT LOBBY

SM

SM

VOID TO DIESELGENERATORS

BELOW

SM

0 2 4 8m

1:100


HASSELL

NOTES

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PROJECT

CLIENT








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005126 A_TP02_040

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Level 04 (CP5)

TOWN PLANNING

Walker Corporation


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CONFERENCE

LOW RISELOBBY

HIGHRISE

LOBBY

MIDRISE

LOBBY

FOYER

LOW & MID RISE RECEPTION

EXTENDED WALLAND NEW BOH CORRIDOR

KKA_TP04_030

HHA_TP04_010

IIA_TP04_020

TITLE BOUNDARY

BRENTANI WAY

VIL

LAG

E S

TR

EE

T

RL+10.450

0 2 4 8m

1:100


HASSELL

NOTES

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PROJECT

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005126 A_TP02_050

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TOWN PLANNING

Walker Corporation


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TOWER CCURRENTLINE OFHIGH RISEABOVE

TOWER B

MALE

FEMALE

VOID OVER

LOBBY

SKY LOBBY

LOW RISE MID RISE

VOID OVER

LOBBY

POTENTIAL LOCATION OFMID RISE SPEEDSTILES

POTENTIAL LOCATION OFLOW RISE SPEEDSTILES

POTENTIAL LOCATION OFLOW RISE SPEEDSTILES

POTENTIAL LOCATION

OF MID RISESPEEDSTILES

KKA_TP04_030

HHA_TP04_010

IIA_TP04_020

TITLE BOUNDARY

RL+16.600

RL+16.600

CONFERENCE

0 2 4 8m

1:100


HASSELL

NOTES

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PROJECT

CLIENT








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zone

r/ahyd.

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r/a

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tenant switch

s.p.

matv

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gas

fuel

toilet ex.

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pipe

work.

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r/a

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tenanttoilet ex.

clean store

k.e.

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1A_D_SK_149

1A_D_SK_121

LINE OFHIGH RISEABOVE

MA

LE

FE

MA

LE

CORE

ATRIUM

KKA_TP04_030

HHA_TP04_010

IIA_TP04_020

TITLE BOUNDARY

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TOWER C

RL+37.050

0 2 4 8m

1:100


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Level 11 Typical Low Rise (Levels 09-16)

TOWN PLANNING

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store

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toilet ex.

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mech

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toilet ex.

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mech

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store

r/a centrezone

store

store

store

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k.e.

toilet ex.

hyd.

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store

hyd.

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maletoilet ex.

north zone

comm

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sec

comm

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mech

pipe

work.

store

r/a centrezone

store

store

store

southzone

tenanttoilet ex

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s.p.retailk.e

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north zone

1A_D_SK_149 ATRIUM

CORE

KKA_TP04_030

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DELEGATED REPORT

MINISTERIAL REFERRAL

Application number: TPD-2013-18

DTPLI Application number: 2013/006976

Applicant / Owner / Architect: Applicant: Walker Corporation

Architect: Hassell

Owner: Urban Renewal Authority.

Address: 17-29 Village Street, Docklands

Proposal: Construction of a multi storey building and the use of the land as a shop not at ground level

Date received by City of Melbourne: 1 August 2013

Responsible officer: Brendan Cousins / Adam Birch

1 SUBJECT SITE AND SURROUNDS Collins Square, Docklands is bounded by Collins Street, Aurora Lane, Wurundjeri Way, McCrae Street and Batmans Hill Drive. It includes the following buildings/sites:

Site 4D is the subject of the current proposal. It is bounded by Village Street to the east and Brentani Way to the south.

Multi storey commercial buildings 4A and 4B are to the north of parcel 4D and front Collins Street. They are approximately 85 and 70 metres in height. These buildings are complete and are now occupied.

The multi storey apartment building known as Village Docklands (4F), bounded by Village Street, Brentani Way, Georgiana and McCrae Street is to the south of parcel 4D. The building includes apartments with north facing windows with a minimal setback from the Brentani Way boundary. A pool and communal recreation area is located on the podium in the north-western corner of the building.

Site 4E which is to the west of Village Docklands (4F) and to the south-west of site 4D. It is currently undeveloped. The approved Outline Development Plan identifies this site as being occupied by a multi-storey building.

North of Buildings 4A and 4B, on the north side of Collins Street is the multi storey ‘AMP’ building.

The Queen’s Warehouse, a historic building occupied by the Fox Classic Car Collection and the low rise Kangan Batman TAFE Centre is to the west of the precinct.

The Goods Shed South, is on the eastern edge of the Collins Square precinct.

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haneis

Text Box

Attachment 4 Agenda item 6.6 Future Melbourne Committee 10 September 2013

South of Wurundjeri Way is the Seamen’s Mission building and a former goods shed, beside the Yarra River. The river itself is approximately 200 m south of Site 4D. Part of the land along the north bank of the river is zoned Public Park and Recreation.

Subject Site and Surrounds

2 PROPOSAL The proposed tower forms part of the Collins Square development, of which Tower A and B have been completed. The plans referred to the City of Melbourne for comment were received on 28 August 2013. The application to the Minister for Planning seeks approval for the construction of a 145 metre tower (as measured from Village Street) comprising 36 levels predominantly used for offices. The tower comprises two elements an 86 metre tower which supports a 10 storey upper level mass with an enlarged floor plate which cantilevers on the northern and western sides of the building.

The proposal comprises 55,743 square metres of office space and 496 square metres of retail space. A total of 111 car parking spaces are proposed.

The building is proposed to have the following approximate setbacks and encroachments from title boundary and interfacing towers:

Direction Title Boundary Tower Separation North 0m to 3.6m

(0.5m encroachment on upper levels)

0m to 7.2m

4 metre overhang on upper levels

South (Brentani Way)

0m 10.7m to 34m

West 0.5m 12m

East (Village Street)

0m N/A

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The proposal comprises the following:

Basement - car parking and building services.

Ground floor - substations and an entry on Village Street; a retail tenancy on the corner of Village Street and Brentani Way; and a bicycle store (with the possibility of retail conversion) to Brentani Way. Internally the ground floor includes car parking, building services and bicycle parking and change room facilities. An awning is proposed to Village Street and Brentani Way.

Lower levels - conference facility, car parking, change rooms, diesel generators and four retail premises which are proposed to be accessible from a roofed laneway which connects to Collin Street.

Levels 9 to 16 - office space

Level 25 - plaza and office

Level 27 to 35 - office space

The external materials and finishes comprise of tinted, clear and dichroic glazing, dark grey aluminium panels.

The building is proposed to have a 5 star Green Star and NABERS rating.

3 BACKGROUND AND HISTORY 3.1 Planning Application History The following applications, listed as considered relevant to the current proposal, have previously been considered for the subject site:

TP number Description of Proposal Decision & Date of Decision

PA-2013-85 Tower D Collins Square

TPD-2007-14/B

Amended Outline Development Plan - Village Docklands Precinct

Completed 26/7/2013

TP-2013-343 Subdivision in stages in accordance with PS638829H Stage 6

Permit 4/6/2013

3.2 Pre-application discussions Two design workshops and a Statutory Planning Meeting were held prior to the lodgement of the planning application. Attendees included various representatives of the developer, the architect, Places Victoria, officers from the Department of Transport, Planning and Local Infrastructure (DTPLI) and Council Officers from Development Planning, Urban Design and Civil Engineering.

4 STATUTORY CONTROLS The following controls apply to the site, with planning permit triggers as described.

State Planning Clause 11.04-4 Central Melbourne

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Policies Clause 13.04-1 Noise Abatement

Clause 13.04-2 Air Quality

Clause 14.02-2 Water Quality

Clause 14.02-3 Water Conservation

Clause 15 Built Environment and Heritage

Clause 17.01-1 Business

Clause 18 Transport

Clause 19.03-3 Storm water

Municipal Strategic Statement

Clause 21.03 Vision and Approach

Clause 21.04-3 Office and Commercial Uses

Clause 21.05 City Structure and Built Form

Clause 21.04-1 Environmentally Sustainable Development

Clause 21.08-2 Docklands

Local Planning Policies

Clause 22.02 Sunlight to Public Spaces

Clause 22.18 Urban Design within the Docklands Zone

Clause 22.19 Energy, Water and Waste Efficiency

Statutory Controls

Docklands Zone

Schedule 3

Batman’s Hill

Use Pursuant to Clause 37.05-1 a permit is required for any use in Section 2 of the schedule to this zone.

A permit is required to use the land for a shop not at ground level.

Building and Works Pursuant to Clause 37.05-4 a permit is required to construct a building or construct and carry out works unless a schedule to this zone specifically states otherwise. Schedule 3 of this zone does not exempt the proposal from requiring a planning permit.

Prohibitions The construction of buildings and works which would cast a shadow across the south bank of the Yarra River between 11.00 am and 2.00 pm on 22 June is prohibited.

Design and Development Overlay

Schedule 12 Noise Attenuation

Pursuant to Clause 43.02-2 a permit is required to construct a

building or construct or carry out works unless a schedule to this

overlay specifies otherwise. Building and works must be

constructed in accordance with any requirements in a schedule to

this overlay.

Under Schedule 12 to this overlay, a permit is not required for buildings and works other than buildings and works associated

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Area

Schedule 51 – Area 3

with new, refurbished or converted developments for noise sensitive uses.

Under Schedule 51 to this overlay, a permit is required to construct a building in Area 3 with a maximum building height greater than 40 metres, with the exception of towers not exceeding 60 metres.

Development

Plan Overlay 4

Batman’s Hill

Precinct

Pursuant to Clause 43.04-1 a permit must not be granted to use or subdivide land, construct a building or construct or carry out works until a development plan has been prepared to the satisfaction of the responsible authority.

This does not apply if a schedule to this overlay specifically states that a permit may be granted before a development plan has been prepared to the satisfaction of the responsible authority.

A permit granted must:

Be generally in accordance with the development plan.

Include any conditions or requirements specified in a schedule

to this overlay.

Schedule 4 to this overlay allows for a permit to be issued prior to

a development plan being prepared to the satisfaction of the

Responsible Authority.

A development plan (known as Collin Square Development Plan)

has be prepared and subsequently amended in May 2013. This

development plan allows for and the construction of a 145 metre

tower which must not overshadow to south bank of the Yarra on

22 June between 11am to 2pm.

Parking Overlay

Schedule 7

A permit is not required for 111 car parking spaces in lieu of a

maximum rate of 841 spaces.

Particular Provisions

Clause 52.06

Car Parking

Refer to Parking Overlay Schedule 7

Clause 52.07

Loading Bay Requirements

A permit is required to reduce or waive the requirements for a loading bay for the retail component of the proposed development. It is proposed to use the existing loading facilities located within Building 4B which is accessible from Village Street.

Clause 52.34

Bicycle Parking

A total of 188 employee and 57 visitor bicycle parking spaces are required. It is proposed to include visitor parking on Village Street. Pursuant to Clause 52.34-2, a permit is required to vary, reduce or

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waive the requirements under this provision.

Clause 52.36, Integrated Public Transport Planning

An application for an office development of 10,000 or more square metres of leasable floor area must be referred to Public Transport Victoria (PTV) for comment.

General Provisions

Clause 61.01 –Administration and enforcement of this scheme

The Minister for Planning is the responsible authority for this planning permit application as the total floor area of the development exceeds 25,000 square metres

Clause 65 – Decision Guidelines

Outlines decision guidelines for matters to be considered by the Responsible Authority prior to the approval of an application or plan

5 INTERNAL REFERRALS The application was referred internally to the following internal work areas:

Engineering Services Group

GIS

Land Survey

Tree Planning

Urban Design

5.1 Engineering Services Group 5.1.1 Civil No objections were raised, subject to standard conditions requiring further consent for drainage and public works.

5.1.2 Car Parking, Bicycle Parking, Loading and Traffic Generation The following comments were made (summarised)

Engineering was supportive of the proposed 111 car parking spaces below the allowable 841 spaces.

Engineering did not support visitor bicycle parking being located opposite the site on Village Street.

Access to the Level 1 car park is unclear on the plans and needs to be clarified by the applicant.

General comments in relation to ramp gradients

General comments in ration to car parking widths

The loading facilities located in the adjoining building at Building 4B is appropriate.

The traffic generated from the proposal is considered not to be unreasonable.

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Issues were raised for the Collins Square Development Plan, no further information has been provided.

5.1.3 Waste Details of waste arrangements have not been provided. A Waste Management Plan is recommended to be required as a condition of permit.

5.2 GIS The proposal was referred to Council’s GIS 3D Analyst. A computer 3D model was imported into the City of Melbourne’s 3D model. It was determined that the proposal results in overshadowing to the south bank of the Yarra River at 11am and 2pm of the Winter Solstice (22 June). The building would require to be reduced in height by approximately 10 metres to ensure no overshadowing. Alternatively, the upper level would need to be set back from the southern boundary of the lot.

5.3 Land Survey The Land Survey team raised no objections and the realignment between the boundaries of Tower B and D have been approved. The building is proposed to be set back 0.4 metres from the southern boundary to allow for a road widening of Brentani Way. However, the building’s columns appear to be constructed to the title boundary. This would not be taken as a road widening, as it does not create a straight alignment.

5.4 Tree Planning The species selection for street trees was supported. Further details of the proposed tree pits were requested. Conditions for the procurement, planting and maintenance of street trees were requested.

5.5 Urban Design Built Form – this tower has an unusual form made up of relatively short ‘middle’ with a large, over-sized “top”. The “top” is not symmetrical over the “middle” and over-sails on two sides. This gives the ‘top’ an ungainly relationship to the building below. We have raised this matter at pre-application meetings.

Brentani Way – We support the proposal to remove car parking access and replace this with a retail area. We note that this space is to be used initially for bike storage with the understanding that it can be fitted out for retail use as demand for such space increases over time. We believe that as a critical mass of people (workers and residents) move to this area, there is a good chance of a two sided retail lane developing in Brentani Way. The applicant must mark on plans the location of future bike storage areas that will be required when bike storage moves from its proposed short term location on Brentani Way.

Brentani Way – We support the proposal for this to be a one way street and support

modifications that now allow for a 2m wide footpath on the north side of Brentani Way.

Brentani Way – We note that the development on site 4D seeks to build on the area

allocated for potential road widening. This results in a step in the alignment of the facades of sites 4C and 4D and effectively an offset in the alignment of Brentani Way halfway along its overall length from Batman’s Hill Drive to Village Street. It will be important for the legibility of wayfinding around this part of Docklands to ensure that there is visibility through the overall length of Brentani Way. We are foreshadowing that when Site 4E is developed to the south of Brentani Way (opposite 4C) the lower levels may need to be set back to allow for sightlines through the length of the street.

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Wind Report – we note that MEL Consulting state that wind conditions at street level

around the site will meet walking criteria. We note that a sheer 148 metre high tower meets Brentani Way with only a very minimal projection (not wide enough to be a canopy) above the footpath. Whilst we are not disputing the consultant’s professional advice we query whether downdraught from this exposed tower will not make conditions in Brentani Way less than satisfactory.

We support the proposed canopy above the footpath on Village Street.

6 ASSESSMENT The key issues in the consideration of this application are:

Built form

Impact to the public realm

Engineering matters (Traffic, Civil and Waste)

An amended Collins Square Overall Development Plan (ODP) was approved by DTPLI on 13 August 2013. The changes to the ODP related primarily to Tower D and specifically the height which was amended from 110 metres to 145 metres. The 145 metre height was approved as it was believed that this was the maximum height of the building (of this design) that could be accommodated by the site which would not overshadow the south bank of the Yarra River. In addition to the changes to the OPD, DTPLI also set out design principles to guide detailed planning permit application. These principles include:

Wind Amelioration That any adverse wind conditions in the areas used by the pedestrians must be minimised and any analysis on trees cannot rely on trees.

Footpath Transitions The footpaths outside Tower 4D are to provide for comfortable and legible transitions to surrounding footpaths.

Activation The majority of ground floor frontage of the Tower 4D on Brentani Wayt must be activated to reduce the amount of blank walls, vehicle crossings and service areas.

Brentani Way The proposed building (Tower D) is contained within the title boundaries to Brentani Way and Village Street and no works may be constructed in Brentani Way.

Footpath Transitions The footpath to Brentani Way should be a minimum of 2.0 metres wide subject to the detailed survey and design of Brentani Way. Any widening of Brentani Way must be transferred and vested in the City of Melbourne at no cost to the City of Melbourne.

Traffic More detailed traffic analysis to be undertaken to ensure that the surrounding street network and in particular Wurundjeri Way can cope with the traffic generated by Tower D.

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A number of issues were raised in the original approval of the ODP (1/11/2007), which were to be addressed during the individual development plans lodged for each lot. These issues addressed matters include building height, the submission of wind tunnel testing assessments, traffic and sunlight access to the south bank of Yarra River.

6.1.1 Built form The proposed development is to be constructed to a height of approximately 145 metres. Despite the height of the tower, a typical podium and tower configuration has not been proposed. Instead the tower has no setbacks from Village Street or Brentani Way for its entire 145 metre height.

6.1.2 Building design Although the proposal is consistent with the ODP with relation to the 145 metre height, the design of the building will vary a number of the established design principles outlined in the ODP the most important of which is the expression of two vertical blocks (celebration of the verticality of tall form) and the use of vertical fins.

The purpose of the use of vertical elements is to emphasise the tall form of the building as required by the ODP.

The proposed tower is broken into two distinct forms with a relatively short middle part of the tower and a large over-sized top. Urban Design have commented that:

The “top” is not symmetrical over the “middle” and over-sails on two sides. This gives the ‘top’ an ungainly relationship to the building below

Previous comments made by CoM in relation to the amended OPD have stated that

At 145m, it will rise well above the heights of any nearby buildings. Design objectives of DDO 51 include ensuring that that new development is compatible with the scale and character of adjoining buildings and the area. Subject to appropriate architectural detail, the proposed building will be compatible with adjoining buildings and the area.

Another of the design objectives of DDO 51 is to provide for a built form scale transition from the CBD towards Victoria Harbour and the Yarra. The proposed height may be inconsistent with this objective, but this will be influenced by the successful resolution of the building’s architectural detail.

The large and overhanging top element does not emphasise the vertical form of the building and makes the building look unbalanced and top heavy. It is recommended that further design work is undertaken in order to address this major shortcoming with the proposal.

6.1.3 Building height Leaving aside issues of overshadowing, there is concern with regards to the impact of a 145 metre high building, with no setbacks to the narrowed Brentani Way.

This issue has been previously discussed at the Senior Officers Discussion meeting (18 July 2013). Concerns were raised in relation to the impact of the sheer wall to the pedestrian environment in Brentani Way, specifically with regards to wind impacts and the lack of building setbacks. It was resolved that this could be addressed by the tower being set back from Brentani Way, above a height of approximately 65 metre in order to provide a more pedestrian friendly scale and reduce wind impacts.

Clause 22.18 Urban Design within the Docklands Zone outlines that:

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Development should not mimic other waterfront locations but draw on Melbourne’s distinct character to create a unique “Melbourne Docklands”. These elements include:

o Street patterns that extend the geometry and vistas of inner Melbourne

o A hierarchy of boulevards, avenues, streets, lanes and arcades

o Planting in public spaces which presents elegance and formality.

Development should provide protection from adverse wind conditions and create safe and comfortable conditions without compromising architectural character, views or sight lines.

Design and Development Overlay Schedule 51 envisages a building height for this area of 40 metres, with the exception that towers should not exceed 60 metres. The proposal seeks to vary the DDO51 by approximately 85 metres, which is consistent with ODP.

DDO51 outlines that the following relevant objectives and decision guidelines:

To ensure that any new development or redevelopment is compatible with the scale and character of adjoining buildings and the area.

The need to ensure appropriate separation of buildings, particularly tower elements, to provide spacing of building bulk and to avoid the creation of a wall effect.

Buildings exceeding 40 metres in height must provide an appropriate built form relationship to the street.

The nature of wind effects caused by any new building, and design measures to address these.

The cumulative impact of development particularly in terms of the number of tower elements proposed and the impact upon the public realm in terms of overshadowing, vistas and built form.

The impact and relationship of any proposed structure on the significance of existing heritage places located within the Precinct.

Although the interface between the development and Village Street and the Goods Shed to the east may meet the above requirements of the Clause 22.18 and DDO51, it is considered that insufficient justification has been provided to demonstrate compliance with the above objectives and decision guidelines to Brentani Way.

There is still concern that the public realm amenity within Brentani Way will be compromised by wind, the narrow canopy and the narrowed road width of Brentani Way. Furthermore, the ground level activation and design detail of the frontage to Brentani Way is not fully resolved. It is considered that without the proper resolution of the above matters, the sheer height of the building to Brentani Way is not an acceptable outcome.

6.1.4 Tower setbacks and separation Tower separation between the adjoining building at Tower 4B (office) is proposed to be between 0 and 7.2 metres. The separation to this building although minimal is appropriate in this context with back of house services such as toilets and corridors located on this elevation (for both buildings).

As previously mentioned, the lack of setback to Village Street and the interface to the Goods Shed is acceptable in this context and consistent with DDO51.

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Concern has already been raised by CoM in relation to the built form of a 145 metre building with no setbacks to Brentani Way. Consideration of this matter is detailed above.

Tower 4E (residential) is located south of the site. Due to the shaping of the Tower 4E, Tower 4D has is setback 10.7 metres from the north facing apartments on the eastern portion of the site and 34 metres to the western part of the tower (4E). These setbacks are acceptable given the location of adjoining habitable windows and will still allow sufficient outlook and access to daylight. The communal area located on the podium of Tower 4E is in full shadow, however this has all was been the case throughout the various configurations of Tower D contemplated by the ODP.

6.1.5 Ground level The reconfigured street level areas to Village Street and Brentani Way are supported in principle however there a number of areas that require additional attention and detail.

Relevant to the public realm, Clause 22.18 Urban Design within the Docklands Zone outlines that:

The facades of buildings should be attractive to passing pedestrians, with blank walls strongly discouraged. Interest should be provided by window and door openings into activities, displays, and by rich architectural detailing. Pedestrian entries should be clearly visible from the public domain.

Safe, comfortable and direct pedestrian routes, which are fully accessible by day and night, should be provided throughout Docklands.

Continuous building edge should be provided where retail and service uses (such as cafes and restaurants) abut the footpath to enable continuous awnings, with arcades and/or colonnades where deeper setbacks occur.

Urban design have indicated that they support the removal of car parking access from Brentani Way and to replace this area with retail use (albeit future retail area).This space is to be used initially for bike storage with the understanding that it can be fitted out for retail use as demand for such space increases overtime. Additional design detail is required in relation to the ground level to Brentani Way as the current layout is poorly resolved. The current configuration of the area including the proposed floor level below street level will make it more difficult for it to be utilised effectively as retail space in the future. It is recommended that the bike store/future retail area is redesign to provide:

At grade access to Brentani Way to allow for multiple tenancies and entries.

A modified internal layout to allow for multiple tenancies.

A larger splay to the western shopfront corner and the western stairs to improve safety.

Further design detail of bike storage area so it presents a more attractive presence to Brentani Way through the use of the materials and design (eg. not just bikes behind glass).

The proposed location of future bike store within the building, when the “possible future retail” space is used for that purpose.

A two metre wide footpath is indicated along Brentani Way. The proposed external building columns will encroach approximately 400mm into the two metre wide footpath which will impede unfettered access. As the columns encroach into the footpath area, the widening will not be taken on by CoM as a road as it is not a straight alignment. It is recommended that the columns are setback in order to

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improve pedestrian amenity and use of the publically accessible space. This is also consistent with the design principles as outlined by DTPLI.

More detail is required in relation to the future use and design of Brentani Way as the proposal is creating an offset alignment halfway along its overall length. Urban Design have commented that it will be important for the legibility of the way finding around this section of Docklands to ensure that there is visibility through the overall length of Brentani Way. Although the realigned Brentani Way is consistent with the ODP approved 13 August 2013, further justification of this area is required to ensure a high quality and mobile public realm.

6.1.6 Materials The proposed use of perforated steel panels at the above ground car parking levels facing Brentani Way and Village Street (levels 3 and 4) are not supported. Ideally these lower levels should contain active areas for office or commercial uses rather than car parking. As such it is recommended that active uses facing Brentani Way and Village Street are provided. The other external materials and finishes proposed are considered appropriate in this context

6.2 Impact to the public realm 6.2.1 Wind Insufficient information has been submitted by the applicant with the original application and in response to the DTPLI’s RFI dated 16 August 2013. Desktop assessments based on 2007 wind testing to a 148 metre high building, a 2011 wind test for a 110 metre building and limited exploratory wind tunnel model measurements at ‘critical locations’ have been undertaken and submitted for consideration. It is noted that Urban Design provided the following comments:

We note that a sheer 148 metre high tower meets Brentani Way with only a very minimal projection (not wide enough to be a canopy) above the footpath. Whilst we are not disputing the consultant’s professional advice we query whether downdraught from this exposed tower will not make conditions in Brentani Way less than satisfactory.

A full wind tunnel of the assessment is required in order to make a reasonable assessment of the proposal as a whole and how it will impact the public realm and in particular on Brentani Way. It is acknowledge that the 2007 wind tunnel testing was conducted on a similar height building however there are a number of changes that which might impact on the wind impacts created. The major changes include:

Different building forms. The 2007 proposal had two tower forms with the higher 148 metre form located along Village Street and the lower 90 metre form in the western part of the site.

A reduction to the canopy to Brentani way from 3.5 metres to approximately 1.065 metre

A reduction to the width of Brentani Way.

A lower podium/tower configuration with a significant above podium setback to the 148 metre section of the building.

The 110 metre high proposal had a 3.5 metre canopy along Village Street and Brentani Way. This report indicated that wind conditions on the corner of Village Street and Brentani Way under the 3.5 metre canopy was just on the criteria for walking conditions. The development proposes a 1.065 metre wide canopy to Brentani Way, with no canopy at the corner of Brentani Way and Village Street. Given the significant modifications to canopy widths, podium setbacks, building

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heights and the reduction in road widths, we are not satisfied that acceptable wind conditions in Brentani Way can be achieved despite comments from Mel Consultants that significant development of the Docklands precinct and buildings to the South (south Wharf Convention Centre, Yarra’s Edge etc.) will help reduce wind conditions present in the 2007. It is also noted that street trees are used for wind amelioration in the Mel Consultants report which is contrary to DTPLI’s design principles.

The amenity of Brentani Way and the future success of the retail spaces facing this area are highly dependent of the wind conditions in this space. To be assured the wind conditions will be acceptable, a full wind tunnel assessment showing dimensioned canopies and testing locations and data must be submitted. A desktop assessment and limited exploratory wind tunnel model measurements with no supporting data is insufficient.

6.2.2 Overshadowing Testing of the 3D model within CoM’s 3D model of the city indicates that the proposal will have overshadowing impacts (during the winter solstices) to the south bank of the Yarra River specifically at 11am and 2 am.

11am at 22 June (CoM 3D model)

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2pm at 22 June (CoM 3D model)

This outcome is prohibited under the Melbourne Scheme pursuant to schedule 3 to Docklands Zone and expressly avoided in the ODP.

Although previously thought to be acceptable, this was based upon the applicant’s overshadowing diagrams and drawings submitted by the applicant during pre-application discussions, which were then put into CoM’s 3D model. Finally and upon request a 3D model has been submitted which more accurately shows that shadowing impacts. CoM’s 3D model of the city is considered to be accurate and takes into account the topography of the land. It has been used in recent VCAT hearings for a similar issue of overshadowing the south bank of the Yarra River (VCAT P2675/2011).

The building must be reduced in height and/or the massing of the building redesigned to completely avoid overshadowing of the south bank.

6.3 Engineering matters (Traffic, Civil and Waste) 6.3.1 Traffic DTPLI outlined the following design principle in relation to traffic:

More detailed traffic analysis to be undertaken to ensure that the surrounding

street network and in particular Wurundjeri Way can cope with the traffic

generated by Tower D.

ESG have also highlighted that the traffic generation is likely to be higher in the morning peak, up to around 80 trips (based on 70-75% of car spaces filling). The level of traffic generation by the development is not considered significant and on its own, should not cause an unreasonable impact on the surrounding road network.

A recent assessment by ESG relating to planning application TPD-2007-14/B for building 4D (Doc#8012244) details further issues concerning traffic generation for

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this entire site (Collins Square) and the impacts to the surrounding road network. No information has been provided with regard to the issues previously raised. Ideally this detail should be provided by the applicant prior to a decision being made on this application.

In the event that a permit is issued, conditions should be included for additional detail of the proposed car parking areas, especially in relation to:

Ramps with proposed grades steeper than 1:5 need to be checked for scraping where there are successive grade changes less than 3m apart (i.e. the top and bottom of all ramps with a proposed 1:4 grade).

Access to the level 2 car park is directly from the Building 4C car park. It is unclear how the car park on level 1 is to be accessed and this should be clarified by the applicant.

ESG considers that spaces complying with the Planning Scheme dimensions should be provided, as the proposed 2.4 metre wide spaces are likely to prove difficult to access/egress particularly for those with larger cars. Engineering Services notes that the use of small car spaces may also cause issues for users, as many small cars are as wide as larger cars, and many two-door ‘small’ cars need increased width to open the car doors wide enough for convenient access/egress.

Where car spaces dimensions are provided in accordance with the AS2890.1, columns should be located 750mm in from the aisle in accordance with Figure 5.2 in AS2890.1.

6.3.2 Waste Two bin rooms have been shown on levels 1 and 2. Details of waste systems, bin numbers, waste streams and collection methods have not been detailed. A Waste Management Plan (WMP) is required. The WMP must comply with Council’s 2012 Waste Guidelines.

6.3.3 Bicycle parking Aside from the issues raised by Urban Design with relation to the location of the future bicycle storage area, ESG raised some concerns with visitor bicycle parking. Visitor bicycle parking is proposed on-street with 20 spaces adjacent to the site on Village Street. According to the Cardno report, the remainder of visitor spaces will be provided on the opposite side of Village Street, although this is not shown on the plans. The proposed installation of bike rails for this development on the opposite side of Village Street is not acceptable. It is recommended that all visitor parking should be provided on-site, which could be achieved via condition of any permit to issues.

6.4 Conclusion The above assessment demonstrates that insufficient justification has been submitted by the applicant to address the number of significant issues with the proposal.

The design response does not adequately address the site context, the Collins Square Development Plan (ODP), applicable planning controls of the Melbourne Planning Scheme and will severely compromise not only the development site and adjoining properties but also the amenity of the public realm in the adjoining streets, specifically Brentani Way and further to the south bank of the Yarra River.

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7 RECOMMENDATION That a letter be sent to DTPLI advising that the City of Melbourne does not support the proposal as it is considered that there a number of significant issues that should be resolved prior to any permit being issued. These significant issues include:

A redesign of the building to avoid overshadowing of the south bank of Yarra River at the winter solstice between 11pm and 2am.

Full wind tunnel testing of development so it can demonstrated that the wind conditions to the immediate public realm, in particular Brentani Way are within a reasonable criteria for pedestrian comfort.

Further investigation into the impact of the proposed development (Tower D) on the ability of the surrounding road network to cope with the additional vehicles exiting onto Wurundjeri Way as highlighted City of Melbourne’s traffic engineers.

Further resolution of the building design, in particular the overhang of the building at the upper levels and the ungainly relationship between the top and bottom parts of the building.

Further resolution and details of Brentani Way including the ground level frontages, footpath widths and

However, if a planning permit is ultimately granted, it is recommended that the following conditions should be included:

Amended plans (CoM) 1. Prior to the commencement of development on the land, the applicant must

submit to the Responsible Authority three copies of plans drawn to scale

generally in accordance with the plans receive by DTPLI dated 26 August 2013

but amended to show:

a. Redesign of the building which may include a reduction of the height or

increased setbacks to ensure that there is no overshadowing of the south

bank of the Yarra River at the winter solstice between 11pm and 2am.

b. Deletion of the overhanging upper level projections and the redesign of

the upper levels of the building to emphasise the vertical form of the

building as outlined by the Collins Square Development plan approved 13

August 2013.

c. Modifications to the development as recommended by the wind tunnel

assessment required by condition 5.

d. Elevation plans at 1:50 detailing the ground level activation to Village

Street and Brentani Way. Additional detail of the ground level must

submitted to provide:

i. At grade access to Brentani Way to allow for multiple tenancies

and entries.

ii. A modified internal layout to allow for multiple tenancies.

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iii. A larger splay to the western shopfront corner and the western

stairs to improve safety.

iv. Further design detail of bike storage area so it presents a more

attractive presence to Brentani Way through the use of the

materials and design (eg. not just bikes behind glass).

v. The proposed location of future bike store within the building,

when the “possible future retail” space is used for that purpose.

e. Dimensions of the canopy to Brentani Way including width, length,

setback from back of kerb and clearance above footpath level to comply

with the City of Melbourne Road Encroachment Guidelines.

f. Car parking levels (3 to 4) must be redesigned to active uses.

g. Additional details in relation to the legibility way finding and safety to

ensure clear sightlines for the length of Brentani Way. Detail may require

ground level features of immediate development sites for Tower 4C and

4E to ensure demonstrate that adequate sightlines can be achieved.

h. An uninterrupted two metre wide footpath to Brentani Way opposite the

southern boundary of the subject site.

These amended plans must be to the satisfaction of the Responsible

Authority in consultation with the City of the Melbourne and when

approved shall be the endorsed plans of this permit.

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

modified without the prior written consent of the Responsible Authority in

consultation with the City of Melbourne.

Materials and finishes 3. A schedule and samples of all external materials, colours and finishes must be

submitted to the satisfaction of the Responsible Authority in consultation with the

City of the Melbourne prior to the commencement of the development. The

schedule must show the materials, colours and finishes of all external walls, roof,

fascias, window frames, glazing types, doors, balustrades, and paving.

4. Glazing materials used on all external walls must be of a type that does not

reflect more than 15% of visible light, when measured at an angle of 90 degrees

to the glass surface, to the satisfaction of the Responsible Authority.

Wind (CoM) 5. Prior to the commencement of the development wind tunnel testing carried out by

a suitably qualified consultant, must be carried out on a model of the approved

building including dimensioned canopies. A report detailing the outcome of the

testing must be submitted to and be to the satisfaction of the Responsible

Authority in consultation with the City of Melbourne. The report must detail the

location of the testing points within the public realm, specifically in Brentani Way

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and Village Street and provide the wind testing data. The report must also

recommend any modifications which must be made to the design of the building

to reduce any adverse wind conditions in areas used by pedestrians, to the

satisfaction of the Responsible Authority in consultation with the City of

Melbourne. The recommendations of the report must be implemented at no cost

to the Responsible Authority and must not include reliance on street trees.

Waste (CoM) 6. Prior to the commencement of development, a Waste Management Plan (WMP)

shall be prepared and submitted to the City of Melbourne - Engineering Services.

The WMP should detail waste storage and collection arrangements and comply

with the City of Melbourne Guidelines for Preparing a Waste Management Plan

2012. Waste storage and collection arrangements must not be altered without

prior consent of the City of Melbourne - Engineering Services.

Traffic (CoM) 7. Prior to the commence of the development, an amended traffic report and plans

must be submitted to the Responsible Authority in consultation with City of

Melbourne Engineering Services addressing the following matters :

a. Further investigation of the impact of the proposed development (Tower

D) on the ability of the surrounding road network to cope with the

additional vehicles exiting onto Wurundjeri Way.

b. Ramps with proposed grades steeper than 1:5 checked for scraping

where there are successive grade changes less than 3 metres apart.

c. Clarification as to how the access to the level 1 car park will be achieved.

d. Car spaces complying with the Planning Scheme dimensions should be

provided, as the proposed 2.4 metre wide spaces are likely to prove

difficult to access/egress particularly for those with larger cars. Where car

spaces dimensions are provided in accordance with the AS2890.1,

columns should be located 750mm in from the aisle in accordance with

Figure 5.2 in AS2890.1.

This report and amended plans must be to the satisfaction of the Responsible

Authority in consultation with the City of the Melbourne – Engineering

Services.

Building (CoM) 8. Prior to the commencement of the development, including demolition or bulk

excavation, a detailed construction and demolition management plan must be

submitted to and be approved by the Responsible Authority. This construction

management plan is to be prepared in accordance with the City of Melbourne -

Construction Management Plan Guidelines and is to consider the following:

a. public safety, amenity and site security;

b. operating hours, noise and vibration controls;

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c. air and dust management;

d. storm water and sediment control;

e. waste and materials reuse; and

f. traffic management

Civil Engineering (CoM) 9. All projections/canopies over the street alignment must be drained to a legal point

of discharge in accordance with plans and specifications first approved by the

City of Melbourne – Engineering Services

10. Prior to the commencement of the development, a stormwater drainage system

incorporating integrated water management design principles must be submitted

to, and approved, by the City of Melbourne - Engineering Services. This system

must be constructed prior to the occupation of the development and provision

made to connect this system to the City of Melbourne's stormwater drainage

system.

11. Prior to the commencement of the occupation of the development, all necessary

vehicle crossings must be constructed and all unnecessary vehicle crossings

must be demolished and the footpath, kerb and channel reconstructed, in

accordance with plans and specifications first approved by the City of Melbourne

r – Engineering Services.

12. The footpaths adjoining the site along Brentani Way and Village Street must be

reconstructed in asphalt with new sawn bluestone kerbs and gutterstones

together with associated works including the installation reconstruction or

relocation of services as necessary at the cost of the developer, in accordance

with plans and specifications first approved by the City of Melbourne –

Engineering Services.

13. Existing street levels in Brentani Way and Village Street must not be altered for

the purpose of constructing new vehicle crossings or pedestrian entrances

without first obtaining approval from the City of Melbourne – Engineering

Services.

14. A new public lighting system including all poles and fitting must be provided in

Brentani Way footpath adjacent the subject site in accordance with plans and

specifications first approved by the City of Melbourne – Engineering Services.

15. Existing public street lighting in Village Street must not be altered without first

obtaining the written approval of the City of Melbourne – Engineering Services.

16. All street furniture such as street litter bins recycling bins, seats and bicycle rails

must be supplied and installed on Brentani Way and Village Street footpaths

outside the proposed building to plans and specifications first approved by the

City of Melbourne – Engineering Services.

Land Survey (CoM)

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17. Prior to the occupation of the development a 0.4 metres widening of Brentani

Way must be vested in Melbourne City Council as a Road on a Plan of

Subdivision limited in height to 5 metres above the footpath surface and limited in

depth to 0.3 metres below the footpath surface excluding any structure/basement

of the building. This area must be free of all obstructions, including columns and

architectural features.

ESD (CoM) 18. The performance outcomes specified in the Environmentally Sustainable Design

(ESD) Statement prepared by AECOM Australia PTY LTD and dated 25 July

2013 for the development must be implemented prior to occupancy at no cost to

the City of Melbourne and be to the satisfaction of the Responsible Authority. Any

change during detailed design, which affects the approach of the endorsed ESD

Statement, must be assessed by an accredited professional. The revised

statement must be endorsed by the Responsible Authority prior to the

commencement of construction.

Time Expiry 19. This permit will expire if one or more of the following circumstances apply:

- The development is not started within two years of the date of this permit;

- The development is not completed within four years of the date of this permit; and/or

- The use is not commenced within four years of the date of this permit.

The Responsible Authority may extend the date upon which this permit expires

only if it receives a request in writing before the permit expires, or within three

months afterwards

NOTES All necessary approvals and permits are to be first obtained from the City of Melbourne and the works performed to the satisfaction of the City of Melbourne – Manager Engineering Services Branch.

The City of Melbourne will not provide on street parking or loading facilities for this development. All loading should therefore be undertaken within the on-site loading dock

The permitted development has not been assessed against the Building Regulations 2006, Part 5, Division 2 – Projections. It is the responsibility of the Relevant Building Surveyor to make such an assessment prior to issuing a Building Permit. Matters that do not meet the requirements of the Regulations require the Report and Consent of the City of Melbourne prior to a Building Permit being issued.

Signature: Date:

Brendan Cousins and Adam Birch

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