2263 2267 DANDENONG ROAD, MULGRAVE

8 SEPTEMBER 2017 MA10823 PREPARED FOR AUSCO INVESTMENT GROUP PTY LTD

2263 - 2267 DANDENONG ROAD, MULGRAVE TOWN PLANNING REPORT

© 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:

Associate Director Rebecca Lyons

Consultant Monica Cameron

Project Code MA10823

Report Number Rep001

CONTENTS

URBIS MA10823 - TOWN PLANNING REPORT

TABLE OF CONTENTS

Executive Summary ............................................................................................................................................. i

1. Subject Site and Surrounds .................................................................................................................. 1

1.1. Subject Site ........................................................................................................................................... 1

1.2. Site Interfaces ....................................................................................................................................... 3

1.2.1. North-eastern Interface ......................................................................................................................... 3

1.2.2. South-eastern Interface ........................................................................................................................ 3

1.2.3. South-western interface ........................................................................................................................ 4

1.2.4. South-western Interface ........................................................................................................................ 4

1.3. Site Surrounds ...................................................................................................................................... 5

2. The Proposal ......................................................................................................................................... 7

3. Planning Policy Framework .................................................................................................................. 8

3.1. State Planning Policy Framework ......................................................................................................... 8

3.2. Local Planning Policy Framework ......................................................................................................... 9

3.3. Zoning ................................................................................................................................................. 10

3.4. Overlays .............................................................................................................................................. 12

3.5. Particular Provisions ........................................................................................................................... 12

3.5.1. Clause 52.06 – Car Parking ................................................................................................................ 12

3.5.2. Clause 52.29 – Land adjacent to a Road Zone, Category 1 .............................................................. 12

3.5.3. Clause 55 – Two or more dwellings on a lot and residential buildings ............................................... 12

3.5.4. Clause 65 – Decision Guidelines ........................................................................................................ 12

3.6. Proposed Planning Scheme Amendment C125 ................................................................................. 12

4. Planning Considerations ..................................................................................................................... 15

4.1. Planning Policy Support ...................................................................................................................... 15

4.1.1. State Planning Policy Framework ....................................................................................................... 15

4.1.2. Local Planning Policy Framework ....................................................................................................... 15

4.1.3. Urban Design Guidelines for Victoria .................................................................................................. 15

4.1.4. City of Monash Urban Character Study .............................................................................................. 16

4.2. Siting and Design ................................................................................................................................ 16

4.2.1. Building Height & Massing .................................................................................................................. 16

4.2.2. Street Setback .................................................................................................................................... 17

4.2.3. Side & Rear Setbacks ......................................................................................................................... 18

4.2.4. Overshadowing ................................................................................................................................... 19

4.2.5. Overlooking ......................................................................................................................................... 19

4.2.6. Private Open Space ............................................................................................................................ 19

4.2.7. Crossovers .......................................................................................................................................... 20

4.3. Internal Amenity .................................................................................................................................. 20

4.3.1. Landscaping ........................................................................................................................................ 21

5. Additional Considerations ................................................................................................................... 22

5.1. Traffic and Car Parking ....................................................................................................................... 22

5.2. Waste Management ............................................................................................................................ 22

5.3. Environmental Sustainable Design ..................................................................................................... 23

5.4. Arboricultural Report ........................................................................................................................... 23

6. Conclusion .......................................................................................................................................... 24

Disclaimer ........................................................................................................................................................ 25

Appendix A Rescode Assessment


EXECUTIVE SUMMARY i

EXECUTIVE SUMMARY Urbis Pty Ltd has been engaged by Ausco Investment Group Pty Ltd (the applicant) to prepare a town planning report in support of a planning permit application for the construction of a new development at 2263-2267 Dandenong Road, Mulgrave (the subject site).

The subject site is located within the General Residential Zone - Schedule 2 (GRZ2) pursuant to Clause 32.08 of the Stonnington Planning Scheme and is not subject to any overlays.

A planning permit is required under the following provisions of the Monash Planning Scheme:

• Construct two or more dwellings on a lot and a residential building in a General Residential Zone (Clause 32.08-6).

• To create and alter access to a Road Zone, Category 1 (Clause 52.29)

• To reduce the number of visitor car parking spaces required (Clause 52.06)

This assessment demonstrates that the proposed development is appropriate for the following key reasons:

• The proposed built form is consistent with the key objectives and policies governed by the State and Local Planning Policy framework which seeks to promote increased residential yield on a strategic (policy and physical) site

• The proposal represents an appropriately consolidated redevelopment of currently underutilised residential land that is suited to well-designed housing

• The design is reflective of thorough consideration of the existing and evolving neighbourhood character

• The design takes advantage of its strategic setting within proximity to the broader Monash National Employment Cluster, on a major arterial road, and on a large site, restablishing the use of the land for residential purposes at an intensity appropriate to its context

• The proposed development will not result in unreasonable off site amenity impacts regarding visual bulk, daylight access, overlooking and overshadowing

• The proposed dwellings are afforded a high level of internal amenity

• The proposed on-site car parking provision and waste storage and management is adequate and will not result in adverse amenity impacts

This planning report is to be read in conjunction with the following documentation:

• Architectural Drawings prepared by Cera Stribley Architects

• Landscape Plan prepared by Urbis

• Waste Management Plan prepared by Sustainability House

• Traffic Impact Assessment prepared by One Mile Grid

• Sustainable Management Plan prepared by Sustainability House

• Arboricultural Report prepared by Arbor Report Victoria

• Certificate of Title

The following report provides an outline of the proposal, an overview of the relevant planning policies and an assessment of the merits of the proposal against these policies.


SUBJECT SITE AND SURROUNDS 1

1. SUBJECT SITE AND SURROUNDS 1.1. SUBJECT SITE The subject site is located at 2263-2267 Dandenong Road, Mulgrave and is legally described as Lot 1 on Title Plan 230006R. The site is on the northeast corner of Albert Crescent and Dandenong Road (Princes Highway), and is bounded by residential development to the north and east.

The property has a site area of approximately 6070 square metres, with a 60.35 metre frontage to Dandenong Road and a 100.58 metre frontage to Albert Crescent. See Figure 1. The site varies greatly in topography, falling 7.5 metres from the northeast to the southwest.

The property currently contains a large double storey height building, used as a church (Pictures 1-3). A conventional single storey detached dwelling and garage exists on the western corner of the site (Picture 4). There are expanses of car parking to the rear of the building as well as within the front setback to both roads.

Vehicle access is currently afforded via one crossover at the southeast corner of the site from the service lane on Dandenong Road, and three crossovers from Albert Crescent serving the detached dwelling and car parking areas respectively.

There are currently some established trees around the perimeter of the site.

2 SUBJECT SITE AND SURROUNDS URBIS

MA10823 - TOWN PLANNING REPORT

Figure 1 – Aerial view of subject site



Picture 1 – Subject site (front) Picture 2 – Subject site (rear)

Picture 3 – Subject site (rear and car park) Picture 4 – Subject site (western corner)

1.2. SITE INTERFACES The site’s immediate interfaces can be described as follows.

1.2.1. North-eastern Interface

Directly to the north-east of the site is 6 Albert Crescent, Mulgrave, which comprises two brick, single storey dwellings. The lot comprises landscaped areas and private rear open space for the dwelling at the rear. One driveway from Albert Crescent services both dwellings, with parking space on site.

1.2.2. South-eastern Interface

Immediately abutting the south-eastern interface of the subject site are four lots, with three facing Harcourt Avenue (Picture 6) and one facing Dandenong Road (Princes Highway). There is an existing fence separating the subject site from these properties.

No. 2269 Dandenong Road (Picture 5) comprises a double storey dwelling fronting Dandenong Road. The property shares a double crossover with the subject site. Nos. 3 and 9 Harcourt Avenue comprise single storey dwellings, with large rear, vegetated setbacks which adjoin the eastern site interface. No. 5 Harcourt Avenue comprises a double storey, L-shaped building that is used as a motel, and an associated car park at the rear.



Picture 5 – 2269 Dandenong Road, Mulgrave Picture 6 – Subject site with 3, 5 and 9 Harcourt Avenue,

Mulgrave, in the background

1.2.3. South-western interface

To the south-west of the subject site is Dandenong Road (Princes Highway). In front of the subject site Dandenong Road contains three lanes and a turning lane travelling southeast, and three lanes travelling northwest. On both sides of the road, including directly in front of the subject site, there is a separated, one way slip road to access properties on Dandenong Road and side streets. Refer to Pictures 7 and 8.

There is an existing vehicular accessway from the slip road to access the southern part of the subject site.

Picture 7 – Dandenong Road (Princes Hwy), looking

east Picture 8 – Dandenong Road (Princes Hwy), looking

west

1.2.4. North-western Interface

Immediately north-west of the site is Albert Crescent, which provides one lane of traffic in each direction, and allows on-street parallel parking on both sides. There are three existing accessways providing entry and exit from the subject site to Albert Crescent.

Further south-west of Albert Crescent, are predominately single and double storey residential dwellings. See Pictures 9 and 10 for further detail.



Picture 9 – Western interface, looking north Picture 10 – Western interface, looking south

1.3. SITE SURROUNDS The surrounding area comprises a mix of commercial and residential development. On the southern side of Dandenong Road is industrially zoned land, with uses generally consisting of warehouse or commercial operations. On the northern side of Dandenong Road (as is the subject site), comprises a mix of residential and commercial development including function centres, motels, taverns and shops as well as single detached dwellings and some multi-unit development interspersed. However, generally speaking, there is a transition from the robust and varied streetscape of Dandenong Road to a more conventional suburban residential environment further north.

The site is located on the PPTN with a bus stop located within one minute walking distance of the site on Dandenong Road. Refer to Figure 2 for further detail.

A strip shopping centre is located within close proximity to the site at the intersection of Springvale and Dandenong Roads. It is also noted that the M-City Development, which is approved and soon to be constructed, will provide other services for the area, including office space, retail (including shops and a supermarket), a cinema, childcare centre, and other services. The site is also in proximity to the Monash Employment Cluster. Being on a robust site in proximity to these amenities and services further supports the proposed development to consolidate the site and provide new housing opportunities.



Figure 2 – Subject site location


THE PROPOSAL 7

2. THE PROPOSAL The submitted architectural plans prepared by Cera Stribley Architects illustrate the proposed development in detail. The key features of the proposal can be summarised as follows:

• A development of 93 dwellings, comprising:

4 two-storey townhouses and 6 three-storey townhouses.

83 apartments, including a mix of 15 one bedroom (18%), 63 two bedroom (76%), and 5 three bedroom (6%) apartments.

• The apartment building is no greater than 3-4 levels above natural ground level given the topography of the land.

• All townhouses comprise garaged car spaces at ground level, with the two bedroom townhouses comprising one car space, and the three bedroom townhouses comprising two car spaces.

• Residents of the apartments are provided parking within the carparks on Level 00 and Level 01. In total, 91 resident spaces and 15 visitor spaces are provided.

• Adequate storage and secure bicycle parking is provided on site

• Vehicular access to the site is afforded from Albert Crescent

• All dwellings comprise private open space in the form of either balconies or secluded backyards

• Communal open space and significant landscaping is afforded throughout the subject site

A permit is sought for the construction of two or more dwellings on a lot in a General Residential Zone Schedule 2, a reduction in visitor car parking spaces under Clause 52.06, and the alteration of access to a Road Zone, Category 1, under Clause 52.29 of the Monash Planning Scheme.

The proposed development has been designed to respond to the existing and preferred neighbourhood context. The location of the site was a key determinant of the design, considering the site is located on the corner of Dandenong Road (Princes Highway) and Albert Crescent. As a result, higher density development of four stories is proposed for the apartment building located on the Dandenong Road frontage, while the townhouses at the rear of the lot are proposed to be 2 and 3 storeys in height. This also responds to the natural topography of the site, with the site falling from the northeast to the southwest. The building mass is broken up with large courtyards and communal open space to allow for the penetration of natural light and ventilation.

Development Summary

Site Area 6060m2

Site Coverage 51.5%

Building Coverage 13%

Permeability 27.8 %

Garden Area 38.2%

Dwellings 83 Apartments and 10 Townhouses

Car Parking 104 resident and 15 visitor spaces (119 spaces in total)

8 PLANNING POLICY FRAMEWORK URBIS


3. PLANNING POLICY FRAMEWORK The site is subject to the provisions of the Monash Planning Scheme (the “Planning Scheme”). The key planning policies relevant to the assessment of the proposed application are detailed as follows:

3.1. STATE PLANNING POLICY FRAMEWORK The following SPPF Clauses are considered relevant to this application:

• Clause 9 – Plan Melbourne

• Clause 11 – Settlement

• Clause 15 – Built Environment and Heritage

• Clause 16 – Housing

In summary, these policies broadly seek to:

• Ensure a sufficient supply of land is available for residential, commercial, retail, industrial, recreational and other community uses.

• Ensure all new land use and development appropriately responds to its landscape, valued built form and cultural context, and protects places and sites with significant heritage, architectural, aesthetic, scientific and cultural value.

• Provide high quality urban design and architecture that contributes to local urban character and sense of place, enhances liveability and diversity and minimises detriment to neighbouring properties.

• Promote a housing market which meets the community’s needs and is accessible to a range of services, public transport, schools and open space.

Specifically, the following policies contained within the SPPF highlight the policy alignment for the proposed residential development:

• Clause 9 (Plan Melbourne) requires that regard must be given to the Plan Melbourne: Metropolitan Planning Strategy. The City of Monash falls within the ‘Eastern Subregion’. Plan Melbourne identifies the Eastern Subregion as a diverse subregion, with areas within having very different character and different forms of residential development. A key focus of the Eastern Subregion is to consolidate its future growth in targeted areas.

• Clause 11.02-1 (Supply of urban land) seeks to ‘ensure that a sufficient supply of land is available for residential, commercial, retail, industrial, recreational, institutional and other community uses’. Notably, the policy requires the consideration of opportunities for consolidation, redevelopment and intensification of existing urban areas whilst also having regard to neighbourhood character and landscape considerations. It is considered that the location of the review site is highly suitable to a more intensive built form, such as that proposed.

• The proposed development aligns with Clause 15.01-2 (Urban design principles) as it supports architect and urban design outcomes that contribute positively to local urban character and enhance the public realm while minimising detrimental impact on neighbouring properties.

• The proposal accords with the objectives of Clause 16.01-1 (Integrated housing) which encourages the increase in the supply of housing in existing urban areas by facilitating increased housing yield in appropriate locations, including under-utilised urban land.

• Clause 16.01-2 (Location of residential development) encourages an adequate supply of redevelopment opportunities within the established urban area to reduce the pressure for fringe development.

• Clause 16.01-3 (Strategic redevelopment site) identifies the review site as a strategic redevelopment site given that it satisfies the following criteria:


PLANNING POLICY FRAMEWORK 9

On or abutting tram, train, light rail and bus routes that are part of the Principal Public Transport Network and close to employment corridors, Central Activities Districts, Principal or Major Activity Centres.

Able to provide 10 or more dwelling units, close to activity centres and well served by public transport.

• Clause 16.01-5 (Housing affordability) promotes the delivery of more affordable housing close to jobs, transport and services. To improve housing affordability, the following strategies have been set out:

Increasing choice in housing type, tenure and cost to meet the needs of households as they move through life cycle changes and to support diverse communities.

Promoting good housing and urban design to minimise negative environmental impacts and keep down costs for residents and the wider community.

3.2. LOCAL PLANNING POLICY FRAMEWORK The Local Planning Policy Framework builds on State policies and local strategic planning studies and applies them to a local context. Key themes throughout the City of Monash’s LPPF relate to, amongst other things, the provision of diversified housing, the built environment, transport and traffic, and sustainability. It also emphasises the importance of ensuring high quality urban design, appropriate consideration of the public realm and creating sustainable environments.

The proposal is found to respond appropriate to Monash’s local planning policy as follows:

• The MSS at Clause 21.01 denotes a significant majority of Monash’s housing stock being single detached dwellings on blocks greater than 600m². It is submitted that that the proposed residential development will add to diversity housing within the municipality. This type of housing also responds to a change in preference of residents as outlined under Clause 21.02, with an increase in people seeking to live in housing of a more intense nature, close to shops, restaurants, other commercial and community services and facilities.

• The proposal provides a high quality design response which makes appropriate use of a large, well located site and which also provides a careful transition to residential land uses to the north and east, in line with Clause 21.03.

• The proposal provides increased housing choice and housing affordability via the provision of townhouses in close proximity to public transport and with easy access to services and facilities, as sought in Clause 21.04.

• The proposal provides a well resolved and high quality architectural design which increases residential density and housing choice on a large, strategically robust site, whilst also ensuring the landscape response takes account of existing character, as sought in Clause 21.04.

• The proposal caters to the increasing prevalence of smaller households in Monash, which often seek more compact dwellings with smaller, low maintenance open space areas, as set out at Clause 21.04

• The proposal provides good opportunities for landscaping, including the planting of canopy trees along site interfaces. These planting opportunities are further enhanced via the provision of significant landscaping and vegetation throughout the site, and within private open space areas. It is considered the proposal provides a comprehensive landscape response as sought in Clause 21.04.

• The full provision of residential and visitor car parks (as required under Clause 52.06) within the subject site caters to the needs of future occupants and their visitors, and ensures no detriment is caused to local amenity, as sought under Clause 21.08.

• The proposal aligns with Clause 21.13 by providing compact housing in a well serviced location where public transport is an accessible alternative to car travel. The layout maximises natural light, sunlight and natural ventilation to dwellings. Building setbacks and the significant greening of all site interfaces reduces storm water runoff whilst increasing on-site vegetation.

• The proposal is consistent with Residential Character Type ‘B’ outlined under Clause 22.01 (Residential

Development and Character Policy) by incorporating materials, scale and design element that are acceptable throughout the area.



• The proposed development incorporates environmentally sustainability principles throughout the design to achieve more sustainable outcomes, as outlined under Clause 22.13 (Environmentally Sustainable Development Policy).

▪ An Arborist Report has been prepared as part of the application. The report identifies which trees are to be removed and retained from the subject site, and also the measures needed to protect the retaining trees on site. In addition, canopy trees and extensive landscaping is proposed to contribute to the garden character of the area. This is in accordance with the objectives of Clause 22.05 (Tree Conservation Policy).

▪ As the proposal comprises the development of more than 10 dwellings, a Sustainability Management Plan (SMP) has been prepared to support the planning permit application.

Overall, the proposal responds appropriately to the relevant State and Local Planning Policies which seek to intensify built form where appropriate, build on the character of the area, and provide a high-quality design response for the site. Further, the proposal will provide an increase in residential density within an area that affords good access to a range of services, amenities and transport options, and will provide housing diversity while protecting the existing amenity of surrounding residential properties. It is found that the proposal is well aligned to the objectives and policies contained within the Monash Planning Scheme.

3.3. ZONING The subject site is located within the General Residential Zone Schedule 2 (GRZ2). The purpose of this Zone is:

• To implement the State Planning Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement and local planning policies.

• To encourage development that respects the neighbourhood character of the area.

• To implement neighbourhood character policy and adopted neighbourhood character guidelines.

• To provide a diversity of housing types and moderate housing growth in locations offering good access to services and transport.

• To allow educational, recreational, religious, community and a limited range of other non-residential uses to serve local community needs in appropriate locations.

Pursuant to Clause 32.08-2, a dwelling is an as-of-right use. However, a permit is required to be compliant with Clause 32.08-6, which states that a permit is required to construct two or more dwellings on a lot and a residential building. A development of this type must meet the requirements of Clause 55.

The review site is subject to Schedule 2 of the General Residential Zone. Schedule 2 applies to ‘Monash Residential Areas’. The schedule features the following varied requirements to Clause 55:

• Standard B6 – Front setback of 7.6 metres. Side street setbacks as specified in the Tables to Standard B6 continue to apply.

• Standard B28 – A dwelling or residential building should have private open space consisting of:

An area of 75 square metres, with one part of the private open space at the side or the rear of the dwelling or residential building with a minimum area of 35 square metres, a minimum width of 5 metres and convenient access from a living room; or

A balcony of 8 square metres with a minimum width of 1.6 metres and convenient access from a living room; or

A roof top area of 10 square metres with a minimum width of 2 metres and convenient access from a living room.

• Standard B32 – A front fence within 3 metres of a street should not exceed 1.2 metres.

The maximum building height requirement for a dwelling or residential building, as detailed within Clause 32.08-9, and the minimum garden area requirement in Clause 32.08-4, are not applicable to this planning permit application. This application enjoys transitional provisions, pursuant to Clause 32.08-14, as it is was lodged before the approval date of Amendment VC110.



Figure 3 – Subject site zoning map



3.4. OVERLAYS The site is not affected by any overlays.

3.5. PARTICULAR PROVISIONS 3.5.1. Clause 52.06 – Car Parking

Clause 52.06 seeks to (amongst other things) ‘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.’

Clause 52.06-5 specifies the following car parking provisions in relation to the proposed use of the land as a dwelling:

• One car parking space ‘to each one or two bedroom dwelling’

• Two car parking spaces to each three or more bedroom dwelling (with studies or studios that are separate rooms counted as a bedroom)’

• One car parking space ‘for visitors to every 5 dwellings for developments of 5 or more dwellings’

Accordingly, the proposed development results in a car parking requirement of 104 resident car parking spaces and 18 visitor car parking spaces (total of 122 spaces). Given that the proposal provides 119 car spaces (i.e. 104 for residents and 15 for visitors), the statutory car parking requirements are satisfied for residents, but a reduction is required for residents.

3.5.2. Clause 52.29 – Land adjacent to a Road Zone, Category 1, or a Public Acquisition Overlay for a Category 1 Road

Pursuant to Clause 52.29, a permit is required to create or alter access to a road in a Road Zone, Category 1 (RDZ1), because:

• The existing access from Dandenong Road will be removed

• The two existing crossovers from Albert Crescent will be modified to suit the proposed development

• The proposed use of the subject site will change the volume and frequency of traffic the subject site

3.5.3. Clause 55 – Two or more dwellings on a lot and residential buildings

The key objectives of Clause 55 are the following:

• To achieve residential development that respects the existing neighbourhood character or which contributes to a preferred neighbourhood character.

• To encourage residential development that provides reasonable standards of amenity for existing and new residents.

• To encourage residential development that is responsive to the site and the neighbourhood.

The relevant standards and objectives of this Clause are discussed in Section 3 and in Appendix A of this report.

3.5.4. Clause 65 – Decision Guidelines

Clause 65 sets out a range of ‘Decision Guidelines’ that the responsible authority must consider prior to deciding on an application.

3.6. PROPOSED PLANNING SCHEME AMENDMENT C125 Amendment C125 seeks to introduce the Monash Housing Strategy 2014 within the Monash Planning Scheme as a reference document and update the Local Planning Policy Framework to reflect the objectives, directions and actions of the strategy. The amendment modifies existing schedules and introduces new schedules to the General Residential Zone and Neighbourhood Residential Zone. In addition to the changes



to the schedules, the amendment modifies the boundaries of these zones to reflect housing and development outcomes.

The Amendment, including the new residential zones and development standards, was adopted by Council on 28 February 2017. Amendment C125 has now been submitted to the Minister for Planning for approval. The Amendment is considered by Council to have ‘serious weight’ now that it has been adopted. Despite the current planning application being lodged prior to 31 March 2017, the new zones and standards will be considered as part of the assessment process.

Under Amendment C125, the subject site will be rezoned to General Residential Zone – Schedule 3. Schedule 3 relates to “Garden City Suburbs – Southern Areas”. GRZ3 is ultimately targeting greater opportunities for substantial landscaping through varied design requirements under the Schedule to the Zone.

An assessment of the proposed schedule against the proposed development has been provided below. The requirements are based on the Officer recommendations.

Standard Requirement Proposed Development Level of Compliance

Minimum Street Setback 7.6 metres.

Garages/carports setback 1m from front facade adjacent to the structure.

There are streets on two sides of the subject site –

Dandenong Road (service road) and Albert Crescent.

The 7.6 metre requirement is achieved to Dandenong

Road, with a setback of 11 metres provided.

Landscaping is provided within the setback, including

canopy trees, to provide a buffer.

A 4.5 metre street setback to the apartment building,

and a 5.25 metre street setback to the townhouses is

provided to the title boundary adjoining the Albert

Crescent interface. Considering the site context, the

setbacks of other dwellings on Albert Crescent, and

the site being on a corner, this is considered

appropriate.

Site Coverage Maximum 50% The proposed development has a site coverage of

35%

Permeability Minimum 30% The proposed development consists of a permeable

area of 27.8%. While this is not compliant,

considerable landscaping and open space is

provided, therefore the amount of permeable area

provided is considered appropriate for the proposed

development.

Landscaping A minimum of 1 canopy tree plus 1 canopy tree per 5 metres of soil width – to reach a mature height at least equal to the height of the proposed development.

As detailed within the Arborist Report and the

Landscape Plan, a number of trees will be retained

and incorporated into the new landscape plan.

Side & Rear Setbacks Side Setbacks

None specified.

Rear Setbacks

5 metres

The rear setback, along the north-eastern site

boundary, varies in width. The minimum setback is

2.175 metres from the title boundary, for the two

storey townhouses facing Albert Crescent. While the

three storey townhouses have a rear setback of 5.54

metres. Despite the two storey townhouses not

meeting the preferred 5 metres, substantial

landscaping is provided along this interface, providing



Standard Requirement Proposed Development Level of Compliance

a visual buffer between the two lots.

Private Open Space An area of 75 square metres, with

one part of the private open space

at the side or the rear of the

dwelling or residential building with

a minimum area of 35 square

metres, a minimum width of 5

metres and clear of all structures.

While an area of 75 square metres of private open

space is not able to be met for each dwelling, this is

offset by the ample communal open space available

on the subject site for residents and their visitors.

Each dwelling also comprises private open space in

the form of a balcony and/or secluded backyard. See

Section 4.3.7 of this report for further details.

As indicated in the table above, not only does the proposed development achieve a high level of compliance with the current standards, it also achieves a high level of compliance with the proposed standards under Amendment C125.


PLANNING CONSIDERATIONS 15

4. PLANNING CONSIDERATIONS

4.1. PLANNING POLICY SUPPORT The proposal enjoys considerable support from both State and local policy for accommodating increased housing density in the given location. The State Planning Policy Framework contains policies which seek to support opportunities for urban consolidation in existing urban areas, with Clause 11.02-1 directing population growth to be accommodated over at least a 15 year period where planning for growth is to consider opportunities for redevelopment and intensification, of which the subject site suitably offers. State Policy also seeks to provide a diversity of housing that can accommodate different households close to jobs and services, with the proposed development contributing to and respecting the predominant detached dwelling character of the area within the residential hinterland.

4.1.1. State Planning Policy Framework

As it relates to established residential suburban areas, State Policy intends to direct land use and development to be responsive to the existing landscape, built form and cultural context. It requires that planning achieve enhanced liveability, diversity, amenity and safety of the public realm through high quality architecture and urban design, which the proposal is considered to adequately satisfy as discussed within this report.

The site forms part of the Monash National Employment Cluster Area. The intensification and residential development within this area will provide support to the function and viability of this important economic centre. Locating people and dwellings close to where people work is also an importation directive of Plan Melbourne.

Housing policy further aims to ensure housing stock matches changing demand through encouraging development of well-designed housing which improves housing choice and makes improved use of existing infrastructure. Objectives to achieve this include increasing the supply of housing in existing urban areas where under-utilised land exists, such as the subject site.

4.1.2. Local Planning Policy Framework

Clause 21.04 (Residential Development) of the Monash Planning Scheme directs new residential developments to locations that are highly accessible to public transport and with easy access to services and facilities. The development site is a large, strategically robust site, that is capable of being redeveloped with multiple dwellings. Furthermore, it is considered that the development is designed to respect the character of the surrounding area. The proposal affords a careful transition to residential land uses to the north, east and west, and does not unreasonably impact on the amenity of adjoining property occupiers.

Local policy further endorses the appropriateness of the proposal which serves to accommodate residential growth in an area that affords convenient access to existing services and infrastructure including public transport, commercial precincts and public open space. The neighbourhood character of the subject site is noted to demonstrate a mixed typology with the proposed development reflecting a considered architectural response that respects and enhances the neighbourhood character. In addition, the contemporary design and landscaping responds to local policy vision for innovative architectural additions to the municipality.

Notwithstanding the above, detailed consideration must be given to how the proposal specifically responds to the neighbourhood character and residential amenity. As such, an assessment against Clause 55, ‘Two or more dwellings on a lot and residential buildings’ of the Monash Planning Scheme is detailed in the below sections.

4.1.3. Urban Design Guidelines for Victoria

On 29 August 2017, the Urban Design Guidelines for Victoria were gazetted, replacing the Design Guidelines for Higher Density Residential Development, Activity Centre Design Guidelines and Safer Design Guidelines for Victoria. The Urban Design Guidelines for Victoria provide policy guidelines to ensure new development and changes in land uses respond to their context and enhance the places of value in the community. The Guildelines consider the broad topics of Urban Structure, Movement Network, Public Spaces, Public Transport Environs, Buildings, and Objects in the Public Realm. Although a formal assessment against the Guidelines has not been undertaken, this planning report provides a detailed assessment of the proposal and touches on all topics throughout where relevant.

16 PLANNING CONSIDERATIONS URBIS


4.1.4. City of Monash Urban Character Study

The Residential Development and Character Policy at Clause 22.01 of the Monash Planning Scheme implements the City of Monash Urban Character Study 1997, which provides guidance regarding the design and development of the neighbourhood area.

The subject site is located within Residential Character Type ‘B’, which has a character derived from 1945-1965 development, flat topography and a grid subdivision pattern. Multi-dwelling developments occur intermittently throughout the Character Type, with most being single and double storey brick forms. Front gardens are varied in horticultural content and are often well planted, with few obscuring the buildings from the street. The desired future character of this precinct expects multi housing developments with a modest character that are appropriate in scale and form to existing dwellings. In addition, new dwellings should address the street, and complement the scale and form of adjacent buildings.

Considering the above, the proposed development appropriately addresses the street, with the predominant built form facing Dandenong Road. Direct pedestrian access is also available for most ground floor apartments from Dandenong Road, and for the townhouses fronting Albert Crescent. The proposed development is also in keeping with the desired future character of this precinct as it is a multi housing development that is respectful of the neighbouring area in terms of height and built form.

The apartment building and townhouses will be two, three and four storeys in height. Given the robust nature of the site being on a prominent corner of Dandenong Road, this height is considered appropriate. The proposed development will assist in transitioning the predominantly residential character of the north, to the more intensive commercial and industrial developments to the south.

Further considering the site context, the development has been designed with the higher built form facing Dandenong Road, and the two and three storey townhouses at the rear of the site, along the north-eastern interface. This provides a smooth transition of the built form and scale from the apartment building to the single and double storey dwellings on neighbouring properties located to the north and east. The variation in building height has also been designed to respond to the topography of the land, with the higher built form at the lowest part of the site, and townhouses at the rear of the site, being the highest part of the site. Considerable landscaping, including trees and large shrubs, are proposed on the subject site to assist in softening this transition. This will also make an appropriate contribution to the desired Garden City Character.

The Monash Housing Strategy 2014 identifies the subject site within the ‘Residential Land’ in the Monash National Employment Cluster. Intensification of land use and development on this site appropriately responds to the future needs of the area, whilst respecting the existing context through responsive and considered design.

4.2. SITING AND DESIGN Whilst there is a clear directive within State and Local Planning Policies for infill development and residential densities in appropriate locations, it is important to ensure that the area develops in a manner that is sustainable and results in quality urban outcomes. Through an analysis of the urban context of the subject site and the development trends of the wider area, it is apparent that the subject site presents an excellent opportunity for redevelopment owing to the site’s location, size and the robust interface to Dandenong Road.

The opportunities of adverse amenity impacts are limited due to the proposal’s treatment towards all boundaries of the site. The design is respectful to adjacent interfaces and acknowledges the existing and future character to the area, and the surrounding built form and context.

The resultant siting and design impacts are reviewed in accordance with ResCode Standards below. For a detailed ResCode Assessment please refer to Appendix A.

4.2.1. Building Height & Massing

The proposal has been designed to appropriately respond to the site and surrounding context, taking into account the topography of the land, the robust context on Dandenong Road, being located on a corner, the height, massing and uses of the existing building on site as well as surrounding developments, and the transitioning of the building height and massing.

The General Residential Zone and the schedule to the zone (Schedule 2) does not provide a preferred or mandatory maximum height, therefore Standard B7 of ResCode is applicable. The maximum height of the



development is 16.5 metres at the lowest point of the land, on the southwestern interface of the apartment building fronting Dandenong Road. The height of the building responds to the topography of the land by decreasing as the slope rises, with the apartment building comprising a building height of only 9.8 metres on the northeastern interface. As detailed within the architectural package, this design is considered appropriate for the subject site, considering the topography, the robust interface to Dandenong Road, and the existing and preferred neighbourhood character.

With regards to massing, the apartments are orientated toward a variety of angles due to the shape of the building, however where possible the apartments are designed to be north and east facing to take advantage of solar access. The townhouses are orientated toward the northwest and northeast. The apartment building is four storeys, and the townhouses are two and three storeys, providing a transition from the robust interface with Dandenong Road to the neighbouring dwellings to the north and east, which are primarily one and two storeys in height. The proposal also addresses its frontage to Albert Crescent, with the design picking up on the massing and materials of the existing context. The fine grain details present in the surrounding residential housing stock is respected by the proposal, with the massing on the site physically and visually broken up with the use of architectural articulation, materials, landscaping and communal areas. This will ensure that when the development is viewed from Albert Crescent, it will appropriately respond to and assimilate with the existing development within the area.

Given the size of the block, the significant sloping topography, and the proposed typology of development, it is unlikely that the proposal will result in unreasonable building height and massing. The proposed development is located within an established suburban area where moderate housing growth is encouraged, the design appropriately responds to existing and preferred neighbourhood character, and it responds to the existing site context, including the topography and robust corner site. Thus, it is considered that this is an appropriate design response.

4.2.2. Street Setback

Schedule 2 to the General Residential Zone stipulates a modified ResCode B6 Standard, where a dwelling should be setback 7.6 metres from the street.

The apartment building affords an 11 metre street setback from Dandenong Road (Princes Highway) at Levels 00, 01 and 02, with the two upper levels recessed by a minimum of 26.39 metres. This setback considerably exceeds the required setback under the modified ResCode B6 Standard, and thus is considered compliant. The setback at ground level will comprise significant landscaping, including canopy trees, to provide a buffer to Dandenong Road, and to add to the garden suburb character. Refer to Figure 4 for an artist impression of this setback.

Figure 4 – Dandenong Road interface



4.2.3. Side & Rear Setbacks

Schedule 2 to the General Residential Zone does not stipulate a modified ResCode B17 Standard.

North-western side setback (to Albert Crescent)

Required Setback Actual Setback Compliancy

Two storey townhouses 1.9 metres 3.9 metres Compliant

Apartment building 4.1 metres 4.5 metres Compliant

North-eastern rear setback



Three storey townhouses 4.6 metres 5.5 metres Compliant

South-eastern side setback



Apartment building 4.1 metres 4.0 metres Variation Required

As shown in the above tables, the side and rear setbacks are mostly compliant with the B17 Standard, and thus are considered to meet the objective. Refer to Figure 5 for an artist impression of the Albert Crescent interface.

Figure 5 – Side setback to Albert Crescent



4.2.4. Overshadowing

The shadow diagrams, prepared by Cera Stribley Architects, demonstrate the shadows shown at the 22 September Equinox at 9am, 10am, 11am, 12pm, 1pm, 2pm and 3pm. Both existing and proposed shadows on natural ground are shown.

As indicated on the diagrams, between 9am and 12pm, the overshadowing is limited to the adjoining roads or the subject site. Importantly, in terms of overshadowing, the proposal will have no impact on the secluded private open spaces of neighbouring properties during this period of the day.

Between 1pm and 3pm overshadowing will occur to the south, as shown on the diagrams. It is noted though that overshadowing already occurs at these times as a result of the existing development on the subject site, and the proposal development will only marginally add to this. The additional overshadowing will impact the rear secluded private open space of 2269 Dandenong Road and 9 Harcourt Avenue.

No. 9 Harcourt Avenue has an area of 711m2 of private open space. The proposal will partially overshadow this area, however the design ensures that the 75% or 40m2 of the space will receive sunlight for more than 5 hours a day. This is therefore compliant with Standard B21.

No. 2269 Dandenong Road comprises an area of 218m2 of private open space. The existing building on the subject site currently overshadows this space, and the proposal will add to this, as shown on the diagrams. At 1pm the extent of overshadowing will increase by an additional 9%, at 2pm it will increase by 18%, and at 3pm by 25%. However, it is important to note that from 9am to 1pm the private open space will not be overshadowed at all.

It is considered that the overall shadowing is relatively minimal. Each of the adjacent properties will avoid overshadowing for the majority of the day, with the exception of the two properties to the south between 1pm and 3pm. In addition, these two properties currently experience overshadowing at these times and the proposed development will only marginally increase this level of overshadowing. Overall, the proposed overshadowing is considered acceptable and unlikely to result in unreasonable detriment.

4.2.5. Overlooking

The proposed development is consistent with B22 Standard of ResCode.

The proposal will not impact the existing habitable room windows to the northeast, as the design ensures that no windows are present on the eastern wall of TH04, which faces the only habitable room windows facing the subject site. Further, the townhouses have been designed so as to avoid direct views into the secluded private open spaces of properties to the northeast. Thus, overlooking will be limited and screening measures are not required.

On the south-eastern interface, the only habitable room windows facing the subject site are at 2269 Dandenong Road. Thus, fixed screening to 1700mm above fixed floor level, with maximum 25% transparency, are proposed at Level 02 to the master bedroom window of Apartments 112, and the balcony of Apartment 113. The boundary fence will limit views at levels below.

4.2.6. Private Open Space

Schedule 2 to the General Residential Zone stipulates a modified ResCode B28 Standard. A dwelling or residential building should have private open space consisting of:

• An area of 75 square metres, with one part of the private open space at the side or the rear of the dwelling or residential building with a minimum area of 35 square metres, a minimum width of 5 metres and convenient access from a living room; or

• A balcony of 8 square metres with a minimum width of 1.6 metres and convenient access from a living room; or

• A roof top area of 10 square metres with a minimum width of 2 metres and convenient access from a living room.

As detailed within the architectural plans, specifically the proposed typologies, the apartments all comprise balconies or terraces that range in size from 8 square metres to 29 square metres, with a minimum width of 1.96 metres. All have convenient access from living rooms. These areas of private open space are all compliant with the modified B28 Standard.



The townhouses comprise private open space in the form of ground level courtyards and upper level balconies. The two storey townhouses comprise 33 square metres of private open space, and the three storey townhouses have 27 square metres of private open space. While these do not meet the minimum 35 square metre requirements under Amendment C125, the primary balconies are all greater than 8 square metres in size. Therefore the provision of private open space for each townhouse is considered adequate.

To supplement any shortfall to private open space, the design affords two large areas of usable communal open space for residents and their visitors to enjoy. When considering this, the amount of private open space provided is considered appropriate. The proposal also allows for significant landscaping opportunities and the planting of canopy trees throughout the site, as detailed within the landscape plan.

4.2.7. Crossovers

The existing site comprises three crossovers, two from Albert Crescent, and one from Dandenong Road. The proposal comprises only two crossovers, one existing crossover from Albert Crescent (which will require modification to account for the increased traffic to the subject site), and one new crossover to Albert Crescent. The other two existing crossovers will be removed.

The provisions of Standard B14 of the Monash Planning Scheme require the width of accessways to not exceed 33 per cent of the site frontage. The two crossovers to Albert Crescent comprise approximately 9.4% of the frontage, well within the requirements of this Standard. We note that through the operation of Clause 55, by meeting this Standard the proposed development is deemed to satisfy the objective of Clause 55.03-9: ‘To ensure the number and design of vehicle crossovers respects the neighbourhood character.’

4.3. INTERNAL AMENITY The proposal has been designed so that residents can enjoy high levels of internal amenity which comply with the relevant ResCode Standards. Specifically, the following aspects of the design are noted:

• Each dwelling has a clearly defined entry point, creating a strong sense of address.

• The proposal has been designed so that each dwelling will be well ventilated and has direct access to daylight. All windows within the proposal can meet the relevant Standard (B27), and the proposal does not rely on borrowed light for any bedrooms. Refer to Figure 5 for an artist’s impression of one of the apartments fronting Albert Crescent.

• Private open space that meets the ResCode requirement is provided at each dwelling and is accessible from the main living area.

• The proposal provides generous setbacks at all boundaries to allow for significant landscaping to occur.

• Dwellings are provided with storage facilities in accordance with the requirements of ResCode Standard B30.

• Each townhouse is provided with a garage that is visually pleasing and avoids becoming a dominate feature of the streetscape.

• Each dwelling has been designed to provide users with a functional, flexible space with an attractive look.

• Each dwelling affords private open space that is accessible from living areas.

On 13 April 2017, Amendment VC136 was gazetted, introducing the Clause 55.07, Apartment Developments, into the Victorian Planning Schemes. Clause 55.07 sets out requirements for apartment developments, influencing the design and amenity of developments. Despite the current planning application being lodged prior to the gazettal of this amendment, the new provisions have still generally been considered in the design process. Although a formal assessment against each standard of Clause 55.07 of the Monash Planning Scheme has not been undertaken, this planning report provides a detailed assessment of the proposal and throughout touches on all topics where relevant. Excellent internal amenity will be provided by the proposed apartments, including the following elements:

• The apartment sizes are generous, ranging from 55 square metres for a one bedroom apartment to 109 square metres for a three bedroom apartment.



• All apartments will be allocated 6 cubic metres of external, secure storage within the apartment building. Additional internal storage has been incorporated into the design of each apartment.

• The development provides choice and diversity in relation to apartment mix in terms of bedrooms, balconies, and outlook.

Figure 6 – Apartment view from Albert Crescent

4.3.1. Landscaping

Landscaping has been an important consideration throughout the development of this proposal. The proposed landscaping adds to the ‘Garden City’ character of the municipality, provides screening and privacy for residents from the robust interfaces to the south and east, and also assists in providing a transition for the site between the sensitive interfaces to the north and west. Ample opportunity for landscaping is provided throughout the subject site, and the plantings proposed are appropriate to the style of the development as they are consistent with the existing and emerging character.

It is for these reasons that the built form and design of the proposed development is appropriate in this street and surrounding neighbourhood context.

22 ADDITIONAL CONSIDERATIONS URBIS


5. ADDITIONAL CONSIDERATIONS The below matters have been considered as part of this application:

5.1. TRAFFIC AND CAR PARKING One Mile Grid have been involved in the design of the building to ensure that all traffic related components of the development are appropriately resolved on site. One Mile Grid have confirmed that car parking has been adequately provided, designed and located to appropriately service the development. They have also advised that the anticipated traffic movements generated by the proposal can be accommodated within the surrounding street network, without adverse impact on the safety and efficiency of the area.

The following is a summary of the assessment’s conclusions:

• A total of 122 parking spaces, including 104 resident spaces and 18 visitor spaces, are required to be provided for the proposed development pursuant to Clause 52.06 of the Monash planning Scheme.

• It is proposed to provide a total of 119 car spaces, with 104 spaces allocated to residents and 15 spaces allocated to visitors

• The proposed on-site parking provision for residents meets the statutory requirements, however results in a shortfall of 3 visitor parking spaces.

• In consideration of the likely visitor parking demands, and the large frontages of the site that may facilitate parking, the proposed provision of visitor parking is considered adequate.

• The proposed car park and access arrangements have been suitably designed and are in general accordance with the requirements of Monash Planning Scheme and/or AS/NZS 2890.1:2004.

• The proposed bicycle parking provision and arrangement is considered appropriate and exceeds the requirements of the Monash Planning Scheme.

• Traffic generated by the use is not expected to have any considerable impact on the surrounding road network.

This report concludes there is no traffic or parking grounds which should warrant refusal of the development as proposed.

5.2. WASTE MANAGEMENT A Waste Management Plan has been prepared by Sustainability House.

In summary, the assessment notes the following regarding the apartment building portion:

• Private waste collection service is proposed, based on twice a week collection of both garbage and co-mingled recycling.

• Garbage and recycling bins will be stored in the designated bin store area on the Ground Floor

• Waste removal vehicles can access the car park area, and the location of the designated waste collection point.

In summary, the assessment notes the following regarding the townhouses portion:

• Council waste collection on a designated collection day. Residents will be expected to move their bins from their garages to Dandenong Road for collection, and back again once the bins have been emptied.

• Both garbage and recycling bins will be stored within each private garage.

• Council collection occurs weekly for garbage and fortnightly for recycling.

The report illustrates that the proposed development has been designed to “function” correctly with regard to waste management.


ADDITIONAL CONSIDERATIONS 23

5.3. ENVIRONMENTAL SUSTAINABLE DESIGN A Sustainable Management Plan has been prepared by Sustainability House. The Built Environment Sustainability Scorecard (BESS) has been used to quantify all sustainable design criteria, with the exception of building materials. The proposed development targets 55 points out of 100 in the Built Environment Sustainability Scorecard (BESS), which equates to Australian Best Practice. The project achieves all of the requirements under the BESS assessment. In addition, the project has been evaluated against the materials category using the legacy STEPS tool given this category is currently not available in the new BESS tool. Hence this report represents a complete sustainable design assessment of the proposed development in line with council’s requirements for a SMP. Key sustainable design strategies considered in the development include:

• High performance building fabric with good levels of insulation

• High performance glazing

• Efficient HVAC systems

• Energy efficient appliances to minimise energy consumption

• Installing efficient taps and shower heads to minimise water consumption

• 30kL rainwater harvesting tank plumbed to all apartments WCs

• 15KL rainwater harvesting tank plumbed to all townhouse WCs

• 4 m² of 300 mm deep Raingardens treating the driveway for the development

• Provision of convenient waste sorting and recycling facilities

• Communal garden areas

It is expected that this will satisfy Council’s desired performance of development.

5.4. ARBORICULTURAL REPORT An Arboricultural Report has been prepared by ArborReport Victoria to assess trees on the subject site and trees surrounding the site. A total of 76 trees were assessed by the Arborist, of which 5 are located on neighbouring properties, and 8 are street trees. Of the 63 trees on site, 55 trees will require removal to facilitate the proposed design. Significant design constraints would be required if these trees within the site were to be retained. It is noted that no trees within the site trigger Clause 52.17 of the Native Vegetation Framework, as all trees are planted, landscaped trees.

The removal of the existing vegetation from the site will be offset with an appropriate landscape plan, as prepared by Urbis, and will compensate for the loss of canopy cover and amenity. Please refer to the landscape plan for further details.

24 CONCLUSION URBIS


6. CONCLUSION The proposal not only meets the policy objectives of the Monash Planning Scheme but will contribute to the renewal of this area of the municipality. Specifically, the development will result in:

• An architectural form which responds to the site’s opportunities and constraints, leveraging off the robust and diverse streetscape of Dandenong Road and transitioning down to a more conventional suburban environment further north on Albert Crescent

• An appropriate building height and massing that has regard to the site context and possible future neighbouring development opportunities

• Provision of dwelling diversity and choice in this area of Greater Melbourne

• An appropriate response to the surrounding interfaces so as to not result in unreasonable amenity impacts

• Good internal amenity of apartments as a result of generous floor areas, access to natural light and ventilation, and generous living areas

• Suitable access, car parking, bicycle parking and loading facilities provided on site

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


DISCLAIMER 25

DISCLAIMER This report is dated 8 September 2017 and incorporates information and events up to that date only and excludes any information arising, or event occurring, after that date which may affect the validity of Urbis Pty Ltd’s (Urbis) opinion in this report. Urbis prepared this report on the instructions, and for the benefit only, of Ausco Investment Group Pty Ltd (Instructing Party) for the purpose of Town Planning (Purpose) and not for any other purpose or use. To the extent permitted by applicable law, Urbis expressly disclaims all liability, whether direct or indirect, to the Instructing Party which relies or purports to rely on this report for any purpose other than the Purpose, and to any other person which relies or purports to rely on this report for any purpose whatsoever (including the Purpose).

In preparing this report, Urbis was required to make judgements which may be affected by unforeseen future events, the likelihood and effects of which are not capable of precise assessment.

All surveys, forecasts, projections and recommendations contained in or associated with this report are made in good faith and on the basis of information supplied to Urbis at the date of this report, and upon which Urbis relied. Achievement of the projections and budgets set out in this report will depend, among other things, on the actions of others over which Urbis has no control.

In preparing this report, Urbis may rely on or refer to documents in a language other than English, which Urbis may arrange to be translated. Urbis is not responsible for the accuracy or completeness of such translations and disclaims any liability for any statement or opinion made in this report being inaccurate or incomplete arising from such translations.

Whilst Urbis has made all reasonable inquiries it believes necessary in preparing this report, it is not responsible for determining the completeness or accuracy of information provided to it. Urbis (including its officers and personnel) is not liable for any errors or omissions, including in information provided by the Instructing Party or another person or upon which Urbis relies, provided that such errors or omissions are not made by Urbis recklessly or in bad faith.

This report has been prepared with due care and diligence by Urbis and the statements and opinions given by Urbis in this report are given in good faith and in the reasonable belief that they are correct and not misleading, subject to the limitations above.

26 DISCLAIMER URBIS



APPENDICES

APPENDIX A RESCODE ASSESSMENT

APPENDICES


CLAUSE STANDARD COMPLIES / DOES NOT COMPLY / VARIATION REQUIRED

55.02-1 - Neighbourhood character objectives

Standard B1

✓ Complies

Refer to discussion in Section 4.1 of the report.

55.02-2 - Residential policy objectives

Standard B2 ✓ Complies

Refer to discussion in Section 3 of the report.

55.02-3 - Dwelling diversity objective


A range of dwelling sizes and types are provided. The apartments result in a 23%, 75%, 7% split of one, two and three bedrooms, respectively. There are also 4 two bedroom townhouses and 6 three bedroom townhouses.

55.02-4 - Infrastructure objectives Standard B4 ✓ Complies

The dwellings will be provided with appropriate utility services and infrastructure.

55.02-5 - Integration with the street objective


The dwellings are orientated to the street and provide appropriate pedestrian and vehicular access.

The apartments at ground level facing Dandenong Road have direct pedestrian access to the street.

55.03-1 – Street setback objective Standard B6 ✓ Complies

The modified B6 Standard requires the building to comprise a street setback of 7.6 metres.The apartment building complies with this standard, as it is setback 11 metres from Dandenong Road.

Refer to discussion in Section 4.2.2 of the report.

55.03-2 - Building height objective Standard B7 Variation required.

Refer to Section 4.2.1 of the report.

55.03-3 - Site coverage objective Standard B8 ✓ Complies

The total site coverage is 35%

55.03-4 - Permeability objectives Standard B9 ✓ Complies

The site achieves a permeability of 27.8%.

55.03-5 - Energy efficiency objectives


Each dwelling is oriented to provide appropriate solar access.

55.03-6 - Open space objective Standard B11 ✓ Complies

Significant public and communal open space is provided on site. The spaces are accessible and useable for residents and visitors.

55.03-7 - Safety objective Standard B12 ✓ Complies


APPENDICES

The proposed dwellings incorporate distinct entrances that are easily accessible to residents.

55.03-8 - Landscaping objectives Standard B13 ✓ Complies

The proposed development has incorporated appropriate opportunity for landscaping on the site to ensure the ‘Garden City’ character is retained.

55.03-9 - Access objectives Standard B14 ✓ Complies

Vehicles can safely access to and from the subject site in a manageable and convenient way.

One of the existing vehicle crossovers will be retained and modified as part of the application and will serve as a vehicle access point for the carpark. The other two existing crossovers will be removed. One new vehicle crossover is also proposed from Albert Crescent, and will serve the townhouses.

55.03-10 - Parking location objectives


Convenient parking is provided for both residents and visitors. Secure car spaces for residents of the apartments are provided within the Level 00 and Level 01 car park. While the townhouses contain secure garaged car spaces at ground level. Visitor car spaces are located within the Level 01 car park.

55.04-1 - Side and rear setback objectives

Standard B17 Variation required.

Refer to discussion in Section 4.2.3 of the report for further discussion.

55.04-2 - Walls on boundaries objective

Standard B18 Not Applicable.

55.04-3 - Daylight to existing windows objective


Dwellings on adjoining lots are setback sufficiently from side boundaries to ensure access to natural light is achieved.

55.04-4 - North facing windows objective

Standard B20 Not Applicable.

There are no north-facing habitable room windows of an existing dwelling that is within 3 metres of a boundary on the proposed site.

55.04-5 - Overshadowing open space objective


Refer to Section 4.2.4 of the report for further discussion.

55.04-6 - Overlooking objective Standard B22 ✓ Complies

Refer to Section 4.2.5 of the report for further discussion.

55.04-7 - Internal views objective Standard B23 ✓ Complies

Windows and balconies have been designed to prevent overlooking of the secluded private open space of other dwellings.

APPENDICES


55.04-8 - Noise impacts objectives


All appropriate measures to contain and protect residence noise sources have been incorporated into the proposal.

55.05-1 - Accessibility objective Standard B25 ✓ Complies

The entries to each dwelling can be easily adapted to assist those with limited mobility to enter and exit the dwelling.

55.05-2 - Dwelling entry objective Standard B26 ✓ Complies

Each dwelling has incorporated its own sense of address through a distinct entry way.

55.05-3 - Daylight to new windows objective


All habitable room windows have access to natural light and do not rely on borrowed light.

55.05-4 - Private open space objective


All dwellings meet the modified B28 Standard of 8m2 balconies, with a minimum width of 1.6 metres for private open space.

Refer to Section 4.2.6 of the report.

55.05-5 - Solar access to open space objective


Private open space for each dwelling meets or exceeds the requirements of B29.

55.05-6 Storage objective Standard B30 ✓ Complies

Storage areas of 6 cubic metres for each dwelling are accommodated within the development.

55.06-1 - Design detail objective Standard B31 ✓ Complies

The proposed design is respectful of the existing neighbourhood character noting that there are several new contemporary developments in this street.

The proposal also provides for an appropriate level of articulation and detailing. An appropriate amount of landscaping and planting of canopy trees is also provided to protect the ‘garden city’ character of the City of Monash.

55.06-2 - Front fences objective Standard B32 Not Applicable.

55.06-3 - Common property objectives


Communal and public areas are clearly delineated from private areas.

55.06-4 - Site services objective Standard B34 ✓ Complies

The development will ensure site services and facilities can be installed, are accessible and easily maintained.

Documents

2263 2267 DANDENONG ROAD, MULGRAVE