207-209 VICTORIA PARADE & 3 SMITH STREET, FITZROY ......The roof top includes a food a drink premise and terrace. The building form is made up of a distinct podium and tower response

20 DECEMBER 2019 P0009911 PREPARED FOR PELLICANO GROUP

207-209 VICTORIA PARADE & 3 SMITH STREET, FITZROY APPLICATION FOR PLANNING PERMIT RFI RESPONSE (PLN19/0592)

© Urbis Pty Ltd ABN 50 105 256 228 All Rights Reserved. No material may be reproduced without prior permission. You must read the important disclaimer appearing within the body of this report. urbis.com.au

URBIS STAFF RESPONSIBLE FOR THIS REPORT WERE:

Director Jamie Govenlock

Associate Director Rebecca Lyons

Consultant Juliette Lovett

Project Code P0009911

Report Number 02

CONTENTS

URBIS RFI TP REPORT_DECEMBER 2019

TABLE OF CONTENTS

Introduction ........................................................................................................................................................ 1

1. Proposal ................................................................................................................................................ 3

1.1. Overview ............................................................................................................................................... 3

1.2. Uses ...................................................................................................................................................... 3

1.3. Summary of Building Layout ................................................................................................................. 3

1.4. Parking and Access .............................................................................................................................. 6

1.5. Permit Triggers ..................................................................................................................................... 6

2. Urban Context ....................................................................................................................................... 7

2.1. Subject Site ........................................................................................................................................... 7

2.2. Immediate Interfaces ............................................................................................................................ 9

2.3. Surrounding Context ........................................................................................................................... 10

2.4. Access and Movement........................................................................................................................ 13

3. Planning Assessment ......................................................................................................................... 15

4. Consistency with Planning Policy ....................................................................................................... 16

5. Appropriateness of Land Uses ........................................................................................................... 17

6. Built Form Outcomes .......................................................................................................................... 18

6.1. Building Height .................................................................................................................................... 18

6.2. Podium Design .................................................................................................................................... 20

6.3. Tower Setbacks .................................................................................................................................. 20

6.4. Overshadowing ................................................................................................................................... 21

6.5. Heritage .............................................................................................................................................. 21

6.6. Landscaping ........................................................................................................................................ 22

7. Building Performance.......................................................................................................................... 23

7.1. Wind .................................................................................................................................................... 23

7.2. Environmentally Sustainable Design .................................................................................................. 23

8. Building Services ................................................................................................................................ 24

8.1. Traffic, Access and Parking ................................................................................................................ 24

8.2. Waste Management ............................................................................................................................ 24

9. Conclusion .......................................................................................................................................... 25

Figures:

Figure 4 – Proposed render at 207 Victoria Parade, Fitzroy .............................................................................. 5

Figure 1 – Site Aerial .......................................................................................................................................... 8

Figure 2 - Local Building Heights ...................................................................................................................... 12

Figure 3 – Activity Centre and Public Transport Map ....................................................................................... 14

PICTURES:

Picture 1 – Rear of Subject Site ......................................................................................................................... 7

Picture 2 – Subject site looking North West ....................................................................................................... 7

Picture 3 – Subject site and Little Smith Street .................................................................................................. 9

Picture 4 – No. 7 and No. 9 Smith Street ........................................................................................................... 9

Picture 5 – No. 1 Smith Street, looking East ...................................................................................................... 9

Picture 6 – Smith Street, looking North .............................................................................................................. 9

Picture 7 – Epworth Freemasons and Eastbourne Apartments ....................................................................... 10

Picture 8 – Victoria Parade, looking east .......................................................................................................... 10

Picture 9 – Residential Properties looking West, with the heritage building in the foreground ........................ 10


Picture 10 – Interface with the office at 203 Victoria Parade, taken from the rear ........................................... 10

Picture 11 – Shadow diagram, 9 am September 22nd ..................................................................................... 21

Picture 12 – Shadow diagram, 3pm September 22nd ...................................................................................... 21

Picture 13 – The façade viewed from Victoria Parade, in relation to McClelland Terrace. .............................. 22

CONTENTS


INTRODUCTION 1

INTRODUCTION Urbis Pty Ltd acts on behalf of Pellicano Pty Ltd, in support of a planning permit application at the property known as 207-209 Victoria Parade and 3 Smith Street, Fitzroy. Further to Council’s Request for Further Information, dated 24 September 2019 please find enclosed the following documents:

• Amended Town Planning Report prepared by Urbis;

• Amended ESD report prepared by Ark Resources;

• Amended Waste Report prepared by Ratio;

• Amended Traffic Report prepared by Ratio

• Statement of Changes prepared by Six Degrees Architects;

• Amended Architectural Plans prepared by Six Degrees Architects;

• Acoustic Report prepared by Acoustic Logic; and

• Landscape Plan prepared by CDA.

The proposed revitalisation of the site proposes a mixed-use development, up to 13 storeys high; with three levels of basement carparking, retail at ground floor and office above. A food and drink premises and terrace is located at rooftop.

The subject site is located within the Commercial 1 Zone (C1Z) and affected by a Heritage Overlay (HO334) and the Design and Development Overlay (DDO2), under the Yarra Planning Scheme.

Planning permission is required for the following:

• To construct a building or construct or carry out works in the Commercial 1 Zone (Cl.34.01-4)

• To demolish a building in the Heritage Overlay (Cl.43.01-1)

• To construct a building or construct or carry out works in the Heritage Overlay (Cl.43.01)

• To construct a building or construct or carry out works in the Design and Development Overlay (Cl.43.02-2)

• For a reduction in carparking requirements (Cl.52.06-5).

The proposal is found to respond appropriately to the relevant State and Local Planning policies which seek to intensify built form in appropriate circumstances, building upon the evolving character of the Fitzroy region. The building design comprises a number of ESD initiatives and built-in amenities and is expected to become the benchmark for exemplary building design within the City of Yarra. The proposal will enable substantial employment opportunities (both during construction and associated with the office use) in an attractive location, with the standard of building and design inclusions, seeking to attract top firms. In particular:

• The site presents an excellent opportunity for redevelopment, noting:

− The site is large and comprises three street frontages, including to the major arterial road of Victoria Parade as well as Smith Street and Little Smith Street

− The existing building provides minimal contribution to the broader streetscape, is old and in need of renewal and is an underutilisation of the site

− The site represents a key strategic opportunity for a bold landmark building having regard to the site’s location at the gateway to Smith Street

• Victoria Parade is an evolving area of the city, with the boulevard punctuated with varying height and scale. A building of scale on this key corner site will add to the evolving boulevard and skyline of Victoria Parade, and demark the entry to the Smith Street Activity Centre.

2 INTRODUCTION URBIS

RFI TP REPORT_DECEMBER 2019

• The proposal incorporates a number of benefits, both to the public realm but also to future tenants, including increased laneway and foot path widths, activated edges, large areas of amenity for future employees, light bright spaces, substantial bicycle parking, substantial landscaping integrated into the façade of the building design and green initiatives.

• The building comprises a design that is responsive to its context and immediate interfaces, in particular the neighbouring heritage building at 203 Victoria Parade. This includes appropriate setbacks, recessed spaces and synergies in heights relevant to the podium.

• The architecture presents a strong and memorable response to the corner and builds on the diverse array of design in the area. Significant emphasis has been placed on the lower levels to ensure a high degree of activity, intrigue and engagement reflective of the programme of uses.

• The proposal provides a significant opportunity for a high-profile tenant to not only inhabit the building but also promote the economic creditability and productivity of the area. The co-working space on the lower levels also provides opportunity for creatives and small business. Substantial employment opportunities will be facilitated by this proposal, both during construction and thereafter.

• The proposal has made a commitment to becoming/achieving:

− 5 Star Green Star Design, representing Australian Excellence

− 5.5 star NABERS Energy rating in operation

• Access, parking and loading are appropriate resolved on-site, with a substantial directive to promote cycling, electric car use and public transport through design.


PROPOSAL 3

1. PROPOSAL

1.1. OVERVIEW The proposal seeks approval to construct a 13-storey mixed-use office building with a three-level basement below comprising 35 car spaces. The maximum building height reaches 49.65 metres. The ground floor will be occupied with a café (food and drink premises) and a showroom (restricted retail premises), with offices above. The roof top includes a food a drink premise and terrace.

The building form is made up of a distinct podium and tower response. The podium heights have taken reference from the adjoining heritage building at 203 Victoria Parade and the varied building form along Smith Street. The podium adopts a number of design treatments to create a playful and bold gesture to mark the corner and anchor the development above. This includes a more robust concrete façade with circular windows along the Victoria Parade and Smith Street podium frontage, with the north eastern end adopting a box like treatment to demarcate the entries and food and drink premises below.

The building is setback 2 metres from the Victoria Parade property boundary, to allow for a 6-metre-wide footpath at this frontage to enhance the boulevard feel. Further, a 265mm setback from Little Smith Street is provided to increase the width of the laneway to the rear of the site to enable the safe and efficient movement of vehicles along this section of Little Smith Street.

Upper level setbacks have been provided above the podium and provide for equitable development opportunity having regard to the commercial uses proposed. The tower is a more simplified glazed design response with the expanse broken up through integrated vertical landscaping.

1.2. USES The proposed land uses, are as-of-right uses within the Commercial 1 Zone, and are described as follows:

Floor Land use Total area

Ground Floor Food and drink premises (café) 123.4 sq.m

Restricted retail (showroom) 180.4 sq.m

Level 1 – 3 Office (co-working space) 1,511.1 sq.m

Level 4 – 11 Office 3,274.5 sq.m

Level 12 Food and drink premises 268.3 sq.m

Terrace 90.4 sq.m

No liquor licence is sought as part of this application.

1.3. SUMMARY OF BUILDING LAYOUT

Level Proposal

Basement • Three levels of basement carparking (35 cars) accessed via ramp at the northern frontage to Little Smith Street, at the north-western corner.

• Refuse and recycling bins at Basement 1

Ground Floor • A 1.9-4.4m setback from Victoria Parade allowing for a widened footpath

• A 1.1m setback from southern portion of Smith Street

4 PROPOSAL URBIS


Level Proposal

• Increased laneway width to 3.2m

• Foyer to upper levels uses via lifts. Lift core centrally located within the building (connecting all levels including the basement)

• Food and drink premises (123.4sq.m) including an internal courtyard and seating; and showroom (180.4 sq.m)

• Bike store with 31 vertical hanging bikes, plus 2x e-bikes, plus an additional 3 hoops (6) visitor bike parking spaces outside the store room and 12 floor mounted hoops at the Smith Street footpath.

• Substation and switch room

Level 1 • Office (622.5sq.m)

• Floor plate built to the boundary with the exception of:

− Heritage setback at the south western corner, measuring 4.3m from western boundary, and 4.4m from the south (this setback is carried up to level 2)

− Setback 2.2 metres at northern portion of Smith Street

− Setback 3.7 metres from Little Smith Street at north-eastern corner (setback is taken from carried up the eastern elevation of podium)

These setbacks are carried up the entire podium

Level 2 • Office (621.2 sq.m)


• Terrace (277.8 sq.m)

• Minimum setback 3.2m from western boundary

• At northern interface, a series of recessed bay varying from 2.9-4.5m (measured from centre of laneway)

• Setback 2.2-5 metres from eastern interface.

• Plant and services against the western interface


• Tower element cantilevered above podium terrace providing the following setbacks:

− North – 1.6m – 4.5m (measured from centre of laneway)

− East – 2.2m – 5m

− South – 2.54 – 5 m

− West – 3 – 4.57 m

• Standard balconies (north – 21.8sq.m, east 20.1 sq.m, south 6.8 sq.m)

Level 5 -11 • Standard Office Floor Plate (414.5 sq.m)

• Standard balconies (north - 22.4sq.m, east 5.8 sq.m, south 4 sq.m)

• Setbacks:


PROPOSAL 5

Level Proposal

− North – 1.78 – 4.5 metres (measured from centre of laneway)

− East – 3 metres

− South – 2.6 - 3.12 metres

− West – 3 – 4.2 metres

These setbacks are carried up to rooftop

Level 12 • Plant room

• Food and drink (268.3 sq.m)

• Roof top terrace (70.5 sq.m), courtyard (20 sq.m)

Figure 1 – 3D view of the proposed development, from corner of Victoria Parade & Smith Street

6 PROPOSAL URBIS


1.4. PARKING AND ACCESS Vehicle access to the site is proposed via a crossover at the sites north western corner, accessible from Little Smith Street. The crossover will provide access via a ramp to the three basement levels, providing 35 carparking spaces.

All car spaces have been designed in accordance with Clause 52.06 of the Yarra Planning Scheme.

A total of 51 bicycle parking spaces are provided by the development including 33 spaces within the ground level bike store, plus 2 x e-bikes, 6 for visitors at ground level outside the bike store, and 12 on street spaces available for use by the general public.

1.5. PERMIT TRIGGERS The proposal triggers the following permit requirements:

• Clause 34.01-1 (Commercial 1 Zone) – a permit is required for the construction of a building or construction or carrying out of works

• Clause 43.01-1 (Heritage Overlay) – a permit is required to demolish a building

• Clause 43.01-1 (Heritage Overlay) – a permit is required to construct a building or construct or carry out works

• Clause 43.02 (DDO2) – a permit is required to construct a building or construct or carry out works

• Clause 52.06 (Car Parking) – a permit is required for a reduction of carparking.


URBAN CONTEXT 7

2. URBAN CONTEXT

2.1. SUBJECT SITE The subject site is located on the north west corner of Victoria Parade and Smith Street and comprises street frontages of approximately 24m and 35m respectively, resulting in an overall site area of approximately 876 square metres. Additionally, the subject site backs onto Little Smith Street, a bluestone laneway which runs to the north of the subject site.

The site is legally described as Lot 1 on Title Plan 423699E. There are no covenants or S173 agreements which encumber the site.

The site comprises a double storey commercial building. The building is setback approximately 2.17 metres from the title boundary along the frontage to Victoria Parade, and built to the boundary along Smith Street. An at-grade open-to-the-air car park consisting of approximately ten spaces exists at the north western corner of the site, accessed via Little Smith Street. The site comprises a slight fall of 1 metre running northwest to south-east

Victoria Parade is a major arterial road which carries traffic from the eastern suburbs into Central Melbourne.

The site in its prominent corner location, is considered the gateway to the Smith Street Major Activity Centre.

Picture 1 – Rear of Subject Site Picture 2 – Subject site looking North West

8 URBAN CONTEXT URBIS


Figure 2 – Site Aerial

Source: Nearmap


URBAN CONTEXT 9

2.2. IMMEDIATE INTERFACES The site’s key interfaces are described as follows:

2.2.1. Northern Interface

Immediately north of the subject site falls Little Smith Street, a single width bluestone laneway. Beyond Little Smith Street is a three-storey mixed use brick building, reaching 10.3 metres in height. This building has a café / restaurant at ground floor and offices above. Further north, a 7-storey contemporary mixed-use building sits at No. 9 Smith street having a podium of 3 storeys/11.2metres and staggered setbacks for the 4 levels above with an overall height of 23.7metres high.

Picture 3 – Subject site and Little Smith Street Picture 4 – No. 7 and No. 9 Smith Street

2.2.2. Eastern Interface

Immediately east of the subject site is Smith Street, a North-South running street supporting two lanes of traffic in each direction with parallel parking on each side of the road. Beyond Smith Street is a 2-storey building comprising a McDonalds Restaurant and offices at No. 1 Smith Street. This corner site has basement car park access via Victoria Parade.

Picture 5 – No. 1 Smith Street, looking East Picture 6 – Smith Street, looking North

2.2.3. Southern Interface

Victoria Parade adjoins the subject site to the south, a main arterial (and Road Zone Category 1) running East-West, approximately 62m in width. Victoria Parade supports three lanes of traffic and a bus lane in each direction. Additionally, a median nature strip, 31 metres wide, runs through the middle of the road zone



also supporting a tram line in both directions. Victoria Parade is a distinctive boulevard as identified within the Yarra Planning Scheme’s Design and Development Overlay – Schedule 2 (Main Roads and Boulevards).

Immediately south of Victoria Parade is Epworth Freemasons Hospital, with a varying building height of 3-4 storeys of contemporary design and Eastbourne Apartments at a height of 11 -17 levels.

Picture 7 – Epworth Freemasons and Eastbourne

Apartments Picture 8 – Victoria Parade, looking east

2.2.4. Western Interface

Abutting the subject site to the west is a two-storey heritage terrace reaching a maximum height of 12.3 metres. The adjoining property is included on the Victorian Heritage Register (VHRHO590) and is subject to the Heritage Act. It is also significant within the precinct and has a local statement of heritage significance. The rear of the site is a newer addition.

Beyond the abutting residence are a row of more recently built terrace townhouses extending west until reaching George Street. This residential strip is zoned as General Residential Zone - Schedule 1.

Picture 9 – Residential Properties looking West, with the

heritage building in the foreground Picture 10 – Interface with the office at 203 Victoria

Parade, taken from the rear

2.3. SURROUNDING CONTEXT Fitzroy is an inner urban area located north east of the Hoddle Grid. This area of Fitzroy comprises a mix of use and development, consistent with the varied zoning in the area. The area is expected to further evolve as additional development takes place in line with the strategic vision for Fitzroy, and in response to the growing pains of the central city whereby such large sites in fringe and prominent locations are increasingly sought after.

The surrounding area features a mixture of land uses and development. More specifically:


URBAN CONTEXT 11

• Victoria Parade is made up of buildings of varying heights and sizes, and of mixed historical periods and styles. Terrace housing is interspersed amongst small businesses.

• To the south is a commercial/ office strip including the Epworth Freemasons Hospital, St Vincent’s Private Hospital, University of Divinity, Catholic Theological College amongst other large commercial buildings. Additionally, Fitzroy Gardens falls to the south, a historic 26-hectare traditional park with tree-lined walking paths and large lawn spaces. Of particular note is the Eastbourne Apartments which has recently finished construction and is 17 storeys.

• To the north is a mixture of retail businesses along Smith Street such as bars, restaurants, fashion retailers and supermarkets, as well as residential development comprising townhouses and apartments.

• To the east is Collingwood, which contains a similar mix of residential and commercial development. A number of car dealerships such as Porsche, Hyundai and Honda are east of the site. As well as large scale retail stores such as Bunnings Warehouse and a series of cafes and restaurants.

• West of the subject site contains a mix of land uses including the St Vincent’s Hospital, Australian Catholic University, St Patrick’s Cathedral and the Carlton Gardens which houses the Royal Exhibition Building (the dome is listed as a world heritage item) and the Melbourne Museum. A number of larger, notable approvals have recently been issued along this stretch, with development under construction. The west is also interspersed with areas of low-rise residential developments, mainly townhouses of 1-2 storeys.

• The surrounding area is in a state of change, with a number of higher density developments constructed and approved or are proposed nearby. The table and height map below located developments ranging between 7-17 storeys.



Figure 3 - Local Building Heights


URBAN CONTEXT 13

2.4. ACCESS AND MOVEMENT The subject site is well positioned in terms of public transport with the following tram and bus routes within proximity to the subject site:

• Route 109 Tram between Box Hill and Port Melbourne

• Route 12 Tram running from Victoria Gardens to St Kilda (Fitzroy Street)

• Route 86 Tram connecting Bundoora RMIT to Waterfront City Docklands

• Route 11 Tram running from West Preston to Victoria Harbour Docklands.

• Bus Route 350 between the City and La Trobe University via the Eastern Freeway.

• Bus Route 684 from Eildon to Melbourne Via Lilydale Station



Figure 4 – Activity Centre and Public Transport Map


PLANNING ASSESSMENT 15

3. PLANNING ASSESSMENT The proposal presents an exciting opportunity to enhance the site and deliver a high-quality mixed-use development at a prominent corner site.

The key planning considerations relevant to this application are as follows:

• Planning policy support for the proposal

• Appropriateness of the land uses proposed

• Built form outcomes including appropriateness of height and building setbacks, external impacts, relationship with nearby heritage, and design of the building

• Building services

• Building performance

Details of the planning controls and permit triggers are included within Appendix B.

16 CONSISTENCY WITH PLANNING POLICY URBIS


4. CONSISTENCY WITH PLANNING POLICY The proposal is found to be consistent with the State and Local Policy Frameworks as detailed below:

• The development takes advantage of its location and positively responds to its context, being the entry to the Smith Street Activity Centre (Cl.22.10-2). The development offers an increase in employment opportunities to a diverse range of people (Cl.21.03); providing a bold and creative higher density development that will reinforce the existing urban fabric (in line with Cl.21.05-2).

• The corner site is at the crossroads of two major roads and highly serviced public transport routes. The proposal appropriately seeks a reduction to the number of carparking spaces to take advantage of its access to sustainable alternatives, reflecting the intentions of Clause 18.02 (Movement Networks). Further, a total of 51 bicycle parking spaces as well as end-of-trip facilities have been incorporated into the design, available for staff and visitors to the site.

• The proposal adopts a style and scale that is consistent with the strategic framework planning policies, which allows the subject site and surrounds to comprise pockets of higher density development (Cl.21-05-2). The site is suitable for a higher density office development that will benefit from the public transport-rich area. The predominantly commercial use and significant focus on environmentally sustainable design will set a benchmark for commercial development within Fitzroy.

• The proposal has deliberately located the bicycle parking so that it is visible from the streetscape. The development has a substantial directive to promote cycling. The bicycle parking will provide a high degree of activity at ground level, which will intrigue and engage tenants and the wider public. The intent is to encourage future tenants and the wider public to choose bike riding as their preferred mode of transport (Cl.15.02)

• Widening the footpath strengthens the boulevard character at the Victoria Parade interface (Cl.21.05-3) and improves the public environment to encourage community interaction (Cl21.04-4).

• The retail tenancies have been designed to reflect the fine grain nature of the surrounding area, achieving the intentions of C.21.03 and Cl.43.02. The retail interface at ground floor is of a high-quality design outcome that will contribute to the retail offering and vibrancy of the Smith Street Activity Centre (Cl. 21.04-2)

• The building design, traffic, carparking and site layout have been carefully considered to ensure negligible impacts on the surrounding land uses and amenity (Cl.34.01). Vehicle access is proposed from the Little Smith Street laneway to ensure maximum articulation along the street frontages and to maintain the safe and efficient operation of Smith Street (Cl.22.07).

• The proposal achieves at a minimum, best practice ESD initiatives, with the design potential to achieve Australian Excellence. Initiatives include high performance glazing and energy efficient building services, rainwater harvesting systems, solar rooftop, e-bikes and electric vehicle charging infrastructure and environmentally preferable internal finishes (Cl.15.02)

Noting the locational advantages attributable to the site, being on the city fringe, a corner site and the gateway to the Smith Street Activity Centre, the proposed development represents a unique opportunity to accommodate a significant, landmark commercial building.


APPROPRIATENESS OF LAND USES 17

5. APPROPRIATENESS OF LAND USES Located at the gateway to the Smith Street Major Activity Centre, it is fitting that the proposed building will offer a mix of uses and at a greater density. The mixed-use development proposes restricted retail (showroom) and a food and drink premises (café) at ground floor, and office including co-working spaces above, all of which are as-of-right in the Commercial 1 Zone. Such a range of uses will provide additional job opportunities for the community and will enhance the commercial vitality of the Smith Street Activity Centre.

The proposed showroom and food and drink premises will contribute to the commercial character of Victoria Parade and Smith Street. These tenancies will contribute to the street activity seven days a week (not just core business hours) and are expecting to bring back life and energy to this corner of Smith Street. Pedestrian access off Victoria Parade and Smith Street has been provided to ensure both interfaces are activated, as follows

• Access to the office component via an entrance fronting Smith Street

• A separate entrance to the café provides screening elements and setbacks from Smith Street, to provide a pleasant sunlit café entry, protected from Smith Street traffic

• Pedestrian access to the showroom via Victoria Parade entrance

• Little Smith Street to provide vehicular access to the site. The rear vehicle access ensures the quality of the public realm and street frontage is maximised.

The ground floor tenancies and public realm offerings will be a physical improvement to the current site conditions. Maintaining the widened footpath within the subject site at the Victoria Parade interface will encourage ease of movement and opportunity for greater activity.

The open plan office spaces are flexible and adaptable appealing to a variety of tenants.

The rooftop food and drink premises will operate as a restaurant, taking advantage of the extensive views this building will offer and contributing another quality hospitality destination within the City of Yarra.

The combination of uses will provide a vibrant and effective development outcome on this currently under-utilised parcel of land. Such uses appropriately respond to the purpose of the Commercial 1 Zone and complement the surrounding uses.

18 BUILT FORM OUTCOMES URBIS


6. BUILT FORM OUTCOMES The proposal is located within the Commercial 1 Zone, whereby the use and development of offices is encouraged.

Whilst there is a directive within State and Local Planning Policy to facilitate well designed commercial developments including of increased scale in appropriate locations, it is important to ensure that the area develops in a manner that is sustainable, results in quality urban outcomes and is responsive to the context in which it is located.

Through the urban context analysis of the subject site and the wider area, it has become apparent that the site presents a unique redevelopment opportunity. This is a large site with only one sensitive interface, being 203 Victoria Parade. The existing use and development are not an efficient or visually amenable outcome for a key gateway site to the Smith Street Activity Centre. The site sits within an area with varied scale and densities, and which is evolving at relative pace. This proposal will build on the success of the precinct being an area of transition and set to undergo significant renewal and change (particularly as the central city supply becomes increasingly under pressure). The proposal will provide employment opportunities close to where people may live and play.

Critical factors in the formulation of the design includes:

• The site in its prominent corner location, is the start of the Smith Street retail precinct and the Victoria Parade commercial Precinct. The Smith Street Structure Plan identifies the land to be a commercial /mixed use area, and in a location that will benefit from an uplift in floor space and building height. This gateway site presents a great opportunity to contribute to the preferred future development of the Smith Street Activity Centre, in essence bookmarking the precinct with punctuating height and built form.

• A large corner site provides the ability to incorporate public realm improvements into the design including increased laneway width to Little Smith Street, maintaining the footpath width along Victoria Parade incorporating 2 metres within the title boundary at ground level, and street furniture in the form of bicycle stands and landscaping along Victoria Parade and Smith Street

• Three street frontages providing for improved activation and ground level retail opportunities, with vehicular access and servicing able to be obtained from Little Smith Street

• Three street frontages and a Victorian Heritage Registered building, allowing for excellent solar orientation for the development and opportunity for vertical landscaping

• The site is ready for renewal and in an area experiencing reasonable degree of change, inclusive of other taller forms along Victoria Parade and Smith Street

• The site is within close proximity to the City and affords excellent access to public transport and amenity

• The site is in a trendy area of the city and will attract a different type of worker and firms

• The size of the site and location of the core can achieve open, adaptable floor plates

• Extensive access to alternate modes of transport supports the reduction of car parking provision and encourages the provision of greater bicycle parking, which can be celebrated in the design

The resulting design of the building is one of high standard, offering depth and consistency, complexity and play. The design and materials of the building give the appearance of strength and durability within the podium and a lighter more uniform commercial appearance with vertical landscaping and projecting balcony elements in the tower above.

The following is an assessment of the building design and height and should be read in conjunction with the accompanying Urban Context and Design Response report by 6 degrees. The proposed building has been designed to directly respond to the site context, as outlined at Section 2 of this report.

6.1. BUILDING HEIGHT The sites locational advantage and corner nature provide an opportunity to enable a building of significance. The application proposes a 13 level/49.65 and over 7,000sqm of commercial area. The proposal has been


BUILT FORM OUTCOMES 19

formulated on the basis of a number of factors including, contextual and policy analysis, site characteristics, demand following early discussions with the market, and the cost of construction.

Notably, there are no height controls that apply to the site under the Yarra Planning Scheme. It is recognised that the local planning policy indicates a preferred 5-6 storey building height for activity centres, however it also recognises that taller forms may go beyond this in circumstances. Indeed, given the recent development trend throughout Yarra and existing approvals, this policy appears somewhat outdated.

Notwithstanding, it is considered that the building height proposed is suitable having regard to the following:

• This is a large site that is capable of accommodating a bigger building form and the necessary setbacks.

• Smith Street is characterised by a dense inner-city urban fabric. Victoria Parade is identified as being an important boulevard, that is of notoriety (as detailed in DDO2). The proposed development represents a high-quality contemporary design which achieves human scale at the ground level.

• Smith Street and Victoria Parade are undergoing significant intensification as detailed by the Building Heights Map in Section 2.3 of this report and the Streetscape Elevation below. A smaller building height on this site and in this area, would be a grossly inefficient use of a key redevelopment site.

• The overall height and scale of the proposal is consistent with the emerging character of Victoria Parade, as well as development along Smith Street. It is noted that Eastbourne Apartments, a 17 storey development is immediately adjacent the site on the southern side of Victoria Parade, as well as the ACU development of 14 storeys at 115B Victoria Parade, 12 storeys at 81-89 Victoria Parade (proposed) and 11 storeys at 1-57 Wellington Street and 71-77 Victoria Parade, Collingwood (amongst others).

• Benefiting from two main road frontages, the site can readily accommodate higher density development and will act to bookend development along Smith Street (for which 9-11 storey development is increasingly commonplace).

• When viewed in the broader streetscape, the proposal will provide punctuation and rhythm along Victoria Parade and Smith Street.

• The three-storey street wall will sit comfortably in the surrounding context and provides a suitable nexus with the adjoining heritage abuttal.

• The building does not dominate or takeaway from any key landmarks or taller built forms in the area.

• The building does not result in significant overshadowing to the footpath on the eastern side of Smith Street footpath, nor is the tram stop on Victoria Parade affected. There is some overshadowing to properties to the west during the morning, however this is for a limited time and not unreasonable in light of the activity centre context.

• The design provides community benefit in the form of a widened footpath and laneway, as well as bicycle parking, public seating and landscaping along Smith Street.

• The proposal is of a high quality and considered design response that will create a visually interesting building form at the gateway to the Smith Street Activity Centre. The proposed design adopts bold yet restrained architecture, fitting for this area of the city. The considered response sits harmoniously with the existing streetscape whilst providing a contrasting contemporary style.

• Floor to floor heights are proposed at 3.6 metres which is sufficient to meet with building requirements and environmentally sustainable design considerations, whilst seeking to reduce the overall building height where possible.

• The tower is considerably recessed to minimise the visual bulk when read within the broader streetscape

• Integrated landscaping has sought to soften the built form and building height.



Figure 5 – Streetscape Elevation – Smith Street

6.2. PODIUM DESIGN The podium has incorporated a playful architecture to give interest and life to the building. The podium presents as a series of buildings to break down the bulk and massing and respect the fine grain nature evident in the area. The smaller gridded window expression to the northeast is a reference to the steel factory window aesthetic of Fitzroy and Collingwood. The window elements provide a differentiated design treatment from the more regular tower form above.

The podium is generally built to all boundaries, save for:

• The southern boundary at ground level which is setback 2 metres to accommodate the footpath widening with weather protection created through the cantilevered building above

• 265mm along the northern boundary to accommodate a partial laneway widening

• The ground level café which is inset to provide for outdoor dining within the site boundaries however enclosed through an architectural framing element; and

• The entire height of the podium is also recessed at the south west corner to provide for a visual break between the proposal and the neighbouring heritage building at 203 Victoria Parade.

The podium height matches that of the existing parapet height of the neighbouring heritage at 203 Victoria Parade, whilst the varied podium height to Smith Street is reflective of the diverse streetscape throughout this section of Smith Street. The landscaped podium terrace adds to the amenity available for the future tenants as well as contributing to the vibrancy and aesthetics of the building from public vantage points. The terrace is an area to be utilised all year round, as a place to have lunch, a meeting, or to relax in outdoor open space. The location of the bicycle store at grade and addressing Smith Street provides opportunity to celebrate green modes of transport as well as presents a highly active interface associated with cyclist movements to and from the site.

6.3. TOWER SETBACKS The tower composition is asymmetrical in height, reflecting the varying building heights on Victoria Parade as well as seeking to celebrate this key corner gateway site and create a clear marker to Smith Street. Above the podium, there is a recessed level enabling the terraced break out spaces. The tower component then partially cantilevers over the terrace to the north south and east. The main tower component has adopted setbacks generally of 3 metres (to the north, this setback has been taken from the centre of the laneway) reflecting the response sought for commercial development in other activity centres throughout the City of Yarra. Where the building form has projected beyond the 3 metres, this is generally associated with building articulation and landscaping or balconies and does not impact on equitable development opportunity or amenity of neighbouring sites.

The setbacks proposed not only serve to protect the amenity of the surrounding area and mitigate the perceived bulk and massing of the built form which may be experienced from nearby developments; but will also aid to create a building identity, provide for substantial terracing and potentially change the way people


BUILT FORM OUTCOMES 21

work, become a visually amenable focal point for the surrounding area given the associated landscaping opportunities, and more generally improve the quality of the environment.

6.4. OVERSHADOWING Six Degrees architects have prepared shadow diagrams for the hours of 9am to 3pm during Spring Equinox. The analysis demonstrates the existing and proposed shadows.

The proposed setbacks and building form avoid unreasonable overshadowing to the surrounding area. In particular, the proposed development will result in minor overshadowing impacts to the footpath on the eastern side of Smith Street and corner of the McDonalds, will not impact on the tram stop to the south, and will result in minor morning shadows to the private open space of 197, 199 and 201 Victoria Parade. In the context of an activity centre and Commercial 1 Zone, the shadows proposed are deemed to be reasonable.

Picture 11 – Shadow diagram, 9 am September 22nd Picture 12 – Shadow diagram, 3pm September 22nd

6.5. HERITAGE The property at 207-209 Victoria Parade (the subject site) is not on the Victorian Register, however it is included in the Heritage Overlay of the Yarra Planning Scheme (HO344) as part of the South Fitzroy Precinct. The existing buildings on site and surrounding buildings are non-contributory, with the exception of McClelland Terrace at 203 Victoria Parade. Little Smith Street has also been nominated as of heritage interest noting its bluestone paving. The proposed building has responded to such, as follows:

• The proposed building has been carefully articulated to break up its mass and respond to the McClelland Terrace and Little Smith Street. Directly adjacent to the terrace, at the south-western corner, the building has been setback behind the front wall creating a recessed section that matches the top of the terrace and reinforces this the existing scale of the streetscape. This clear separation retains important views to the terrace and ensures that the proposal does not overwhelm the historic importance and aesthetic of McClelland Terrace.

• The podium height matches the top of the urns of the adjoining McClelland terrace. The taller component of the office building is setback to appear visually distinct from the podium below.

• The heritage values of Little Smith Street will be protected during construction. Should the bluestone paving be damaged or removed, the laneway configuration will be relayed, to the satisfaction of Council. The additional width of the laneway will be in a dark grey concrete (or the like) to subtly distinguish it from the heritage bluestones.



Further detail is provided within the heritage report by HLCD Pty Ltd.

Picture 13 – The façade viewed from Victoria Parade, in relation to McClelland Terrace.

6.6. LANDSCAPING The inclusion of substantial and meaningful landscaping within the design is a significant component of the proposal and something that has been well considered and integrated within the initial planning for the site. The result goes beyond simply a “green wall” and is found to be a superior example of the role of vertical landscaping within architecture. The greening of the building has created an attractive juxtaposition within the broader Collingwood-Fitzroy streetscapes as well as providing a natural buffer between the balconies (to the north) and nearby residences. The non-accessible planter boxes, landscaped terraces and balconies provide an opportunity to change the way in which we work, encouraging outdoor meetings or working outside through design and amenity. It is expected that this type of offering will align with the values of the tenant/s once awarded.


BUILDING PERFORMANCE 23

7. BUILDING PERFORMANCE

7.1. WIND Mel Consultants have reviewed the proposed development and confirm no significant impact on the ground or terrace levels wind conditions. The proposed development meets the criterion for walking comfort for all wind directions. Refer to the enclosed letter from Mel Consultants for further detail.

7.2. ENVIRONMENTALLY SUSTAINABLE DESIGN Environmentally sustainable design and innovation have been at the forefront of the design from the outset for this site. To this degree the proposal is a highly resolved and integrated design response that goes above and beyond what is expected and has been accepted in this area.

The proposed design includes numerous sustainable design features, including the following:

• High performance glazing and energy efficient building services, appliances and fixtures

• 600mm deep steel grating and single glaze louvres to balcony at north facde

• 300mm mullions to east, west and south facades

• 400x400 glaze grid at smith street

• Rainwater harvesting for toilet flushing and irrigation

• High efficiency solar PV modules installed comprising vertical building PV on western service core façade, and east-west dual tilt at roof level.

• E-bike and electric charging infrastructure

• Environmentally preferable internal finishes.

• Prominent bike store at the entry elevates ESD initiatives.

The site clearly presents a number of opportunities given the size, orientation, depth and location which enable highly efficient floor plates and ability to capitalise on the existing proximity to services. In this regard, the building is achieving premium scores in a number of instances, and with a possibility to still exceed those scores currently submitted through detailed design.

The applicant’s commitment to sustainable travel and end of trip facilities is a key undertaking of the proposal which seeks to go beyond simply “achieving” the vision for this area and the City of Yarra more generally, rather the project is seen to redefine how commercial buildings could be designed into the future.

The thought process behind the internal workplace and terrace spaces proposed has also been considered noting the change in the way people work and will work in the future. The office design is one that has sought to foster a collaborative and social environment where people enjoy coming to work.

Further, the substantial landscape terraces act to green the building and reduce carbon emissions. The proposal has been deliberate in its design to ensure the incorporation of appropriate water sensitive urban design measures for reuse both for toilet flushing and landscape maintenance, as well as manage discharge of stormwater run-off.

The enclosed ESD confirms that development has potential to achieve a Green Star 5 Star Rating, a NABERS Energy 5.5-star rating. The development also meets the Best Practice standard for Urban Stormwater Quality and therefore meets the objectives of Clause 22.12 and 53.18 of the City of Yarra Planning Scheme.

24 BUILDING SERVICES URBIS


8. BUILDING SERVICES

8.1. TRAFFIC, ACCESS AND PARKING A Traffic Impact Assessment has been prepared by Ratio Consultants. Overall, the assessment is supportive of the number of carparking spaces proposed, concluding that:

• An appropriate number of carparking spaces have been provided at site, having regard to the demand likely to be generated, the surrounding land uses and the nature of the locality with excellent access to alternate modes of transport.

• A reduced provision of on-site parking will consequently reduce the impact to traffic congestion in the vicinity.

• On street parking surrounding the site is protected by parking restrictions and high occupancy levels during weekday business hours, further discouraging staff to use private motor vehicles to travel to the site.

• Most visitors to the site will utilise the sustainable transport alternative to the motor car.

• The proposal includes a generous provision of bicycle parking which will encourage staff towards an alternative mode of transport to and from the site. A total of fifty-one (51) bicycle spaces including 31 spaces plus, two e-bikes within the ground floor bike store. Outside the storeroom are six horizontal spaces for visitors and in addition, six floor mounted bicycle hoops (12 spaces) are proposed on Smith Street footpath, subject to Councils approval.

• Vehicle access and services are ‘hidden’ at the rear of the site and accessed via the laneway to minimise adverse amenity impacts to the public realm. The basement car park includes provision for electric car charging.

• Two way access off Little Smith Street, a single width laneway is supported noting the nature and extent of vehicular movements to the site and other development in this locale.

8.2. WASTE MANAGEMENT A Waste Management Plan (WMP) has been prepared by Ratio Consultants. The level of waste generated for the purposes of office, food and drink and the showroom tenancy can be appropriately managed on site. The waste management plan details the anticipated waste generation, waste storage area size, design and location, bins and collection, and ongoing management.

The WMP includes the following initiatives:

• The development will separate waste into food waste, paper and cardboard recycling, commingled recycling, general waste, hard waste and e-waste

• Collection for the various waste streams will be stored within the development and collected by a private contractor.

• Users shall sort their waste and dispose garbage and recyclables directly into waste receptacles. The operator shall transfer waste into designated bins.

• Waste will be collected in the onsite Loading Bay within basement level.

• Waste collection from the site shall only occur between 7am – 8pm, Monday to Saturday, and between 9am and 8pm, Sundays and Public Holidays.

See accompanying Waste Management Plan and Architectural plans for further detail.


CONCLUSION 25

9. CONCLUSION The proposed development at 207-209 Victoria Parade and 3 Smith Street, Fitzroy will contribute positively to the evolving character of the area for the various reasons explored in this report. The assessment demonstrates that the proposal will bring significant benefits to the local and wider context. The proposal not only meets the policy objectives of the Yarra Planning Scheme but will contribute to the emerging character of the Smith Street Activity Centre. Specifically, the development will result in:

• A quality and distinctly unique architectural form that will positively contribute to the existing diverse nature of built form in Fitzroy and Victoria Parade

• A proposed building height that reflects the site’s key corner, gateway location and will add to the skyline of Victoria Parade and be an iconic development which demarks the start of Smith Street

• A positive contribution to the public realm through widened footpath, landscaping and seating along Victoria Parade, will improve the use and streetscape appearance

• Retail tenancies which activate the ground floor addressing the Smith Street and Victoria Parade frontages, with car parking and services, out of sight and accessed from the rear

• Appropriate built form and setbacks that are sympathetic to the adjoining heritage building and wider heritage overlay

• A significant improvement to the existing site conditions, setting a new precedence for a contextually conscious and environmentally led building design. The proposal has made a commitment to becoming / achieving:

− 5 Star Green Star Design, representing Australian Excellence

− 5.5-star NABERS Energy rating in operation

• Appropriately resolved access, parking and loading, with a substantial directive to promote cycling, electric car use and public transport through design

• Substantial employment opportunities (both during construction and associated with the office use)

• An appropriate response to the surrounding interfaces that do not result in unreasonable amenity impacts, including wind impacts.

Considering these important factors, it is respectfully requested that the City of Yarra resolve to issue a planning permit.

26 DISCLAIMER URBIS



APPENDICES

APPENDIX A CERTIFICATE OF TITLE

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APPENDIX B PLANNING POLICY AND CONTROLS


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STATE PLANNING POLICY The following State Planning Policies are applicable to the subject site:

• Clause 11.01-1S (Settlement) seeks to focus investment and growth in places of state significance, including major activity centres.

• Clause 11.03-1 (Activity Centres) encourages the concentration of major retail, and commercial (amongst other things) in and around activity centres

• Clause 15.01 (Built Environment) supports architectural and urban design outcomes that contribute positively to local urban character and enhance the public realm while minimising detrimental impact on neighbouring properties

• Clause 15.02 (Sustainable Development) promotes the efficient use of energy and the minimisation of greenhouse gas emissions through sustainable design.

• Clause 15.03-1S (Heritage) aims to conserve places of heritage significance, by encouraging development that respects places with identified heritage values, noting the adjoining site is identified for its individual heritage significance; and the subject site is within a blanket heritage overlay.

• Clause 17.02-1S (Business) seeks to encourage development that meets the communities needs for (amongst other things) retail and office.

• Clause 18.01-1S (Sustainable personal transport) seeks to promote the use of personal transport, providing high quality pedestrian environments, bicycle parking, and end of trip facilities in commercial buildings.

• Clause 18.02 (Movement Networks) encourages the use of sustainable modes of transport by promoting increased development close to high-quality public transport routes and supporting cycling and walking as an alternative to the car.

• Clause 18.04-2S (Car Parking) seeks to ensure that car parking is appropriately designed and located.

LOCAL PLANNING POLICY FRAMEWORK The proposal is consistent with the Local Planning Policy Framework (LPPF) as it responds to the following:

• Clause 21.03 contains the overall ‘Vision’ for Yarra. Smith Street is identified as a Major Activity Centre, with a focus on providing exciting retail strip shopping centres, which accommodate an increase in employment opportunities, to a diverse range of people. This clause also recognizes the built form and historic fabric to have a distinctive identity, with areas of higher development that demonstrate design excellence.

• Clause 21.04-2 (Activity Centres) acknowledges that the role and viability of activity centres and encourages high quality commercial, residential and mixed-use development within and adjacent to the retail core in Major Activity Centres. The proposed development will contribute to the vitality of the Smith Street Major Activity Centre through the provision of a mixed-use development. The ground floor retail tenancies will enhance the Smith Street pedestrian environment, in accordance with the Clause.

• Clause 21.05-1 – (Heritage) – the objectives of this Clause seeks to conserve Yarra’s heritage place and ensure new development is respectful of significant heritage character. Development guidelines for sites are subject to a Heritage Overlay are discussed later in this report.

• Clause 21.05-2 (Urban Design) – contains several relevant objectives and strategies relating to urban design:

− To reinforce the existing urban framework of Yarra

− To retain Yarra’s identity as a low-rise urban form with pockets of higher development

− To retain, enhance and extend Yarra’s fine grain street pattern

− To create an inner-city environment with landscaped beauty

− To ensure that new development contributes positively to Yarra's urban fabric

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− To enhance the built form character of Yarra’s activity centres

− To encourage the provision of universal access in new development

• Clause 21-05-3 (Built Form and Character) – seeks to maintain and strengthen the built form character of transport corridors, reinforcing the scale and formality of the landscape along boulevards and maintain and dominance of the avenue trees over built form.

• Clause 21.05-4 (Public Environment) – seeks to improve the built form character of transport corridors, providing a public environment that encourages community interaction.

• Clause 22.07 – (Development Abutting Laneways) - identifies the need to retain existing laneways and enhance their amenity. It also states that, where appropriate, laneway access for vehicles is to be used in preference to street frontages to reduce vehicle crossovers.

• Clause 22.10-2 – (Built Form and Design Policy) – contains Yarra’s design objectives which include:

− Ensure that new development positively responds to the context of the development and respects the scale and form of surrounding development where this is a valued feature of the neighbourhood character.

− Ensure that new development makes a positive contribution to the streetscape through high standards in architecture and urban design.

− Limit the impact of new development on the amenity of surrounding land, particularly residential land.

− Design buildings to increase the safety, convenience, attractiveness, inclusiveness, accessibility and ‘walkability’ of the City’s streets and public spaces. Create a positive interface between the private domain and public spaces.

− Encourage environmentally sustainable development.

• Clause 22.16 – Stormwater Management - encourages water sensitive urban design in developments to improve stormwater quality and achieve identified best practice performance objectives


APPENDICES

Figure 6 – Clause 21.04 with Subject Site shown

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COMMERCIAL 1 ZONE The subject site is located within the Commercial 1 Zone (C1Z). Pursuant to Clause 34.01 of the Planning Scheme the Commercial 1 Zone seeks to:

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

• To create vibrant mixed-use commercial centres for retail office, business entertainment and community uses.

• To provide for residential uses at densities complementary to the role and scale of the commercial centre.

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The use of the land for office, restricted retail premises, and for a food and drink premises is as of right under the Zone.

Figure 7 – Planning Zones

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OVERLAYS

Heritage Overlay (HO334) – South Fitzroy Precinct

The subject site is included in the Heritage Overlay of the Yarra Planning Scheme (HO334) as part of the South Fitzroy Precinct. The property has been identified as non-contributory in the City of Yarra Review of Heritage Overlay Areas 2007 Appendix 8 (Revised May 2018).

The site is subject to Clause 43.01 of the Planning Scheme. The South Fitzroy Precinct overlay seeks to:

• To conserve and enhance heritage places of natural or cultural significance.

• To conserve and enhance those elements which contribute to the significance of heritage places.


APPENDICES

• To ensure that development does not adversely affect the significance of heritage places.

• To conserve specified heritage places by allowing a use that would otherwise be prohibited if this will demonstrably assist with the conservation of the significance of the heritage place.

The provisions of Clause 43.01-1 triggers a permit for the following:

• To demolish or remove a building

• Construct a building or construct or carry out works

Neighbouring heritage items:

It is important to protect the neighbouring heritage items which include:

• Part of Little Smith Street, the bluestone lane to the north of the site is included in the HO334.

• McClelland Terrace, adjoining the site to the west (at No. 203 Victoria Parade, Fitzroy) is included on the Victorian Register (VHR HO590 and HO19).

• Victoria Parade Fitzroy has a Heritage Overlay (HO188) for street trees. No street trees in Victoria Parade are impacted by this proposal.

Design and Development Overlay (DDO2) – Main Streets & Boulevards

The site is affected by the Design and Development Overlay pursuant to Clause 43.02. DDO2 provides specific objectives relating to Main Roads and Boulevards, as follows:

• To recognise the importance of main roads to the image of the City.

• To retain existing streetscapes and places of cultural heritage significance and encourage retention of historic buildings and features which contribute to their identity.

• To reinforce and enhance the distinctive heritage qualities of main roads and boulevards.

• To recognise and reinforce the pattern of development and the character of the street, including traditional lot width, in building design.

• To encourage high quality contemporary architecture.

• To encourage urban design that provides for a high level of community safety and comfort.

• To limit visual clutter.

• To maintain and where needed, create, a high level of amenity to adjacent residential uses through the design, height and form of proposed development.

Clause 43.02-1 of the Yarra Planning Scheme requires a permit is required for the following:

• Construct a building or construct or carry out works

APPENDICES


Picture 14 – Heritage Overlay HO334 Picture 15 – Design and Development Overlay DDO2

PARTICULAR PROVISIONS

Carparking Provisions – Clause 52.06

Clause 52.06 sets out the parking provisions for new developments. The purpose of this clause is provided as follows:

• To ensure the provision of an appropriate number of car parking spaces having regard to the demand likely to be generated, the activities on the land and the nature of the locality.

• To support sustainable transport alternatives to the motor car.

• To promote the efficient use of car parking spaces through the consolidation of car parking facilities.

• To ensure that car parking does not adversely affect the amenity of the locality.

• To ensure that the design and location of car parking is of a high standard, creates a safe environment for users and enables easy and efficient use.

The site is within the PPTN which allows the statutory carparking requirement to be assessed in accordance with Column B of Table 1 of the planning schemes Clause 52.06. The statutory requirements for the proposed development are set out as follows:

Use Size Statutory Rates Statutory Requirement

Office 4,812.8sq.m 3 to each 100 sq.m of floor are 144 spaces

Retail Premises

(Shop/Food and Drink)

245sq.m 3.5 to each 100 sq.m of floor area 8 spaces


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Use Size Statutory Rates Statutory Requirement

Restricted Retail

Premises (showroom)

1,90.1 sq.m 2.5 spaces to each 100 sq.m 4 spaces

Total 156 spaces

As stated above, the carparking statutory requirement total 156 spaces. The development proposes a total of 37 carparking spaces and requests a reduction of 123 spaces. Under the provision of Clause 52.06-7 the Responsible Authority is able to reduce the parking requirements providing the parking is justified.

Land adjacent to Road Zone Category 1 – Clause 52.09

As Victoria Parade is located in a Road Zone Category 1, the provisions of Clause 52.09 are applicable to this proposal. The proposal does not seek to alter access to this road.

Bicycle Facilities – Clause 52.34

The statutory requirement for bicycle parking for the proposed development are as follows:

• 1 to each 300 sq.m of leasable retail floor area, and 1 to each 500sq.m for visitors.

The proposed development requires 23 spaces to be provided pursuant to Clause 52.34 of the Yarra Planning Scheme. The proposal will provide a total of 54 bicycle spaces, far exceeding this requirement. A total of 42 at the ground floor bike store, and 12 spaces at the Smith Street frontage.

Documents

207-209 VICTORIA PARADE & 3 SMITH STREET, FITZROY ......The roof top includes a food a drink premise and terrace. The building form is made up of a distinct podium and tower response