part 2 - design and development requirements€¦ · any future development proposals will be...
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PART 2 - DeSIGN AND DeveLoPmeNT ReqUIRemeNTS
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PURPoSe HoW To USe THIS SeCTIoN
The following design and development requirements describe and articulate the vision, objectives and principles (refer Part 1) for the St Kilda Triangle site. They also ensure community issues and expectations are respected in any future proposal for the St Kilda Triangle site.
The purpose of the design and development requirements are to ensure:• anyfutureproposalfortheStKildaTrianglesite
reflectsthevision,principlesandobjectivesforthe site
• anyfutureproposalreflectsCouncil’sdesignphilosophy
• anyfutureworksontheStKildaTrianglesiteandin the surrounding study area (refer Figure 4) are consistent and contribute to a sense of place
• thephysicalarrangementofbuildings,structures,public places and green space positively respond and relate to each other
• thecharacterandheritageoftheStKildaTrianglesite is balanced with the desire for a strong iconic identity for the site
• thebuiltformandlandscapedesignoutcomesare high quality, both in terms of appearance, contribution to sustainability objectives, and ease of maintenance.
The following design and development requirements have been grouped as:I. Built form and landscape (pages 62 - 93)II. Access and movement (pages 96 - 99)III. Land use and activity (pages 100 - 103) Any future development proposals will be assessed againsttheidentifieddesignanddevelopmentrequirements in this section of St Kilda Triangle 2012. These requirements must be addressed in any future potential development proposal, whether the proposalispreparedbyCouncilortheprivatemarket.
Thespecificdetailsofthedesignanddevelopmentrequirements will be given statutory weight by being incorporated into new planning controls through a Planning Scheme Amendment (refer Part 3 Implementation).
Robe Street
Marine Parade
ST KILDA TRIANGLE
SITE
The Esplanade and Lower Esplanade
Luna Park
Pala
is
St Kilda Beach
O’DonnellGardensJacka Blvd
Cave
ll St
reet
Shakespeare Grove
FIGURE 4 - ST KILDA TRIANGLE SITE AND SURROUNDING STUDY AREA
Phot
o: C
ity o
f Por
t Ph
illip
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St Kilda Triangle is a unique site in Australia. It is where melbourne and St Kilda meet theseainallitsurban,quirkyandengagingform.
St Kilda has always been a place for going out, gathering, promenading and having fun. Partlya19thcenturyseasideresort,partlytheresultofurbanintensificationaftertwo World Wars and successive waves of migration, St Kilda is more than a beach or swimming destination.
St Kilda Triangle is a contemporary expression of this recreational experience. It embodies the seaside, the imagined landscape, the many waves of migration and the rich artistic and live music history of the area. St Kilda Triangle is a chance to imagine whatagreenpublicspacebytheseacanlooklike,bothforStKildaandforgreatermelbourne.
Any new development at St Kilda Triangle provides an opportunity to transition from theurbangridtothebeach.Itbecomesaplacetoarrive,pause,gather,reflectandpromenade, and facilitates an easier path to the beach. In doing so, it reinterprets the Europeanpark-likelandscapeheritageofCarloCataniforthe21stcentury.Insteadof pavilions in the landscape, St Kilda Triangle uses a mix of buildings, structures and greenopenspacetoformacombinedlandscapethatcreatesanewkindofpublicplace.
St Kilda Triangle forms new sheltered spaces and public vantages of the sea and the esplanade by manipulating the ground plan. Here, the altered landscape and its quality is of primary importance.
St Kilda Triangle is a public space that responds to its seaside location, and to the Palais Theatre, The esplanade and Luna Park.Itisnotsomehow‘empty’untiloccupiedbythepublic,norisitdefinedbyitsactivityanduses.Ithasarecognisable,playful quality that is intrinsic to its location. It operates at a range of scales, intensities and uses while still exhibiting this character, but is also something new in its own right.
St Kilda Triangle is a public place for melburnians and visitors aliketorelax,playandpromenade.
DeSIGN PHILoSoPHY
3 MiamiSoundScapePark,MiamiBeachUSAbyWest 8 (Photo by Robin Hill for West 8)
4 Südliche Lohmühleninsel, Berlin by Rehwaldt Landschaftsarchitekten
5 MiamiSoundScapePark,MiamiBeachUSAbyWest 8 (Photo: emilio Collavino)
1 PinardelPerruquetPark,LaPineda,Tarragona,SpainbyARTEKSArquitectura(Photo:Landezine)
2 Discovery Green, Houston, USA by Hargreaves Associates (KASHouston Photography)
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St Kilda Triangle will be a public place with a landscape quality. It will create places for people to arrive, relax and promenade. It will also act as a transitional space between the beach, The esplanade and the existing urban form of St Kilda. Whereas the foreshore was historically dotted with a series of pavilions set in the landscape, St Kilda Triangle will use building, structure andlandscapetogethertoformanewandexcitingkindofpublicplace.
Any type of building, structure or landscape form (e.g. mounds or grassy slopesoverapotentialpartiallysunkencarparkorbuilding)onthesiteshould: • integratelandscapeandbuiltformintoanewgreenurbancharacter• respondtothesite’ssurroundingsandhistory• haveadirectrelationshipwith,andframe,anypublicspaceitcreates• bereflectiveofthearea’scharacterof‘pavilionsontheforeshore’,yet
not diminish the scale of the Palais Theatre or dominate the St Kilda Triangle site or spaces
• haveathree-dimensionalqualitythatisstrikingandattractivefrommultiple and elevated vantages
• bedesignedandfinishedtoaconsistenthighquality• bedesignedtoafivestargreenstarstandardoranapplicablebest
practice sustainable tool• incorporateaformofon-siterenewableenergy• considertheimpactsofprogressiveriseinflooding,sealevelandstorm
surges over the lifespan of the building.
All buildings and built form edges at St Kilda Triangle will be visible and accessible to visitors, people moving through the site and people moving alongTheEsplanade,LowerEsplanade,theforeshoreandJackaBoulevard.Therefore, the design of the Triangle and its associated built form needs to beviewablefromallsides,withnoback-of-houseorlessimportantfacades.
To ensure visitors to the site experience a high quality public realm, all built form structures and activities within those structures should:• provideactivationthroughlanduse,activityand/ordesignofallbuiltformedges• provideafacadewithasimilardegreeofcomplexityandinteresttothesurviving
iconicstructures,whilereflectingcontemporarydesignvaluesforbuildingsaddressing the Lower esplanade area
• provideopportunitiesforthoseinsidebuildingsandthosepassingbytoseeeachother and interact
• ensuresufficientstructuralcapabilitytoallowforsubstantialgreenand/ortrafficableroofs
• designeachfaceasifitwereamainelevationinthewayitpresentstoavieweror user
• haveaconsidereddesigntothetoporroofofbuildingsandstructures• screenorincorporateallmechanicalplantintothebuiltformormakeitadesign
feature• usewastemanagementpracticesthatminimisevisualimpact• beservicedunobtrusivelysoasnottoaffecttheuseorenjoymentofthesite• locateservicefunctionsoutofsightduringpublicoperatinghours• integratebinstores,loadingareasandotherback-of-housefunctionsintotheir
surroundings and screen from view. Bins, compactors and other storage areas canbelocatedundergroundifanundergroundcarparkisbuilt.TheexceptionisthePalaisTheatre,wherealargeloadingandscenedockcouldbedesignedtobevisible to the public as part of the theatre’s attractions
• adoptbestpracticepassivedesignprincipleswithconsiderationgiventothebuilding’s orientation, external shading, natural lighting, natural ventilation, thermal envelope and thermal mass opportunities, to minimise ongoing operational costs and environmental impact
• minimisewateruseandintroducewatersensitiveurbandesign(WSUD)wherepossible
• considerbuildinglifecycle,siting,accessandcladdingmaterialswithregardtotheimpacts of a changing climate.
BUILT FoRm AND LANDSCAPe
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1 NewWorldCentrebyFrankGehry(Photo:EmilioCollavino)
2 BrooklynBotanicalGardenVisitorCentrebyWeiss/Manfredi
3 BrochsteinPavilionRiceUniversityCampusbytheOfficeofJamesBurnett
4 TheStokehouse,SouthbankBrisbane(Photo:CityofPortPhillip) 5 TheStokehouse,SouthbankBrisbane(Photo:CityofPortPhillip)
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A development envelope plan (Figure 15) for the St Kilda Triangle site has been definedwithregardtotherelationshipsbetweenopenspaceandbuiltform,heritage and views.
Inthiscontext‘development’referstoanyproposedbuildingsorstructures. Thismayalsoincludetallorbulkylandscapingorlargepiecesofpublicart.
These plans provide guidance in relation to:• sitingandorientationofbuildings,structuresandforms• buildingsetbacks• buildingandstructureheightsrelativetootherbuildingsandsiteboundaries• locationofpublicopenspaces• significantviewcorridors.
Figure15identifiesareasorlocationsthatcouldsupportbuildingsorstructureswithout detracting from the other objectives of the site. These envelopes indicate appropriate heights for any buildings or structures for each part of the site. It is not the intention that any built form or structure needs to completely filltheseenvelopes.
Any proposal and associated development plans should:• positiontheproposedbuildingorstructurewithinthedevelopment
envelopes to maximise opportunities to create public space and new landscape
• emphasisethepredominanceofthepublicrealmandpublicspacesinrelationtoanyotherkindofbuildingsorstructures
• respondto,andberespectfulof,existingbuiltforminrespecttoitsheight,bulk,design,heritageandtheactivityitgenerates,bothonandinthe vicinity of the St Kilda Triangle site
• createahuman-scaledpublicplace• provideforpersonalcomfortwithinbuildingsandspaces
With regard to the development envelope plan (Figure 15), any development proposal must:• ensurebuildings,andthespacesandplacesbetweenthem,benefit
from maximum possible solar access year-round •ensureallbuildingsandworksaredesignedsothereisno
overshadowingbeyondthekerblineofthesouthernsideofJackaBoulevard between the hours of 10 am and 4 pm on 22 June (winter solstice)
• maximiseviewstoandfromthesiteasidentifiedinFigure20,inparticularthepreservationofthePalaisTheatre’sprofile,rooflineandPalais Theatre western facade (above a level of 13 metres)
• maximiseviewsoftheforeshorefromTheEsplanadeandfromtheforeshorebacktoTheEsplanadeandBelvederebuildings
• ensurethatbuildings,andthespacesandplacesbetweenthem,considerthelikelihoodofpotentialincreasesinstormsurges,moreintense rainfall, sea level rise and erosion
• maximisewatersensitiveurbandesign(WSUD)opportunities,whichare integrated into open space wherever possible
• adoptbestpracticepassivedesignprincipleswithconsiderationgivento building orientation, external shading, natural lighting, natural ventilation, thermal envelope and thermal mass opportunities to minimise ongoing building operation costs and environmental impact.
Specificallyinrelationtoheight,anydevelopmentproposalmust:• notexceedthedevelopmentenvelopeidentifiedonthedevelopment
envelope plan (Figure 15)• minimisevisualimpactandpreservesignificantviewcorridorstoand
fromthesiteasidentifiedinFigure20.
• createintimatespacesaswellaslargeperformanceandeventsspaces• reinforcethescaleandqualityofthePalaisTheatreandexistingheritage
features both on and adjacent to the site• notexceedthemaximumbuildingenvelopesidentified(Figure15).Discretion
may be used to consider a building or structure facade or roof line of architectural merit that extends above the height of the development envelope if:
- it is less than two metres in depth, and - significantviews(Figure20)arenotcompromised.• ensurethevisualsignificanceofthePalaisTheatreanditsforecourtarenotin
any way diminished by the development proposal• accommodatetheextentoffuturePalaisTheatrefunctionsandwherethey
may expand onto the St Kilda Triangle.
Any development that is directly adjacent to the Palais Theatre should:• addressthePalaisTheatreforecourt,LowerEsplanade,JackaBoulevardand
the St Kilda Triangle• seektointegratetheStKildaTriangleprecinctwithLunaParkvisuallyand
physicallythroughmovementnetworksanddesign• usearchitecturaltechniquessuchaschangesofmaterialanddepthtomaintain
a sense of separation and individual identity for new buildings• provideadegreeofdesigncomplexityandinteresttocomplementexisting
developments. This would ideally be achieved with contemporary materials and design features.
DesignsfortheStKildaTrianglesiteneedtoconsiderwalkingspeedandtheadditional scrutiny it provides. objects, buildings and landscapes all need to be carefully considered, with enough detail to engage the eye of passers-by and users.
existing promenades should be reinforced and enhanced, while opportunities for new promenades should be sought.
DeveLoPmeNT eNveLoPeS AND oPeN SPACe
1 Arbour,SouthbankbySouthbankCorporation(Photo:TJunctionMedia)
2 Roombeek,TheNetherlandsbyBuroSantenCo
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E N A D
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P R
O M
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B R E A T H E
B R E A T H E
Pala
is Th
eatr
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LunaPark
JAC
KA BO
ULEVA
RD
THE ESPLANADE
CA
VELL
STR
EET
St Kilda Beach
The Stokehouse
Donovans
CataniArch
SHAKES
PEARE G
ROVE
O’DonnellGardens
LifesavingClub
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CHARACTER AREA PLAN
POTENTIAL BUILDING FORM
NEW ACCESS ZONE
AMPHITHEATRE
GATHERING SPACE
PALAIS FORECOURT
LUNA PARK FORECOURTAND CROSSING ZONE
THE PROMENADE
PALAIS EDGE
PLAZA
CROSSING ZONES
LANDSCAPE / PLANTING ZONE
JACKA BOULEVARD SCREENING
NEW BALUSTRADE 1
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G A T H E R
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P R
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G A T H E R
B R E A T H E
B R E A T H E
Pala
is Th
eatr
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LunaPark
JAC
KA BO
ULEVA
RD
THE ESPLANADE
CA
VELL
STR
EET
St Kilda Beach
The Stokehouse
Donovans
CataniArch
SHAKES
PEARE G
ROVE
O’DonnellGardens
LifesavingClub
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CHARACTER AREA PLAN
POTENTIAL BUILDING FORM
NEW ACCESS ZONE
AMPHITHEATRE
GATHERING SPACE
PALAIS FORECOURT
LUNA PARK FORECOURTAND CROSSING ZONE
THE PROMENADE
PALAIS EDGE
PLAZA
CROSSING ZONES
LANDSCAPE / PLANTING ZONE
JACKA BOULEVARD SCREENING
NEW BALUSTRADE
FIGURE 5 - PEDESTRIAN ARRIVAL POINTS
FIGURE 6 - KEY PEDESTRIAN CONNECTIONS FIGURE 7 - CHARACTER AREAS AND PRECINCTS
Developmentproposalsmustemphasisetheidentifiedpointsofentrytoandfrom the site, creating a sense of arrival through the considered use of:• builtform,structuresandpublicart• landscapeformandlandscaping• signageandwayfinding• infrastructuresuchaspubliclightingandpaving• theclusteringofactivitysuchassmallperformancespaces,buskersor
cafe activity• viewcorridorstoandfromthepointsofentry• treatmentsandconfigurationofaccesspointstosite(i.e.Palais
intersection of Cavell Street and The esplanade).
Robe Street
Marine Parade
Palais de Danse
1:2500@A4
Lower Esplanade
Jacka Blvd
Cav
ell S
treetPalais Robe Stre
et
Marine Parade
1:2500@A4
Lower Esplanade
Jacka Blvd
Cav
ell S
treetPalais
Palace
Historic built form footprint 1Palais de Danse (1925 - 1968)
Historic built form footprint 2Palais de Danse footprint (1971 - 2007)
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LunaPark
JAC
KA BO
ULEVA
RD
THE ESPLANADE
CA
VELL
STR
EET
St Kilda Beach
Pala
is Th
eatr
e
CAR PARK ReqUIRemeNTS
FIGURE 11- POTENTIAL CAR PARKING FOOTPRINT 3D VIEW
Potentialcarparkingfootprint
approx. 200 spaces
FIGURE 10 - POTENTIAL CAR PARKING FOOTPRINT PLAN
ThisdocumentallowsforacarparkattheStKildaTrianglesite, either underground or partially submerged. An approximatecarparkfootprintforbothscenariosisshownintheseplansforaround200cars.Additionalcarparkingtoincreasethenumberofcarparkspacestoaround300couldbe provided under the esplanade slopes with little visual impact.Thisfootprintislikelytoberefinedfollowingadetaileddesign process.
Refertopage98‘Carandbikeparking’forfurtherdesignrequirements.
Car parking
area
PALAIS eXTeNSIoN
The diagrams below show two potential scenarios for the development envelope of a future Palais Theatre extension or upgrade, and the land required on the St Kilda Triangle site. This is a maximum envelope and any expansionofthePalaisTheatremaynottakeupallthisspace.
Scenario 1 is based on the Palais Theatre Requirements Study (march 2012) by Williams Ross Architects.
FIGURE 8 - SCENARIO 1 FIGURE 9 - SCENARIO 2
Scenario 2 considers the opportunity for a larger development envelope attherearofthePalaisTheatre.Thismayinvolveareconfigurationofthedevelopment envelope on the theatre’s western elevation.
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DeveLoPmeNT eNveLoPeS
Potential carpark
Potential Development
envelope(1-2 storeys)
Potential Palais extensionenvelope
Potential Development
envelope(1 storey)
FIGURE 13 - PALAIS EXTENSION (MAXIMUM ENVELOPE)
ThisoptionisbasedonanassumptionofacarparkthatiswhollyorpartlybelowtheleveloftheLowerEsplanade.TheconstructionofacarparkcouldtakeadvantageofthechangeinlevelbetweentheLowerEsplanadeandtheexistingcarparkontheSt Kilda Triangle site.
Apotentialcarparkbuiltonthesitewithminimalexcavationwouldcreateanewdeckor has the potential to create a new ground level 1.5 metres above the 2012 Lower Esplanadegroundlevel,adjacenttothePalais.Anyfutureraiseddeckorgroundlevel would need to be seamlessly integrated into the rest of the St Kilda Triangle site and provide for unimpeded access through the Lower esplanade pedestrian and performance area.
Further excavation could drop this level to the same as the Lower esplanade (refer to Figures 16, 17 and 18).
The 3D diagrams below illustrate the various components that determine maximum envelopesforthePalaisextension,thecarparkandalsopotentialbuiltformonthesite.The diagram on the opposite page combines these elements to create an indicative option for the site.
FIGURE 12 - CAR PARK (MAXIMUM ENVELOPE)
THe eSPLANADe
JACKA BoULevARD
CAveLL S
TReeT
FIGURE 14 - DEVELOPMENT (MAXIMUM ENVELOPE)
Potential to further extend Palais extension envelope at the rear of the existing building
FIGURE 15 - DEVELOPMENT ENVELOPES PLAN
3 storeys
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Existing ground level
100m
The Palais
Luna Park
Potential Palais extension development envelope
CavellStreet
B
Car parkExisting ground level Potential new ground level
Integrated building envelope and landscaping
Figure16illustratesthepotentialprofileofapartiallysubmergedcarparkonthesite. Figures 17 and 18 indicate approximately what this would mean in terms of level changesontheLowerEsplanadeandJackaBoulevard.
Figure 19 shows how development on the site could be integrated within the landscape.
FIGURE 19 - SECTION LOOKING NORTH TOWARDS THE ESPLANADE
Potential Palais extension development envelope
LowerEsplanade
Jacka Boulevard
The Palais
Car park
TheEsplanade
1:1000@A4
0 100m20 50
SECTION AA
A
A
B
BRL +2.5m
JACKA BOULEVARD
The Slopes
THE PROMENADE(LOWER ESPLANADE)
1.5m approx.
Existing ground line
The Palais
Potential new ground level
(slightly sloping)
Existing ground level
Potential new ground line
1.3m
Existing ground line
Potential new ground line
RL +4m
RL +5m
Potential Palais extension development envelope
LowerEsplanade
Jacka Boulevard
The Palais
Car park
TheEsplanade
1:1000@A4
0 100m20 50
SECTION AA
A
A
B
BRL +2.5m
JACKA BOULEVARD
The Slopes
THE PROMENADE(LOWER ESPLANADE)
1.5m approx.
Existing ground line
The Palais
Potential new ground level
(slightly sloping)
Existing ground level
Potential new ground line
1.3m
Existing ground line
Potential new ground line
RL +4m
RL +5m
Potential Palais extension development envelope
LowerEsplanade
Jacka Boulevard
The Palais
Car park
TheEsplanade
1:1000@A4
0 100m20 50
SECTION AA
A
A
B
BRL +2.5m
JACKA BOULEVARD
The Slopes
THE PROMENADE(LOWER ESPLANADE)
1.5m approx.
Existing ground line
The Palais
Potential new ground level
(slightly sloping)
Existing ground level
Potential new ground line
1.3m
Existing ground line
Potential new ground line
RL +4m
RL +5m
2
Potential Palais extension development envelope
LowerEsplanade
Jacka Boulevard
The Palais
Car park
TheEsplanade
1:1000@A4
0 100m20 50
SECTION AA
A
A
B
BRL +2.5m
JACKA BOULEVARD
The Slopes
THE PROMENADE(LOWER ESPLANADE)
1.5m approx.
Existing ground line
The Palais
Potential new ground level
(slightly sloping)
Existing ground level
Potential new ground line
1.3m
Existing ground line
Potential new ground line
RL +4m
RL +5m
1
1 2
FIGURE 16 -SECTION LOOKING TOWARDS PALAIS NORTH WEST ELEVATION
Potential Palais extension development envelope
LowerEsplanade
Jacka Boulevard
The Palais
Car park
TheEsplanade
1:1000@A4
0 100m20 50
SECTION AA
A
A
B
BRL +2.5m
JACKA BOULEVARD
The Slopes
THE PROMENADE(LOWER ESPLANADE)
1.5m approx.
Existing ground line
The Palais
Potential new ground level
(slightly sloping)
Existing ground level
Potential new ground line
1.3m
Existing ground line
Potential new ground line
RL +4m
RL +5m
FIGURE 17 - SECTION OF LOWER ESPLANADE FIGURE 18 - SECTION OF JACKA BOULEVARD
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The St Kilda Triangle site is located in a low lying terrace on a reclaimed part of the foreshore and is visible from a number of public thoroughfares: the 96 tram route,theBayTrail,StKildaBeachandfromtheScenicRailwayatLunaPark.
Public views across the site are characteristic of the foreshore, and the entertainmentandleisurehistoryofthesite,andaresignificantastheyassistinwayfindingandnavigationaroundtheprecinct.
ToappreciateaviewofthehorizonfromTheEsplanade,forexample,itisimportantthatanamountoftheseabelowthehorizonlinecanbeseen.Thisprovidescontextandenhancestheexperienceofwatchingasunsetreflectiononthewater.Thedevelopmentenvelopesspecifiedareatsuchaheightthatthisviewofwaterbelowthehorizonlineisvisible.
Thenatureofallsuitablebuildings,builtformorstructureshasbeendefinedinterms of maximum developable envelopes (Figure 15) and accompanying design guidelines. The development envelopes will also apply to landscaping and trees that could impact on views.
Complementaryandobstructiveintrusionshavebeendefinedineachofthechosenkeypublicviewsandvistaterminations.
Intrusions are considered to be:• buildings,architecturalfeatures,rooflines,facadesandbuildingplant• windgenerationdevicesonbuildingsorrooftops• structures(excludinglampposts)• vegetationover1.5metresinheight• landscaping(includingmounds)over1.5metresabovesealevel• publicartover1.5metresinheight.
In consideration of the views and vistas analysis, any development proposal must:• preserveviewstotheprofile,rooflineandwesternfacade(above13
metres in height) of the Palais Theatre from the approaches to the site onJackaBoulevard,theStKildaPierKioskandCataniArch,toprotectthe theatre’s distinctive form
• notimpactonsignificantviews,includingviewsbetween: - The esplanade and the sea - The esplanade and Donovans - TheEsplanadeandStokehouse - The esplanade and Catani Arch - JackaBoulevardandtheLunaParkScenicRailway.
Development proposals should:• positionbuildingsandstructurestoframeviewsandvistas• createnewviewsandvistasfromavarietyofelevations,fromtheSt
KildaTrianglesitetotheforeshore,horizonandPortPhillipBay• allowpeopletoseeacrossandthroughthesitetotheforeshore• considerhowthenominatedviewisframed• providenewopportunitiesforpublicorsemi-publicviewsonits
western facade to celebrate the alignment of Donovans (the former beachpavilion),BrooksJettyandtheLighthouse.
Discretion may be used to consider a building or structure facade or roof line of architectural merit that extends beyond the development envelope, if: - it is less than two metres in depth, and - significantviews(Figure20)arenotcompromised.
FIGURE 20 - KEY VIEWS PLAN
exclusions:• temporarystructures(referGlossary)
vIeWS AND vISTAS
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77FIGURE 21 - POSSIBLE DEVELOPMENT ENVELOPES - St Kilda Triangle Visual Impact Analysis (March 2012)
FIGURE 22 - PROPOSED DEVELOPMENT ENVELOPES
THe eSPLANADe
JACKA BoULevARD
Possible development envelopes established by St Kilda Triangle Visual Impact Analysis study
Figure 21 shows the possible development envelopes established by the St Kilda Triangle Visual Impact Analysis (march 2012). The light blue areas indicate where development might happen, once significantviewcorridorshavebeenremoved(forkeyviewsrefertoFigure20).
Figure 22 shows the development envelopes proposed in St Kilda Triangle 2012 in relation to those established by the St Kilda Triangle Visual Impact Analysis study.
Development envelopes established in St Kilda Triangle 2012
Development envelopes established in St Kilda Triangle 2012
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View from The Esplanade towards the horizon
THe BAY AND THe HoRIZoN
Viewsofthebayandthehorizonareconsideredtobeimportantvistasthatreinforce St Kilda’s seaside location. They are available from the higher parts of The esplanade and also from the 96 tram where the slightly elevated position improvesthepassengers’outlookandincreasestheamountofPortPhillipBaythat can be seen. There is strong public recognition and formal policy support fromtheStKildaForeshoreUrbanDesignFrameworkthattheseviewsarehighlysensitive and must be protected. However, it should be noted the former Palais de Danse interrupted views from the lower parts of The esplanade, suggesting thatskylineviewsaremoresensitiveforthehigherpositionsstartingaroundRobe Street.
Another element of this view is the collection of pavilions along the foreshore includingDonovans,StokehouseandtheStKildaLifesavingClub.Thesestructures,alongwiththesignatureCanaryIslandPalms,breakuptheforegroundandintrudeuponmostviewstothebeach,bayandhorizon.However,theydoactasimportantvisualmarkers,informingviewerstheyarelookingtowards the foreshore.
KeY vIeWS
View from Jacka Boulevard towards the Palais Theatre
THe PALAIS
The Palais Theatre is the dominant built form in the area around the St Kilda Triangle. Its barrel roof and large facades are part of the iconic form that people recogniseandcanbeseenfrommanyvantagepoints.Duetoitssize,localiseddevelopmenttoimproveitsfunctionisunlikelytoimpactonthebuilding’soverallformanddistinctiveness.However,careshouldbetakennottoobstructthePalaisupperfacades(definedasabove13metresfromgroundlevelattheLoweresplanade) and roof line.
©AxfordOlzewskiConsultants
©AxfordOlzewskiConsultants
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vIeWS To LUNA PARK
TheentrancetoLunaParkisoneofStKilda’smostrecognisableimages.ViewstotheMoonFaceentryofLunaParkareconsideredhighlysensitiveandaregreatly valued by the community. It can be seen clearly from parts of The Esplanade,theLowerEsplanadeandJackaBoulevard,andsignalsarrivalinStKilda for many visitors.
Theselongviewsshouldbemaintained.Bulkyintrusionsthatmightobscurethemoon Face entry must be avoided. Any potential built form above the current groundlevel,associatedwithafuturepotentialcarpark(inaccordancewithdevelopmentenvelopes–Figure15)needstotakecaretopreservetheselongviewstoLunaPark.
Lessimportant,butalsoofinterest,isthewesternendoftheLunaParkScenicRailway structure that becomes visible to drivers and pedestrians moving south alongJackaBoulevardneartheStokehouse.
View from playground towards The Esplanade
THe eSPLANADe SLoPeS
The esplanade slopes are important to the way people see and understand The esplanade. Any development on the St Kilda Triangle site or Lower esplanade should respect the role of The esplanade and its associated slopes as an elevated balcony with views of the foreshore and the bay. one way this could be achieved might be to limit the amount of new built form adjacent to theslopesorintheLowerEsplanade.ThiswouldhavetheaddedbenefitofretainingviewsalongtheLowerEsplanadeareatotheLunaParkentrance.
AnydevelopmentshouldenhancethedefinitionofTheEsplanadeasadistinctive‘balcony’overlookingtheforeshore.Itshouldbeseamlesslyintegrated with the St Kilda Triangle site, the esplanade slopes, the potential Palais Theatre forecourt and Lower esplanade pedestrian areas.
BUILDINGS ALoNG THe eSPLANADe
BuildingsalongTheEsplanadereflectthehistoryofurbandevelopmentinStKilda.Theyformanattractivecompositionandsome,liketheBelvederebuildings, are particularly prominent. views to these from the foreshore and the St Kilda Triangle site should be retained.
View from Jacka Boulevard towards Luna Park Scenic Railway
©AxfordOlzewskiConsultants
©AxfordOlzewskiConsultants
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The St Kilda Triangle site is exposed to strong northerly winds approaching alongTheEsplanadeandJackaBoulevard,andtowesterlyandsoutherlywindsapproaching over rising ground from St Kilda Beach. There is currently very little inthewayofawindbreakorprotectionfromlandscapingorbuildingsintheimmediate vicinity of the St Kilda Triangle site. Robe Stre
et
Marine Parade
Strong northerly winds approaching along The Esplanade and Jacka Boulevard
Westerly and southerly winds approaching over rising ground fromSt Kilda Beach
N
Luna Park
Pala
is
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Jacka Boulevard
Cav
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Shakes
peare
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Esplanade
The Esplanade
New buildings, built form, tree planting or mass plantings in areas prone to high winds may be used to create shelter from wind but must not:• createawallorbarrierthatcutsthesiteofffromitssurroundings
and/orcreatesacompletelyinternalisedspace• compromisesignificantviewstoandfromthesiteasdefinedin
Figures 20 to 22• compromiseusers’personalsafety• obstructdesiredmovementlinesandaccessibility• deflectwinddownbuildingfacesorontobuildingsorpublicplacesin
close proximity to the site.
A wind impact study will be required as part of any proposal for St Kilda Triangle to ensure unpleasant wind effects on the site are minimised and not exacerbated. Proposals should also consider opportunities for harvesting wind energy.
eNvIRoNmeNTAL FACToRS
FIGURE 23 - ENVIRONMENTAL CONDITIONS PLAN (WIND)
WIND
Phot
o: C
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Intermsofsunlightaccess,allbuildingsandworksaretobedesignedsothereisnoovershadowingbeyondthekerblineofthesouthernsideofJackaBoulevardbetweenthehoursof10amand4pmon22June(wintersolstice).
St Kilda Triangle is a large site with little natural shade and protection. It is mostly exposedtowesternsun,howeverthePalaisTheatre,duetoitssize,alsocastsalarge shadow across the site during morning periods.
New development should not adversely overshadow newly created public places on the site. Shade needs to be provided within areas of the site to provide amenity and protection for users.
Robe Street
Marine Parade
summer sunwinter sun
300°
240°120°
60°
AM
AM
PM
PM
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Luna Park
Pala
is
St Kilda Beach
Jacka Boulevard
Cav
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Shakes
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Esplanade
The Esplanade
FIGURE 24 - ENVIRONMENTAL CONDITIONS PLAN (SUN PATHS)
SoLAR ACCeSS AND oveRSHADoWING
Development proposals must:• ensurenewdevelopmentislocatedanddesignedtotakeinto
accounttheimpactsofclimatechangeoncoastalhazardssuchasthecombinedeffectsofstormtides,riverflooding,coastalerosionandsand drift
• bedesignedtominimisetheriskofdamagecausedbypotentialstormsurges and inundation
• designinfloodprotectionmeasuresaspartofanybasementlevels• designoutfloodingorstormsurgeimpactsonadjacentproperties
and activities, particularly where changes to ground levels occur • developafloodandstormsurgeimpactstudytodemonstratehow
the above will be achieved and to ensure potential impacts on the site and surrounds are minimised, not exacerbated.
TheStKildaTrianglesiteislocatedwithin200metresofthehighwatermark.TheJackaBoulevardedgetothesiteisbetween2.6metresabovesealevelatthe site’s mid-point and 3.5 metres above sea level at intersection with Cavell Street.
TheStKildaTrianglesitehasbeenidentifiedassusceptibletofloodingand,inparticular, to storm surges. It is important to ensure that any development on thesite,includingchangesofgroundlevel,doesnotcreatenewfloodingpatternsorexacerbateexistingfloodingpatternsintheareassurroundingtheStKildaTriangle site. The precautionary principle must be adopted when considering the impact of sea level rise, increased rain intensity and wind. The site will need toconsiderarangeoffuturecoastaladaptationworks(bothsoftandhard)tominimise the impacts of a changing climate..
FLooDING
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87MiamiSoundScapePark,MiamiBeachUSAbyWest8(Photo:RobinHill)
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Built form and landscaping on St Kilda Triangle are to be integrated into a development proposal for the whole site.
A comprehensive landscape master plan must be submitted as part of any development proposal application. This plan must set out how planting and landscaping will be implemented if development for the whole site is staged or independently delivered.
Landscape proposals are to:• beplayfulandlively• respondtoeachoftheseasonsbyprovidingvaryingdisplaysand
experiences • provideavarietyoflandscapespaceswithinaconsistentand
recognisable theme• beconsistentwiththeoveralldesignphilosophyforthesite,and
reinforce its identity • becreativeandadventurousintermsoftextureandcolourschemes• reinforcethelegibilityofproposedpromenades• integratewiththesustainablelightingstrategyforthesite• considerthelocationofundergroundinfrastructure• considerprotectionfromwind,noiseandtraffic• increasethepermeabilityofthesiteconsistentwithCouncil’sWater
Plan• maximisewintersunandsummershade.
At nearly 15,000 m2 in area, the St Kilda Triangle site must include water collection and recycling technologies to future-proof landscaping from extreme or prolonged climate events.
Landscape plantings must: • createshade,respitefromtheweather,andallowforsomelargertrees• beresilienttosevereweather,suitableforsalineanderosionprone
environments and drought tolerant• beconsistentwithCrimePreventionThroughEnvironmentalDesign(CPTED)
principles• preserve,andwherepossible,framesignificantviewsandvistasidentifiedin
Figures 20 to 22• enhanceviewsandvistasfromtheStKildaTrianglesitetotheforeshore,the
horizonandPortPhillipBaythroughthecarefulplacementofvegetationandlandscaping
• becompliantwithprovisionsoftheDisability Discrimination Act 1992.
Development proposals will be expected to:• harvest,store,treatandreusestormwateron-site• incorporateWaterSensitiveUrbanDesign(WSUD)principlesintothedesign
of the site• accommodatewaterstoragetanksunderthesiteorconcealfromview• treatandreusewaterforlandscapingandothernon-potableusesonsitesuch
as water features, or for uses in areas surrounding the St Kilda Triangle site • investigatewaystoharveststormwaterfromareassurroundingtheStKilda
Triangle site for storage and use on the St Kilda Triangle site.
Promenadesshouldbeclearlydefinedthrough:• theuseoftreesandlandscapingtocreateshadeandreinforcethewalkingpath• paving,materialtypesandtactilesurfacecues• incorporationofheritageorpublicartalongtheirlength• alignmentwithviewcorridorsorconnectionofaseriesofkeyviewpoints• placestopause,sitandwatchotherspromenading.
LANDSCAPING
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1 BallastPointPark,SydneybyMcGregorCoxall(Photo:ChristianBorchert)
2 Darwin Waterfront by HASSeLL (Photo: Brett Boardman)
3 Credit:Hargreaves Associates (Photo: John Gollings Photography)
4 LurieGardeninMillenniumPark,Chicago,Ill(Photo:www.greenmarkpr.com)
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As a public place with potentially many visitors and users, St Kilda Triangle will need to be durable, easy for Council to maintain, and support users in a variety of ways.
Thechoiceofmaterials,furnitureandotherfittingsinthepublicrealmwillallhelpdefinethecharacterofStKildaTriangle.Highqualitygroundtreatments,streetfurnitureandfittingsshouldbeusedthroughoutthepublicrealm.Materialsshould be renewable, reusable or upcycled, where quality is not compromised.
Where possible, proposals should consider using ground treatments to delineate any change of function or activity. Carrying these treatments beyond the site to The esplanade and the foreshore will help integrate St Kilda Triangle with its surroundings and create the feeling of a greater precinct.
Proposals must: • submitadetailedplanofmaterials,furnitureandfinishesin
conjunction with the landscaping plan • ensuregroundtreatmentmaterialsaredurableandserviceable• ensuregroundtreatmentscanaccommodateserviceandemergency
vehicle loads• emphasisechangesinlevel(i.e.stairsandramps)byvaryingpaving
material and patterns• integratenecessaryservicesinfrastructureintobuiltformorlandscape
elements to reduce visual clutter and enable ease of maintenance• ensureaconsistentpaletteofmaterialsandstreetfurniturefortheSt
Kilda Triangle site.
mATeRIALS
1
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1 AverettUniversityStudentCentre,Danville,Virginia,USAbySiteworksStudio
2 TheHighLine,NewYork(Photo:AndrewRidge)
3 manley Corso, Sydney by Taylor Cullity Lethlean (Photo: michael Nicholson)
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4 TheJonesFountain,DardenBusinessSchool,Virginia,USAbySiteworksStudio
5 BallastPointPark,SydneybyMcGregorCoxall(Photo:ChristianBorchert)
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The St Kilda Triangle site and surrounding area have a long history of night-time activity. Any proposal for the site needs a well considered, sustainable and creative lighting design that goes beyond minimum lighting for public safety. It needs to contribute to a welcoming environment that encourages night-time use and is playful, colourful and able to be varied to suit events and festivals. It should create a night-time image for the site that is distinctive and different from the site’s daytime persona.
A comprehensive sustainable lighting strategy must be submitted as part of any proposal and accompanying Development Plan for the St Kilda Triangle site (refer City of Port Phillip Sustainable Public Lighting Strategy for Streets and open Space (2011) and City of Port Phillip Sustainable Public Lighting Guidelines).
LIGHTING AND NIGHT-TIme ACTIvITY
Publicartenhancesthewayaplacelooksandfeels.Artcanhappeninallmannerofwaysbutpublicartshouldbe‘designedin’orintegratedintoaproposalratherthan pieces installed without reference to a site’s design or intention (refer City of Port Phillip Public Art Policy 2011).
Public art helps create a festive and seaside atmosphere at St Kilda Triangle to celebrate the site’s history.
Aconsideredapproachshouldbetakentoidentifyingopportunitiesforpublicartincludingtheamount,location,sizeandnatureofpublicartworktoensureitisappropriate and contributes to the creation of a site identity. This could include temporary installations, projections and performances, as well as built pieces of art.
Functional,interactiveandseasonalartworkwillbeencouraged.However,artworkmayalsobeincorporatedintothedesignoffunctionalobjectssuchas furniture, landscape elements, walls, paving and lighting. Art may also create opportunities for children’s play.
Public art proposals for the site must: • submitastrongcuratorialrationaleforpublicartacrosstheStKilda
Triangleprecinct.Thisshouldbesufficientlyrobustandprovideguidance for future public art pieces and temporary installations for thesitepost-construction(contactCouncil’sPublicArtOfficerforadvice)
• bedurableandeasytomaintain• includecontingenciesfortheremovalofartworkforrepairand
maintenance.Ifartworksaretoberemovedfromthesite,treatmentsmust be such that the space is still inviting and functional without the artworkforashortorlongperiod.
PUBLIC ART
A lighting strategy must:• provideacreativelightingdesigntoencouragenight-timeactivity,
createasafeenvironmentandemphasisekeydesignfeatureswithoutover-lightingthesite.Thiswouldalsocontributetowayfindingthroughand around the Triangle
• providethemedandatmosphericlightingconsistentwiththeseasideentertainment heritage of the precinct
• provideamixoflightingtypesthroughoutthesiteincludingoverheadstreet lamps, bollards and lighting integrated into stairs, ramps and retaining walls
• providelightinginfrastructurethatcanrespondtovaryingscalesandtypes of night-time activities from concerts and projections to smaller activities
• complement,notdetractfrom,thelightingdisplaysofthePalaisTheatreandLunaPark
• ensurepedestrian,bicycleandvehicleconflictzonesarewelllit• providenight-timeinterestthroughtheuseoflightingdisplays• ensureplacementoflightingavoidsunnecessarylightspillandminimise
light pollution• beconsistentwithCouncil’sSustainableLightingStrategy.
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1 Public bench, Littlehampton, West Sussex by Studio Weave
2 Glowin 2011, Lisbon Christmas Lights ’by Pedro Sottomayor (Photo: Fernando Guerra)
3 manley Corso, Sydney by Taylor Cullity Lethlean (Photo: michael Nicholson)
4 MiamiSoundScapePark,MiamiBeachUSA,byWest8
(Photo by Robin Hill for West 8)
5 mAXXI Foundation and momA, Rome - Winner of the 2011 Young Architect Program - public art design by stARTT architects
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0 100 200 300 400 500 m
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ACLAND STREET
Brooks Jet
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CataniGardens
AlfredSquare
O’DonnellGardens
FITZROY STREET
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Since the removal of the Palace entertainment Complex, the St Kilda Triangle sitehasbeenusedforvehiclemovements,accessandcarparking.St Kilda Triangle 2012addressesthisimbalancebyfacilitatingtheremovalofcarparkingand excessive vehicular movements from the site, and creating a safe place for pedestriansandrecreationalbikeriding. TheStKildaTrianglesitemustwelcomepedestriansandbikeridersthroughthecreation of safe and attractive promenades, pathways and vantage points. It must be easy to get to and around, with seamless connections to existing and future plannedmovementnetworksinthesurroundingarea.Movementnetworksmust lead the visitor on a journey through the site and its various activities. RationalisationandimprovementofcrossingsalongJackaBoulevardwillbefacilitated.
Access should be provided for people of all ages and abilities in accordance with the relevant legislation and Australian Standards. However, St Kilda Triangle should go beyond these requirements to create a place that delivers access without apparent effort.
Accessibilityforallshouldbedesignedinandreflectedinallaspectsofanyfuturedevelopment, landscape and activity at St Kilda Triangle and in its surrounding connections.
AnyvehiculartrafficneededtoservicethePalaisTheatreoractivitiesonthesitewill be facilitated from Cavell Street and the Lower esplanade (controlled access), andmustminimiseobstruction,conflictandcongestion.
Proposals must: • prioritiseandprovideforpedestrianmovementto,fromandwithin
theStKildaTrianglesite,preservingidentifiedpedestriandesirelines(refer Figure 25), particularly between:- the tram superstop on The esplanade and the Palais Theatre
forecourt - TheEsplanadeandStKildaTriangleviathenewaccesszone- theforeshoreandStKildaTriangle,acrossJackaBoulevard- StKildaTrianglesiteandexistingandfutureplannedcarpark
areas• provideforrecreationalbikeridingconnectionsto,fromandwithin
thesitethatconnecttotheexistingbicyclenetwork(Figure25)• usedesigninnovationsandsolutionstomanageoutpotentialconflicts
inspacesusedbypedestriansandbikeridersand/orvehicularmovements
• provideacontinuousaccessiblepathofmovementwithinthesite,andtoandfromnearbyfacilitiesandactivitiesincludingFitzroyandAclandstreets
• ensurethedesignofthesiteintegratesaccessinawaythatisconvenient and aesthetically pleasing
• ensurewayfindingisconsistentinitsdesignandisappliedinalogicalway that will help people navigate their way through or within the site
• createaseamless,sharedareaalongtheLowerEsplanade,accommodatingpedestrianandrecreationalbikeriders’movements,temporary performances and limited vehicular movements
• beuniversallyaccessible.
FIGURE 25 - ACCESS AND MOVEMENT
KEY
PUBLIC TRANSPORT Tram Route No. 96 Tram Route No. 16 / 3A
Parking
PEDESTRIAN AND CYCLING NETWORKEXISTING
The Bay Trail (off road bike route)Commuter bike route
PROPOSED (as per City of Port Phillip Bike Plan 2011-20)
Commuter bike route Connecting bike route Local bike route
Potential to enhance bike route connections via Lower Esplanade
Proposed crossing zones
KEY DESTINATIONSSt Kilda PierSt Kilda Sea BathsSt Kilda BeachPalais TheatreLuna ParkAcland Street Open Space
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ACCeSS AND movemeNT
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SIGNAGe
CAR AND BIKe PARKINGTheStKildaTrianglesiteiswelllocatedtotakeadvantageoftramandbusservicesandthemetropolitanbicyclenetwork.Traveltoandfromthesiteby sustainable modes of transport needs to be encouraged through strong integration of any proposal with public transport facilities and convenience ofaccessforpedestriansandbikeriders.
Anyproposalshouldanticipatehighlevelsofrecreationalbikeridersvisitingthesiteandshoulddesigninbikeparkingandend-of-tripfacilitiesatconvenientlocationsaroundthesiteandnearthesite’skeyaccesspoints.
Whilelimitedshortstaycarparking(e.g.disabledparking,pick-upanddrop-offparking,loadingzones,emergencyvehicles,eventsorservicing)mayremaininpartoftheLowerEsplanade,generalparkingwillnotbevisible on the site.
AnundergroundorpartiallysubmergedcarparkatStKildaTrianglewillbesupported.
Proposals must:• providebicycleparkingandend-of-tripfacilitiesatconvenientlocationsand
entry points to the site • providepubliclyaccessibleshowerandchangeroomfacilities• removegeneralcarparkingontheLowerEsplanade• incorporatedisabledaccessparkingandsomelimitedshort-stayparkinginthe
western or eastern ends of the Lower esplanade • rationalisecarparkingonCavellStreetinawaythatreducesitsvisual
dominance • obscureanygroundlevelcarparkingfromviewthroughdesignorlandscaping.
Thedesignofanyundergroundorpartiallybelowgroundcarparkmust:• notbeaccessedviaJackaBoulevard• providesecurebikeparkingandend-of-tripfacilities• haveaonemetreminimumbermsurroundingthePalaisTheatre• beconstructedtoallowforsignificantvegetationandbuildingstobelocated
on top of it• respecttheexistingformofCatanislopes• leavepartsofthesiteunexcavatedtoallowforlargetreesanddeeprooting
vegetation.
Wayfindingishowpeopleorientthemselveswithinaphysicalspaceandnavigatefrom place to place.
ToassistwayfindingthroughoutStKildaTriangleandbeyond,well-integratedsignage and devices should direct people through the site and promote local destinations along the foreshore.
These devices are particularly effective when embedded within the public realm through use of paving materials, incorporating graphics or other features into the ground and wall treatments.
LoADING ZoNeSLoading access will be controlled around St Kilda Triangle to support a primarily pedestrian and bicycle-friendly precinct.
Loading access for both the Palais Theatre and future site activities will be supported on Cavell Street and the western end of the Lower esplanade area. Loading and access will be controlled to minimise the impact on the site’s activities and adjoining land uses.
Taxiset-downareasanddrop-offzoneswillbeprovidednearthePalaisTheatreforecourt, The esplanade or the intersection of the Lower esplanade area and Cavell Street.
Therewillbenoloading,accessordrop-offareasonJackaBoulevard.
Proposals must: • investigaterationalisingormovingtheexistingtrafficsignalsonJacka
Boulevard to connect with the promenades and designated arrival points• considertrafficimprovementstoreducetrafficspeed• transformthevisualappearanceoftheStKildaTriangleinterfacewithJacka
Boulevard by using vegetation to create an enhanced tree-lined address to the site and St Kilda, as well as improving the driver experience
• widenpedestrianfootpathsaspartofthepromenades• considerpavingoptionsandothervisualcuestocreateamorepedestrian-
friendly environment• provideasetbacktoallowforawiderfootpathandgreaterseparation
fromtraffic.Thiswouldencourageaspill-outspacetotakeadvantageoftheafternoonsun,aswellasexpandviewstoLunaParkfromthenorthernapproachalongJackaBoulevard
• provideanactivated,highqualitydesignoutcomealongtheinterfacebetweenJackaBoulevardandStKildaTriangle.
Signage must:• beconsistentthroughouttheprecinct• beconcentratedatpopularpedestriannodesandlandmarks• makeapositiveandinnovativecontributiontotheurban
environment.
SunsetTrianglePlaza,LosAngeles,USA(Photo:ElizabethDaniels)
Southbank,Brisbane(Photo:CityofPortPhillip)
SunsetTrianglePlaza,LosAngeles,USA(Photo:ElizabethDaniels)
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It is envisaged that St Kilda Triangle will support year-round activity and uses by day and night. The site will be freely accessible to the public and the majority of its attractions will be available at no cost.
Public spaces and on-site facilities will encourage individual leisure, recreation, community activity and festivals. Cultural activities will be supported. This may includeshelteredspacesformusic,performancesandbusking.
UseswillcomplementnearbyfacilitiesinAclandandFitzroystreetsandsupportpublic open space uses and the Palais Theatre.
The following tables provide guidance on land uses that will be considered on the St Kilda Triangle site. Uses in Table 1 (Section 1 uses in a Planning Scheme) would not require a planningpermitfromCouncil.ThoseusesidentifiedinTable2(Section2usesinaPlanningScheme)Councilwouldconsiderbutmaybesubjecttospecificconditions.Forexample,wewouldn’twanttoseeanumberofofficesatgroundlevel but this use may be appropriate at upper levels, behind active frontages or with very limited frontages. UsesspecifiedinTable3(Section3uses)wouldbeprohibitedandCouncilwould not have the ability to consider an application for one of these uses.
LAND USe AND ACTIvITYUSe CONDITION/RESTRICTION
Arts and craft centre
Art gallery
Cinema
Function centre Function centre facilities must have a primary association with the Palais Theatre
Informal outdoor recreation
Market
TABLe 1: Preferred uses not requiring a planning permit(these would be considered as Section 1 uses in a planning scheme)
USe CONDITION/RESTRICTION
Amusement parlour
Bottle shop A bottle shop may not exceed a leasable floorareaof200m2
Carpark
Cinema based entertainment facility
Child care centre
education centre (other than Primary School and Secondary School)
Foodanddrinkpremises
minor sports and recreation facility (other than outdoor recreation facility)
Nightclub Anightclubmaynotexceedaleasablefloorarea of 200 m2
Office Anofficemaynotexceedaleasablefloorarea of 200 m2 Active frontages of the buildings is preferred, howeverofficemaybepermittedbehindorabove active uses or with limited frontage
Place of assembly (other than Amusement parlour and Place of Worship)
Residential hotel
Shop(otherthanadultsexbookshop,department store, restricted retail andsupermarket)
Tavern
TABLe 2: Potential uses which would require a planning permit and may be subject to conditions (these would be considered as Section 2 uses in a planning scheme)
TheterminologyusedisderivedfromthedefinitionsinthePort Phillip Planning Scheme in Section 74: Land Use Terms and Section 75: Nesting Diagrams.
CumberlandPark,Nashville,USAbyHargreavesAssociates CumberlandPark,Nashville,USAbyHargreavesAssociates
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Any development proposal should encourage pride and community involvement in the future of St Kilda Triangle by:• encouragingcommunityconsultation• encouragingparticipationfromlandlordsandtraders• incorporatingthecommunity-ledprinciplesintodesignoutcomes• ensuringspacesfunctionasformalandinformalcommunity
gathering places.
CommUNITY INvoLvemeNT
USe CoNDITIoN
Accommodation (other than Residential Hotel)
Adultsexbookshop
Brothel
Department store
Funeral parlour
Home occupation
Hospital
Industry
major sports and recreation facility
outdoor recreation facility
Place of Worship
Primary School
Retail premises (other than food and drinkpremisesandMarket)
Secondary SchoolService station
Supermarket
Warehouse
TABLe 3: Prohibited uses(These would be considered as section 3 uses in a planning scheme)
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