4 HOPKINS STREET, FOOTSCRAY (TP171/2013)

Transcription

Page 1 of 60
CITY DEVELOPMENT SPECIAL COMMITTEE REPORT
28 JULY 2015
AGENDA ITEM 6.2
4 HOPKINS STREET, FOOTSCRAY (TP171/2013)
Director:
Nigel Higgins
Director Sustainable Development
Manager:
Steven Lionakis
Manager Urban Planning
PURPOSE
To present for consideration revised plans to a planning application at 4 Hopkins
Street, Footscray. The application has been referred to Council by the Department of
Environment, Land, Water and Planning (DELWP) as the Minister for Planning is the
Responsible Authority.
APPLICATION RECEIVED:
APPLICATION NUMBER:
APPLICANT:
SITE ADDRESS:
PROPOSAL:
ZONING:
OVERLAYS:
INTERNAL REFERRALS:
EXTERNAL REFERRALS:
COST OF DEVELOPMENT:
WARD:
ADVERTISED:
NUMBER OF OBJECTIONS:
DATE OF PLANNING FORUM:
REASON FOR COUNCIL
CONSIDERATION:
21 May 2015
TP171/2013
Urbis Pty Ltd
4 Hopkins Street, Footscray
Construction of a multi storey mixed use
development and reduction in carparking.
Activity Centre Zone Schedule 1 (ACZ1)
Parking Overlay Schedule 2 (PO2)
Environmental Audit Overlay (EAO)
Development Contributions Plan Overlay
Schedule 6 (DCPO6)
Civil Design and Transport (Development
Approvals and Transport); City Design and
Fleet and Waste Services
Not applicable
Unknown
Yarraville
Exempt from advertising
Not applicable
Not applicable
An application referred to Council by the
Minister for Planning
ATTACHMENT
1.
Revised Plans (see attached).
ISSUES SUMMARY



Places Victoria have sold the site to Golden Asset Pty Ltd who have submitted
revised plans to the Minister for Planning.
The revised plans consist of six buildings with heights ranging between 10-24
storeys with ground level retail tenancies and 939 dwellings.
The site is within the Activity Centre Zone approved under Amendment C125
and forms part of the Joseph Road precent.
Page 2 of 60
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28 JULY 2015
AGENDA ITEM 6.2
The proposal lacks dwelling diversity (typology and size) and does not meet the
minimum parking requirements outlined in the Parking Overlay Schedule 2.
The revised proposal shows little regard to Better Apartments Discussion Paper
May 2015 as released by the Minister for Planning. It displays many flaws and
issues affecting residential amenity and also fails the objectives of the Activity
Centre Zone.
The proposal appears to be solely driven by yield and is an overdevelopment of
the site.
It is recommended that Council writes to the Minister for Planning advising it
does not support the revised scheme.
OFFICER RECOMMENDATION
That the City Development Special Committee advises the Minister for Planning
that it does not support (objects to) the planning application at 4 Hopkins
Street, Footscray on the following grounds:
1.
The proposal fails to respond to the vision and intent of the Activity
Centre Zone Schedule 1 failing to provide high quality design outcomes
and producing poor internal and external amenity for future residents.
2.
The proposal does not provide an adequate mix of uses, in particular
employment generating uses and does not contribute to housing
diversity, failing to meet the relevant objectives of the Activity Centre
Zone Schedule 1.
3.
The proposal fails to provide adequate parking on site for visitors and
patrons failing to meet the minimum requirements of the Parking Overlay
– Schedule 2.
4.
The proposal has no regard to the Better Apartment Discussion Paper
May 2015 released by Minister for Planning which seeks to achieve,
“sustainable, high quality apartment living opportunities.
Page 3 of 60
28 JULY 2015
AGENDA ITEM 6.2
BACKGROUND
1.
History
The application was first referred to Council in 2013 by the Minister for Planning
which at the time was lodged by Places Victoria. The application proposed eight
mixed use buildings with heights ranging between 6 and 24 storeys. It also sought
approval for a masterplan where no detail about the form, appearance or layout of
the building was provided.
Council at the 22 October 2013, City Development Special Committee resolved to
write to the Minister objecting to the application and no decision was made on the
application.
Since that time, Golden Asset Pty Ltd are the new owners of the site and Amendment
C125 was approved rezoning the land from a Priority Development Zone to the
Activity Centre Zone. It also introduced a Parking Overlay over the entire Footscray
Metropolitan Activity Centre.
2.
Proposal
Revised plans have been submitted by the new owners which seeks approval to
construct six buildings over three stages.
The proposal can be summarised as follows:

939 dwellings (568 x one bedroom and 371 x two bedrooms)

17 commercial tenancies comprising an overall area of 3,592.5 square metres

690 car spaces
320 bicycle spaces


53 motorcycle spaces

Building heights as follows:
Tower 1 - 11 storeys (35.8 metres)
Dwelling are provided with balconies starting at 3.6 square metres.


Communal recreational areas including a gymnasium, pool, running track and
podium top terrace is provided on the fourth and fifth storeys.

Vehicle access points including loading bays would be accessed from Moreland
Street, Maribyrnong Street and Neilson Place.

The building would be constructed of a mix of building materials including
coloured glass, coloured concrete slab, tiles and feature steel fins.
Refer to Attachment 1 for a copy of the revised plans.
Page 4 of 60
3.
28 JULY 2015
AGENDA ITEM 6.2
Site and Surrounds
Subject Site
The subject site is located on the northern side of Hopkins Street and is bounded by
Maribyrnong street to the east, Moreland Street to the west and Neilson Place to the
north. The site is currently vacant however was previously occupied by Le Man
Toyota car dealership. The site has a site area of 13,100 square metres. The site
has a significant downwards slope from west to east. A number of vehicle access
points are currently available from Moreland Street, Maribyrnong Street and Nielson
Place.
Surrounds
The Joseph Road Precinct is a significant focus for urban renewal in the Footscray
Metropolitan Activity Centre (MAC) and was traditionally occupied by large
warehouses and industries, most of which have now been cleared.
The Maribyrnong River is located 100 metres east of the site and acts as an
important recreational destination for locals. The Heavenly Queen Temple is located
north-east of the site at 20 Joseph Road and a planning permit was granted in 2005
for its construction.
Planning permits have been granted by the Minister for Planning for the following:
18-24 Hopkins Street (to the west) for five buildings with a maximum height of

32 storeys.

10 Moreland Street (to the north-west) for a 25 storey building.

2 Hopkins Street (directly east) for four buildings with a maximum height of 26
storeys.

4 Neilson Place (directly north) for a 16 storey building.
4.
Policy Context
The subject site is located within Schedule 1 to the Activity Centre Zone (ACZ1) and
is affected by the Environmental Audit Overlay (EAO), Parking Overlay Schedule 2
(PO2) and the Development Contributions Plan Overlay Schedule 6 (DCPO6).
Permit Triggers
The application requires a planning permit for the following:

Use of the land for shops (ACZ1)

Construct a building (ACZ1)

Reduce the minimum number of carparking spaces associated with shops
(PO2).
A contribution of $422,550 is required pursuant to DCPO6.
Human Rights Consideration
The report and its content do not impede the human rights listed in the Charter of
Human Rights and Responsibilities Act 2006.
Page 5 of 60
28 JULY 2015
AGENDA ITEM 6.2
Conflicts of Interest
No officer responsible for, or contributing to, this report has declared a direct or
indirect interest in relation to this report.
5.
Notification
Pursuant to Clause 7.0 of the ACZ1, the application is exempt from all notice and
appeals rights as the proposed heights do not exceed the preferred maximum
building heights in Clause 5 of the zone.
6.
Referrals
The application was referred internally to:

Civil Design and Transport (Development Approvals and Transport)

City Design

Fleet and Waste Services.
In summary the referral comments are as follows:
















Proposal is yield driven and widow dressed with superficial activation to
disguise the shortcomings of a mass overdevelopment.
Architectural rendering is a mismatch that has little to do with context or public
and private amenity.
Dwelling density is too high (720 dwellings per hectare),
All dwelling are too small and 25 per cent of dwellings are south facing.
Building massing is poor, bulky podiums, blank frontages, landscaped podiums
will suffer from induced winds.
Current dwelling layout, scheme and sizes are directly contrary to the Minister’s
discussion paper on Better Apartments.
Insufficient parking is provided on site for the size of the development.
Dispensation of 31 spaces (being the minimum rate) is not supported.
Visitor spaces are proposed to be shared by the retail spaces and will place
further pressure on on-street parking demands.
Surveys of parking in the vicinity are of no use. There is very limited on street
parking available adjacent to the site once the precinct is developed.
Parking restrictions will apply (including paid parking) in the surrounding street
network once the precinct is fully developed.
Bicycle parking and motorcycle spaces are satisfactory.
Waste Management Plan is satisfactory and private collection is supported.
Existing street assets are in poor condition. Road pavements, kerb and
channel, footpaths, underground stormwater drains and pits, associated
infrastructure and undergrounding of assets/utilities is to be reconstructed
generally in accordance with the Joseph Road Public Realm and Infrastructure
Masterplan (currently being developed by Council’s City Strategy Department).
Submit hydraulic modelling and computations to demonstrate adequate
conveyance of overland stormwater flows from Warde Street to Maribyrnong
Street, without adverse impact on either the development or neighbouring
properties.
Traffic Assessment amended to provide meaningful assessment of the internal
carpark layout including proposed parking space dimensions, car stackers, aisle
Page 6 of 60
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
28 JULY 2015
AGENDA ITEM 6.2
and ramp widths, internal ramp profiles, vertical clearances, and general
functionality of the internal circulation.
Detailed drawings showing crossover design, profiles and kerb levels submitted
and endorsed prior to the commencement of construction.
Detailed swept paths demonstrating functionality of waste collection areas
submitted and endorsed prior to the commencement of construction.
Detailed drainage plans to be submitted and endorsed prior to the
commencement of construction.
DISCUSSION
It is considered that the key issues for the proposed development are:

Is there an appropriate mix of dwellings and uses?

Does the development provide appropriate internal amenity?

Is sufficient parking provided?
Is there an appropriate mix of dwellings and uses?
The Footscray CAA Structure Plan 2013 and the ACZ1 designates the site as being
within Precinct 5: Joseph Road Precinct which seeks to create a diverse range of
dwellings and a viable mix of commercial, retail, community, entertainment and
recreational land uses.
As like the other approvals granted by the previous Minister for Planning, the
proposal fails to provide a diverse range of dwelling sizes having only one and two
bedroom dwellings. The limited mix of bedroom sizes and dwelling typologies results
in families and larger household types being excluded.
Furthermore, as like the four other approvals already granted:

there is no provision of public, social or affordable housing

there is no office space and limited meaningful employment generating uses
given the size of the commercial spaces allocated, it is unlikely to cater to any

entertainment, recreational or community facilities.
A development of this size and scale has the opportunity to contribute towards
community facilities and meaningful entertainment service spaces for the use by
future occupants and visitors to this precinct.
It is considered that the revised proposal goes ‘backwards’ in dwelling diversity. The
previous masterplan concept provided a range of studio, 1, 2 and 3 bedroom
dwellings as well as SOHO (small office home office) typologies. The previous plan
also provided a better mix of uses having commercial space allocated to hospitality,
recreation, showrooms, work studios and community spaces.
Does the development provide appropriate internal amenity?
The proposed scheme shows little regard for the internal amenity or the
enhancement of enjoyable living spaces for future occupants as follows:

There is a significantly large proportion of south facing dwellings (25 per cent or
over 200 dwellings).

Dwelling sizes are considerably small with some being only 39.7 square metres
Page 7 of 60
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28 JULY 2015
AGENDA ITEM 6.2
Many of the balconies are extremely small and unattractive for use with the
smallest being only 3.6 square metres.
There are 79 dwellings which have balconies that are 6 square metres or less.
A high number of saddle-back bedrooms with narrow light corridor and poor
daylight.
Long and narrow internal corridors.
A number of dwellings have bedrooms and balconies located directly adjacent
to loading bays and carpark entrances.
The communal open space at podium level will be overshadowed by Towers 3
and 4 (being 24 and 23 storey buildings) at most times of the day thereby
having little sunlight.
The current Minister for Planning has released the Better Apartments Discussion
Paper May 2015 and is calling on public submissions regarding matters such as
apartment size, adaptability, sunlight, daylight, space, outlook, universal design and
more. It is considered that the proposal has little regard to the matters raised in the
discussion paper and displays many signs of what the discussion paper
acknowledges as flaws and issues affecting residential amenity.
The proposal also fails one of the key objectives outlined in the ACZ1 by encouraging
high quality design outcomes that will provide high internal and external amenity for
future residents. Given the many flaws with this development and lack of dwelling
diversity, the proposal is solely a yield driven exercise and an overdevelopment of the
site
Is sufficient parking provided
Based on the recently introduced PO2, the proposal generates a statutory parking
range of 721 spaces (minimum) and 1,080 spaces (maximum).
The proposal provides 690 spaces on site.
A break down of the carparking requirements is as follows:
MINIMUM
MAXIMUM
568 x one bedroom
284
568
371 x two bedrooms
296
371
Residential visitors
93
93
Shop
48
48
STATUTORY
REQUIREMENT
721
1080
SHORTFALL
31
390
PROPOSAL
PROVIDES
673
17
Page 8 of 60
28 JULY 2015
AGENDA ITEM 6.2
The proposal has a shortfall of 31 spaces which are all associated with the
commercial tenancies. Council’s Engineers have reviewed the application and does
not support the reduction in the minimum parking rate.
The Traffic Report submitted shows ample on street parking to justify the 31 space
shortfall. This survey is considered flawed being based on existing conditions rather
than considering the four planning permits already approved by the previous Minister.
Further, the report does not consider the cumulative impact of the reduction in
parking already granted as part of the other approvals in the precinct.
The Report recommends the sharing of the residential visitor spaces with the
commercial tenancies. It is considered that this will place further pressures on the
on-street parking demand and further restrictions will be in place once the precinct is
fully developed.
Whilst it is acknowledged that the site is located in proximity to public transport
options, given the shortfall and the cumulative impact of the reductions in parking
already granted as part of previous Ministerial approvals, it is considered that the
reduction sought is not appropriate and will place further burden on the road network.
The PO2 also requires 37 motorcycle parking spaces and the proposal exceeds this
by providing 57 spaces. Bicycle parking for 320 bikes has also been provided on site
in accordance with the statutory parking requirements.
CONCLUSION
It is considered that the proposal does not meet the overall intent and objectives of
the State and Local Planning Policy Frameworks, including the recently approved
Activity Centre Zone and Parking Overlay. Further, the Minister for Planning has
called for Better Apartments, this proposal represents the antithesis of what the
discussion paper seeks to achieve, “sustainable, high quality apartment living
opportunities”. It is therefore considered that the application should not be supported
and a letter of objection be forwarded to the Minister for Planning.
Page 9 of 60
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TP 35Proposod Streetscapos -01
TP Cl Archllects Statement
TP 36Proposed Streetscapes -02
TP 02 Diagrams -01
TP 37Proposed Streetscapes -05
TP 03 Dlag rarnS -02
TP 38Proposed StreeLICAIXIS - 04
TP 04 Dr ag rams - 03
TP 39Proposed Elevations - 01
TP 05Dragrams -04
TP 40Proposed Elevations -02
TP 06Floor Plans • LG1
TP 41Proposed Elevations -03
TP 07Floor Plans -12
IF 42Proposed Elevations -04
TP beFloor Plans - LO
TP 43Proposed Sections -01
TP 00Floor Plans - L1
IF 44Proposed Sectkins -02
TP 45Proposed Sections - 03
TP 11 Floor Plans • L3
TP 46Proposed SectIons - 04
TP 48Proposed Sections -06
TP 14Floor Plans • LiS
1P49-Proposed SectIons - LIT
TP 15Floor Plans -L7
TP 16Floor Plans - Lrti
TP 51 Proposed Sections - OE
TP 17Floor Piens • L9
TP 52Materiel Schedule
1P53 Ares Schedule - 01
TP 54 Area Schedule - 02
TP 20Floor Plans • L12
IF 21 Floor Plans - L13
TP 25Floor P1010 .117
TP 26Floor Plans-LIP
TP 28Floor Plans - 120
IPSOFloor Piens -L21
IPSOFloor Plans - L22
TP 31 Floor Plans -L23
TP 32Floor Plans - Level Plant
TP 33Fro°. Plans - Roof
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MATERIAL SCHEDULE
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Transcription

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