379-387 Punt Road Cremorne

Transcription

379-387 Punt Road Cremorne
URBAN DESIGN EVIDENCE - PREPARED BY TW BILES
THIS REPORT HAS BEEN PREPARED FOR A. GENSER & ASSOCIATES (Aust.) PTY LTD)
WITH INSTRUCTIONS FROM BEST HOOPER, SOLICITORS
VCAT Reference No. P295/2012
APRIL 2012
CONTENTS
1
PREAMBLE
1
2
IS THERE STRATEGIC PLANNING SUPPORT FOR THE
PROPOSAL?
2
3
DOES THE PROPOSAL RESPOND EFFECTIVELY TO BUILT FORM
AND URBAN DESIGN POLICY?
4
4
DOES THE PROPOSAL RESULT IN ANY UNACCEPTABLE
AMENITY IMPACTS?
6
5
CONCLUSION
7
APPENDIX A
APPENDIX B
APPENDIX C
APPENDIX D
APPENDIX E
APPENDIX F
© Message Consultants Australia Pty Ltd 2012(ref: 12013A) –379-387 Punt Road Cremorne VCAT ref no. P295/2012
PAGE
Review Site and Surrounds
The Proposal
Existing Planning Controls and Policies
Clause 15.01 Assessment
Higher Density Design Guidelines Assessment
Witness Statement
8
10
11
13
14
16
1.
PREAMBLE
1.
There are three central design issues in this review. They are:

The capacity of the building to serve as a catalyst to the
regeneration of Cremorne and the Punt Road sub precinct.

The ability of this new building typology to satisfy metropolitan
and in particular housing policy.

The efficacy of the design response in meeting design criteria.
2.
My assessment is based on the amended plans dated 24.6.11 Rev D for
an 8 storey residential building with three levels of basement car
parking and 5 town houses.
3.
In undertaking my assessment I have applied the relevant planning
scheme provisions and policies and have had specific regard to the
comments and grounds of refusal from Council.
1.1
Background
4.
An application was submitted to Council in December 2010 and
subsequently amended in September 2011.
“The applicant has generally addressed the issues of height raised
in my previous report to a level that I think is acceptable in the
context of Punt Road and in an area where high density housing
should indeed be sought…
The introduction of terrace housing to the Huckerby Street
frontage is welcome and I am satisfied that generally reasonable
standards of consideration of protection of privacy have been
accommodated into the development…
The applicant has established a reasonable footprint for
development that can form the basis of support in urban design
terms”.
Subject to the enclosure of air-conditioning units and further
clarification on the detailing and finish of the elevation material, Mr
McGauran was satisfied that the proposal is worthy of further detailed
analysis and support.
Notwithstanding the recommendations and advice, Council resolved
that had it been in a position to determine the application, it would
have issued a notice of refusal to grant a planning permit on the
following grounds:
The proposed development will have a monolithic appearance and
will be visually dominating in Punt Road and the immediate
surrounding area, failing to comply with the Neighbourhood
Character of the precinct as set out in clauses 15.01-5 (Cultural
identity and neighbourhood character), 21.05-2 (Urban Design)
and 21.08-2 (Burnley, Cremorne, South Richmond).
The proposed development fails to adequately respond to the offsite amenity impacts on the immediate neighbours to the north,
south and east through overlooking, overshadowing and visual
bulk by failing to comply with clause 22.10-3.8 (Off-Site Amenity)
and Objective 2.6 of the Department of Sustainability and
Environment’s (DSE) Design Guidelines for Higher Density Housing.
1.2
In considering the urban design issues of this review, the key questions
are:

Is there strategic planning support for the proposal?

Does the proposal respond effectively to built form and urban
design policy?

Does the proposal result in any unacceptable amenity impacts?
My conclusions are:

Punt Road has been an inhospitable highly trafficked thoroughfare
for decades. Demographic trends, activity centre policy and
redevelopment potential in and around the Punt Road/Swan
Street precinct provide a significant opportunity to regenerate this
area in a manner consistent with Planning Policy initiatives.

The proposal is “a pioneer” project and will over time form part of
the Punt Road/Swan Street precinct – intensified with higher built
form and activated with a revitalised activity centre underpinned
by a new urban population.

The built form and architectural design of the proposal has been
carefully considered. The massing and façade detail has had
regard to the different characteristics of Punt Road and Huckerby
Street and seeks to repair and activate the ground plane. The
introduction of a tower element set back from the townhouses to
the east will ensure that the height, scale and mass of the
proposal can be successfully accommodated on the site. The
urban design qualities of the proposal respond in a positive
manner to Clause 15.01, Clause 21.05 and Clause 21.10 of the
Planning Scheme.

The proposal will not cause any unreasonable amenity outcomes
for neighbours given the location of the site.

The proposal will provide a range of apartment layouts and
resident amenities that will deliver a good standard of liveability
for future occupants.
The proposed vehicular access will create an unreasonable impact
on amenity and safety within surrounding streets, particularly
along Rout, Huckerby and Wellington Streets.
The proposal before the Tribunal has been amended to an 8 storey
building in response to the comments and grounds of refusal from
Council.
A comprehensive analysis of the subject proposal was undertaken by
Council officers with the benefit of independent urban design advice
provided by Rob McGauran, architect.
Mr McGauran’s advice after reviewing the amended plans for an 11
storey building with basement car parking and 5 townhouses (Sept
2011) can be summarised as follows:
The scale, height and architectural quality of the proposed
development does not respond to the site context nor fit into the
emerging built form context and streetscape as envisaged under
clauses 15.01-1 (Urban Design), and 21.05-2 (Urban Design);
What conclusions can be drawn from the
amended plans?
If one of the purposes of metropolitan and local policy is to
reinvigorate blighted land in and around activity centres on the
principal public transport network and provide affordable and more
diverse housing accommodation, my conclusion is that this is a project
that answers those objectives.
The review site provides a significant opportunity for substantial
redevelopment as part of a broader strategy for the revitalisation of
the Swan Street/Punt Road precinct.
The state has invested close to $1billion on infrastructure in the sports
and entertainment precinct opposite the review site. Access to these
facilities is predominantly from Melbourne CAD with limited
accommodation and hospitality options on offer to the east.
My detailed reasons for these conclusions are set out in the following
sections of this report.
To accept the current condition where Punt Road acts as a barrier to
integration between Cremorne and the sports and entertainment
precinct is to squander a significant opportunity to utilise this
infrastructure.
A.
B.
C.
D.
E.
F.
Punt Road is currently a traffic ‘sewer’ and the entry to Swan Street
around Richmond station an ‘eyesore.’ The need for regeneration of
this strip has been argued ‘ad nauseam’ over the past few decades.
The solution is clearly not a simple one.
I have also detailed the information and assessments below in
appendices to this statement as follows:
Review Site and Surrounds
The Proposal
Planning Controls and Policies
Clause 15.01 Assessment
Assessment against Higher Density Guidelines
Witness Statement and Qualifications and Expertise
Page 1
2.
IS THERE STRATEGIC PLANNING
SUPPORT FOR THE PROPOSAL?
There are three principal strategic planning reasons supporting this
proposal, they are:
2.1

It is located in a place where activity centre and transport policy
encourages increased density.

It will serve as a catalyst to ongoing regeneration in an area that
has suffered ‘blight’ for decades along a difficult and challenging
traffic sewer.

It offers housing diversity and affordability.
The locational attributes and strategic context
of the site
The Cremorne precinct has been identified by Yarra Council in a
number of study documents as an area that has, and will continue, to
undergo significant physical and economic change. It is also
understood that it is a ‘stranded’ suburb, disconnected from its
neighbours.
Strategies to overcome these impediments are documented in the
Cremorne and Church Street Precinct Urban Design Framework (UDF),
2007 which identifies the review site in the ‘Punt Road Frontage sub
precinct’ and as an area of ‘likely redevelopment’ where substantial
change is expected and can contribute to public realm improvements.
In summary it recommends the following:

rezone all areas fronting Punt Road to Mixed Use to encourage
commercial activity at street level,

encourage property consolidation,

discourage vehicle entry to Punt Road,

require 3m setbacks from the east boundary,

maximise exposure of land to views of parkland and city skyline,

allow 4-5 storeys on Punt Road, and

create a sense of pedestrian scale
The Plan provides for an increase in building height and intensification
of density at and around the rail station on Swan Street. It also
identifies the potential for a ‘signature building’ at the corner of Punt
Road and Swan Street and a preferred height of 5-6 stories along the
Punt Road strip.
At the strategic level the means to achieve intensification in the inner
city is set out in Melbourne @ 5million and in particular Clause 11
Settlement and Clause 11.01 Activity Centres.
It is also addressed in Clause 16.01-3 which has as its objective to
“identify strategic redevelopment sites for large residential
development in Metropolitan Melbourne.”
The review site has all the attributes of a strategic redevelopment site.
It is:

Within 250m of Richmond Station, the second largest station in
Victoria and a major transport hub with 8 train lines. Also direct
access to tram connections, an extensive bus network and the
Monash/CityLink freeway.

Within a short walk to the core of the Swan Street Major Activity
Centre.

Opposite the Yarra parklands and Sports and Entertainment
Precinct.

Located on Punt Road which is a key transport route that carries
heavy volumes of traffic.

Providing 10 or more dwelling units.
On the review site there is a significant opportunity in this section of
Punt Road between Swan Street and the Monash Freeway to
transform a harsh urban environment into a residential precinct that
provides views and connections to Melbourne’s parklands and further
west to the CBD as well as improving connections with Cremorne to
the east. It also offers the opportunity to reinvent Punt Road and
wrestle it back from a noisy unpleasant car dominated environment to
an attractive boulevard.
It is within this context that the proposal has been designed and is
unequivocally larger than the development to the east.
The Swan Street and Punt Road intersection is a flat and wide space
fringed by powerful structures such as the elevated rail line, the City
Link bypass, the new soccer/rugby ground, Tennis centre, Vodafone
arena and in the distance, the MCG.
This is an area of robust built form and while Cremorne has some finer
grain lower scale buildings, there are also examples of taller buildings
such as the 10 level ERA apartments in Cremorne Street, the Silos, the
recently approved 10 level Dimmeys redevelopment and the 6 level
commercial building at 499 Punt Road.
On this intersection of Swan Street and Punt Road, a long term vision
of strong, taller buildings is an inevitable response to strategic planning
policy. It is a characteristic that is well established in similar locations
in Yarra around Epworth Hospital and its neighbouring municipality,
the City of Stonnington with residential apartments being built in the
Forrest Hill precinct and Chapel Street.
In summary then, my conclusion is that there is strong strategic
planning support for the development of higher density housing in this
precinct. Housing, activity centre and transport policies positively
encourage intensive development with a mix of uses and housing
diversity in this location.
With the exception of height, these recommendations are satisfied in
the development proposal for 379-387 Punt Road.
The Revised Draft Swan Street Structure Plan, March 2012 identifies
that by 2031 the general study area is expected to grow to over 20,000
people and that such growth will likely impact on the local community
putting pressure on existing services, the transport network and
infrastructure.
Figure 1: Aerial oblique of Sports/Entertainment precinct and Cremorne Interface
Page 2
2.2
What does the demographic profile and change
tell us about housing choice in the future?
Clause 21.02 of the planning scheme notes that Yarra’s population in
2006 was 69,330 and that it is anticipated to increase to about 90,000
by 2031. Demographic research undertaken by Forecast.id for the City
of Yarra provides further assistance and refinement. This forecast
work anticipates that a population of approximately 90,000 will be
achieved much earlier by 2021.
More particularly, Cremorne and Burnley – Richmond South is
expected to experience an increase of over 1,500 people to 5,377 by
2021 at an annual growth rate of 2.29% per annum over 15 years. This
will equate to over 720 households with the average number of
persons per household of 2.12. The most populous age cohort will
continue to be 25-29 year olds, with 955 persons in 2021.
2.3
What are the planning consequences?
The ‘Forecast of Households, Cremorne and Burnley – Richmond
South’ indicates that the principal accommodation needs will be for:

Lone person households.

Couples without dependents.
Apartment style 1 and 2 bedroom accommodation is clearly a primary
means of satisfying this need.
In addition there is a notable absence of short term accommodation
options available in Richmond and Cremorne. Given the proximity to
Melbourne’s premier sports and entertainment precinct there is an
opportunity for Cremorne and Swan Street to offer alternative
accommodation units to Melbourne CBD.
The planning consequences for Cremorne and Burnley that proceed
from this population increase and demographic profile described
above, underpin the strategic planning response for densification in
and around Punt Road and Richmond Station with accommodation of
the type proposed in this review.
Figure 2: Forecast Age Structure, Cremorne & Burnley (Persons).
Source: Forecast.id, 18 December 2009
Figure 3: Forecast Households, Cremorne & Burnley.
Source: Forecast.id, 18 December 2009
Page 3
3.
DOES THE PROPOSAL RESPOND
EFFECTIVELY TO BUILT FORM AND
URBAN DESIGN POLICY?
The policy context for considering built form and urban design
outcomes is set down at the State level at Clause 15 and at the Local
level at Clauses 21.05 and 22.10. In essence, these policies, when
considered in the context of activity centre policy (Clause 11) and
regeneration policies (Clause 21.08) seek to create safe, functional and
good quality environments with a sense of place and cultural identity.
An assessment of the eleven design objectives and criteria contained in
Clause 15.01 that seek to shape and influence built form and urban
design outcomes is set down in Appendix D. Local policy at Clause
22.10 also addresses these matters which the Clause 15.01 assessment
has had regard to.
The key urban design issues that arise from a consideration of the
proposal relate to:
3.1

Building form, height and scale;

Ground plane treatment;

Architectural design.
While the residential tower is taller than the 5 - 6 storeys suggested in
the UDF, the building at 8 storeys maintains a height that for a tower is
relatively low rise.
At 5 - 6 storeys new development along this part of Punt Road would
be of insufficient height to define a distinctive ‘edge’ especially when
seen from a distance. At this height buildings would be barely seen
from the west above the trees lining the west side of Punt Road which
are approximately 15-20m in height. Instead the vista will be
dominated by the unsightly train and freeway overpasses.
A desirable ‘edge’ condition has partially been set up by the tall silos at
the south end of Punt Road and the 6 level office building at 449 Punt
Road (Figure 6) on the corner of Kelso Street. This is also reinforced by
the apartment building of 10 levels at the corner of Cremorne and
Balmain Street.
Figure 4: West elevation
Building form, height and scale
The approach undertaken to establish a built form response to the site
context can be visually seen in the elevation drawings in Figures 4 and
5. In some respects there is a strategic and physical context to the site
that creates tension. On the one hand it is a place that by proximity to
public transport, a Major Activity Centre, a significant sporting and
cultural precinct, the Melbourne CAD, and frontage to Punt Road
identifies it as a ‘strategic redevelopment site.’
Figure 5: East elevation
In juxtaposition, the finer grain physical context of Huckerby Street and
the surrounding streets of Cremorne calls for development that is
respectful of this lower urban form.
The proposal responds effectively to this condition by:

Placing the 8 storey residential tower towards the west of the site
(Punt Road) stepping the building down to the east (Huckerby
Street) with a 5.6m separation distance

Providing a more moderate form of 3 level townhouses on
Huckerby Street with a 5.6m separation distance from the tower

Stepping the tower form down to its neighbours to the south by
4.3m
Figure 6: 499 Punt Road and Freeway over pass (right)
Page 4
3.1.1
The building from a distance and in passing
In Punt Road buildings are generally seen as the viewer is in motion,
mainly by car.
Currently the ‘edge’ along Punt Road is weakened by the Shell service
station, car wash site and smaller buildings along this route (See Figure
7). The buildings are too low to create a firm sense of boundary or
‘edge’.
Driving down Punt Road between the Yarra River and Swan Street any
new and taller buildings can be strong in form and materiality because
for most of us the building will be perceived as we pass in a vehicle or
pause at traffic lights. It is a generally fast moving experience (See
Figure 9).
Bringing an ‘edge’ of taller buildings along this east side of Punt Road
and terminating them at Swan Street, with taller buildings extending
east down Swan Street will create the ‘gateway’ condition encouraged
by policy and improve the ‘boulevard’ experience along Punt Road.
The detailing of the proposal responds to this by using a strong, simple
form with a fractured façade that can be read quickly in passing and
easily from passing vehicle.
Tall structures to approximately 8 levels define the ‘edge’ to the street
successfully accommodating traffic and pedestrians (See Figure 8).
Similarly, from a distance the building needs to be tall enough and its
‘architectural language’ strong enough to be seen to be a defining
element in the landscape.
In considering the issue of height in this context two design objectives
should be met. The first one is to present a building so that it can be
read from a distance and from a passing motor vehicle, the second it to
achieve a sense of pedestrian engagement at the ground plane.
My conclusion then is that the overall building form, height and
composition responds to the objectives. It is anticipated that over time
a cluster of taller structures with activated ground floor levels will
create a desirable edge and establish a more pedestrian friendly
boulevard along this section of Punt Road and around Richmond train
station.
An office space is proposed behind a glazed façade along the
remaining length of the building. This will significantly improve
activation of the street.
The ground plane and first two levels have a more delicate and
transparent form to provide a pedestrian scale along the immediate
street edge with an angled canopy for weather protection.
Furthermore the building is set back 1m from the boundary and
amalgamated with the footpath to provide space for street tree
planting.
This treatment at the ground plane creates the right ingredients for an
increase in pedestrian activity on a hostile stretch of Punt Road.
Rout Street
Currently Rout Street functions more as a service laneway with high
boundary walls and a ‘back yard’ condition of neighbouring properties.
The proposal will introduce residential activity and ‘repair’ the edge
condition along this section of the street with pedestrian access to the
‘tower’ via steps and a ramp to the entry lobby. Further east is a ribbed
concrete wall that will provide articulation and visual contrast and help
mask the substation and car park entry. A raised planter area suitable
for feature trees above the car park and substation will create a more
attractive ‘leafy’ setting.
This treatment will improve the activation and residential role of the
street.
Huckerby Street
The building form demonstrates a successful transition in scale to the
lower rise hinterland to the east. The introduction of a tower element
set back over 12m from Huckerby Street (east boundary) and the
introduction of terrace housing on the Huckerby Street frontage will
ensure that there is a transition in height, scale and mass of the
proposal which can be successfully accommodated on the site.
Figure 7: Punt Road, looking to Richmond Station Rail
overpass and Freeway over pass (right)
Figure 9: Swan Street view west, Eureka tower in distance
3.1.2
Ground plane treatment
A critical element in the success of any building and its contribution to
the public realm is how well it meets the ground and the treatment at
the street edge.The relationship of the building façade, its height and
level of visual connection and engagement with the pedestrian defines
whether the street experience is memorable or simply a hostile and
alienating one.
Punt Road
The treatment of this level at the street edge includes a stepped entry
to the lobby area of the residential apartment building on the corner
with Rout Street.
Similar to Rout Street, Huckerby Street functions as a narrow laneway.
The new 3 storey townhouses will introduce residential activity
opposite existing dwellings to the east and will ‘fill in’ the void space
created by the “back of house” presentation that currently exists at the
rear of buildings on site. The proposal to widen the footpath and set
the townhouses back from the boundary line by 1.5m will also improve
the current condition.
A crossover to access the basement car park is proposed on the northwest corner of the street and a crossover will also be utilised for each
townhouse for garage access.
My conclusion is that the proposal will deliver significant
improvements to the ground plane at the street edge and greatly
enhance the pedestrian experience on all street frontages. The urban
design qualities of the proposal respond in a positive manner to Clause
15.01 and Clause 21.01 of the Planning Scheme.
Figure 8: A main boulevard in Barcelona, Spain 2009
Page 5
4.
3.2
Architectural quality
In approaching an assessment of the off-site amenity impacts and the
internal amenity qualities of the proposal, an assessment against the
Guidelines for Higher Density Residential Development pursuant to
Clause 15.01 has been undertaken. As part of this assessment I have
also had regard to the Activity Centre Guidelines (2005) and Safer
Design Guidelines (2005) in so far as they apply to urban design
matters. This assessment is contained in Appendix E.
The building design provides a bold ‘Modernist’ treatment on all
elevations. On the west elevation (See Figure 4), the central tower is
composed of white painted panels that cross on the diagonal with ‘cut
outs’ over the windows and balconies.
It is a building of strong visual texture that can be read from close and
distant quarters and serves admirably as a ‘marker of place’. The play
of contrasting black and white colour coupled with the diagonal
framing elements comprising white feature panels, assists in visually
breaking up the rectangular form leading the eye across and down
each elevation.
In concise terms, the proposal responds in a positive manner to the
design objectives of these guidelines.
The particular amenity impact issues that emerge from this assessment
are addressed under the following headings:
On the north elevation (See Figure 10) the central tower element is
clad in black ribbed concrete panels punctuated with grey tinted glass
windows on each floor.
Where the towers form steps down on the east elevation it is
distinguished by the application of darker colours to the horizontal
balcony upstands (See Figure 10 and 11). By comparison, the taller
element is treated with lighter colours and a diagonal pattering that
assist is visually segmenting the two elements.
4.1
Offsite amenity impacts

Internal amenity and liveability
Offsite amenity impacts
Balconies to the residential apartments are oriented predominantly to
the west and east. There is no private open space within 9m to the
east of the proposed building.
Are modifications required?
Figure 10: North elevation
In order to avoid direct views from the east facing balconies to the five
townhouses on Huckerby Street, the proposed development
incorporates a 1.7 m tall privacy screen along the eastern interface and
a 5.6m wide landscape buffer.
My conclusion is that the overlooking impacts satisfy the requirements
of the Higher Density Guidelines and do not result in an unacceptable
loss of amenity to neighbours.
Overshadowing
He also recommended the off-form precast concrete wall on the south
elevation be re-considered given it is “likely to remain highly visible for
a substantial period of time prior to new development occurring.”
I concur with McGauran’s comments and recommend that in the
proposal before the Tribunal a patterned or textured surface be
employed on the eastern part of the wall where it abuts the southern
boundary. The insertion of highlight windows down the western panels
of the wall would also improve articulation of the façade and more
significantly bring light into the central corridor and potentially the
bedroom and bathrooms abutting this boundary.
My conclusion is that the design aesthetic with minor modifications is
well conceived and together with the selected palette of materials and
colours will deliver a building of sound architectural quality.

Overlooking
Photomontages of the proposed building within the Punt Road
corridor demonstrate the effect of the façade treatments and
materials application.
Mr McGauran’s independent design review of the 11 level proposal
endorsed the designer’s approach to height and scale in the context of
the Punt Road corridor but suggested Council request a more detailed
explanation of the design detailing, materials and finish of the
elevations. McGauran states: “The quality of this external expression is
critical to the support for a taller building in this context.”
DOES THE PROPOSAL RESULT IN ANY
ADVERSE AMENITY IMPACTS?
The shadow diagrams prepared by the architects show that the public
realm of Yarra Park will be partially in shadow at 9am at the equinox.
The area of the park affected is currently lined with Plane trees that
would already throw shadow. Over the balance of the day the Yarra
Park area would not be affected by shadow.
In examining the 2pm equinox shadow, the shadow cast on properties
to the east (Huckerby Street) falls either on the roof of garages and
carports or is so minor into private open space that it generally meets
ResCode requirements of 5 hours of daylight between 9-3pm.
Figure 11: South elevation
While there is a shadow impact to the private open space of the
neighbour to the south there would be shadow impact even for a
smaller building. This is a consequence of being on the southern
boundary.
Page 6
5.
4.2
Internal Amenity and Liveability
The proposed development will offer future residents a good standard
of internal amenity and liveability.
Locational attributes
The locational attributes of the site and ease at which future residents
will have access to open space, public transport, shopping and
community/arts facilities will provide a high level of locational amenity.
Extensive parklands, the Yarra River and the State’s premier sporting
precinct are directly opposite the site and the Melbourne CAD is a
short journey by train or tram from Swan Street.
Apartment size and open space
A variety of 1 and 2 bedroom apartment sizes and layouts are
proposed and all apartments have access to a terrace or balcony. The
amount of outdoor open space provided for each apartment is
generous varying from 8sqm to 60sqm in area.
Noise and vibration
Noise and vibration impacts from Punt Road and also from plant
equipment on adjoining and nearby sites can easily be addressed by
way of a permit condition requiring a detailed acoustic report to be
prepared and its recommendations implemented.
Car parking
The site is well serviced by public transport, on-site bicycle parking
exceeds the statutory requirement and provision is made for 13 visitor
spaces on-site. One car per apartment has been allocated and two cars
per townhouse. Importantly, the site location offers choice in public
transport options.
In summary I consider that the proposal will provide future residents
with a comfortable internal amenity condition with excellent access to
urban services, recreation facilities and employment opportunities.
Internal views
Views between adjacent balcony and terrace areas have been
addressed with screening, and details of the proposed screening
method can be a condition of any permit issued. While there may be
some views between the open space areas between different
apartment levels, this is an inner city location and there is a need to
avoid a doctrinaire screening regime which has the potential to
undermine the external design and appearance of the building.
Daylight access
All habitable rooms have windows that provide daylight access and
natural ventilation to living spaces and bedrooms.
Entry point
CONCLUSION
Punt Road from the Yarra to Swan Street is a very open landscape of
robust structures. The reinvention of the spaces forming the edge to
Punt Road cannot afford to be timid. That would diminish the potential
of the space and the opportunity to integrate Cremorne with Swan
Street and the parklands and sporting/entertainment precinct further
west.
In this proposal the applicants have selected a location with all the
attributes that support higher density housing. In many respects it
would be a failure of policy if a proposal in this location did not scale a
higher design. It would be a sub optimal use of infrastructure.
The proposal at 379-387 Punt Road will provide a landmark building
and serve as a positive catalyst to the reinvention of the intersection of
Swan Street and Punt Road. It will also provide a balancing anchor to
the silos and the mixed use precinct development at the southern end
of Cremorne.
At 8 storeys this is a moderate height for a tower building that is
acceptable in scale to the Punt Road streetscape. The upper levels of
the building are bold and readable from a distance and by fast moving
traffic, while the lower levels are calming, signifying the
commencement of a pedestrian friendly realm along a difficult and
challenging traffic ‘sewer’. The south side elevation could be improved
with punctuations and patterning but this is a minor modification.
Overlooking is attenuated by screening and the shadow consequences
of the proposal are minor, contained predominantly to the street or
garages and ‘back of house’ condition of neighbours.
My assessment concludes that this building is a worthwhile
contribution to the regeneration of a blighted area. It offers
accommodation options that population forecasts clearly identify are
necessary in the short to medium term in a building form that
admirably responds to design policy and locational opportunities.
The apartment entry provided along Punt Road has a generous width
and is easily identifiable. A designed mailroom area is conveniently
located off the apartment entrance lobby.
Storage
There are 95 storage areas proposed across the three levels of
basement car parking for the 86 apartments.
T.W. Biles
BA DipTP FPIA
Page 7
A ppe ndix A
R e vi e w S i te an d Su rrounds
The subject site is located at 379-387 Punt Road, Cremorne. It is a
consolidation of five individual parcels of land covering an area of
approximately 1,968 sqm.
It has a frontage to:
 Punt Road (east side) of approximately 53.35m
 Rout Street to the north of approximately 36.89m
 Huckerby Street to the east of approximately 53.35m.
The land falls approximately 0.5m from east to west and 0.5-1m
from south to north. The site currently contains a mix of one and
two storey attached dwellings and an office with associated car
parking.
Within the immediate vicinity of the review site:
 To the north along Rout Street are two single storey terrace
houses. Further beyond on the corner of Punt Road and Swan
Street is a car wash
 To the east are a number of single and double storey
residential dwellings
 To the west, on the opposite side of Punt Road is extensive
parkland including Gosh’s Paddock and Olympic Park
 To the south is a double storey multi-unit development,
terrace houses and further south the Shell petrol station.
The review site is located in the small suburb of Cremorne which is
bounded by the Yarra River to the south and the eclectic Swan
Street Activity Centre to the north.
Within Cremorne the streets are narrow, often one way and there
is a mix of predominantly residential, educational and commercial
land uses. Historically it was a hub of manufacturing activity and
many of the warehouse buildings remain.
Figure A1: Locality Plan
Subject Site
Figure A2: Lot Plan
The site has excellent access to public transport with Richmond
Station approximately 150m north, and Swan Street trams and
Punt Road buses at its doorstep.
Punt Road is a heavily trafficked arterial road with 6 lanes carrying
vehicles in a north south direction across the city. The City
Link/Monash Freeway to the south of the site is a main east west
arterial.
The review site is directly opposite the premier sporting and
entertainment precinct of Victoria which includes the MCG,
Melbourne and Olympic Parks.
Lot, locality and aerial plans are provided in Figures A1, A2 and A4
respectively. Photographs of the review site an surrounds are
included in Figures A3, A5 to A13.
Figure A3: Review site, corner Rout Street and Punt Road looking south east
Figure A4: Aerial Plan
Page 8
Figure A5: Rear of the review site
Figure A6: Huckerby Street view north west
Figure A7: Back of review site, corner Rout Street and Huckerby Street
Figure A10: Looking south down Punt Road, review site on
east side
Figure A8: Looking west down Rout Street, review site to the left
Figure A11: Opposite review site, Yarra parklands, AAMI
park and Melbourne CAD
Figure A9: Garages and roller doors to properties along Huckerby Street
Figure A12: Looking north along Punt Road to Richmond
railway lines
Figure A13: Punt Road and Swan Street intersection
Page 9
A ppe ndix B
Th e P roposal
The proposal is described in the amended plans prepared by A Genser and
Associates, Architects in Plans 00-20, dated 24-6-11, Rev D. The documents
include:
 Site analysis (SA) and design response (DR);
 Plans and elevation and section (SS01-03); and
 Shadow diagrams (S-08-S14)
I note that a detailed statement of changes prepared by the Architects has been
circulated to the Tribunal.
First floor
Apartments begin at this level. There are 12 x 1 bedroom units and 1x2
bedroom units proposed in the south-west and north-west corners. Units
oriented to the east have generous terraces and a landscape area with planter
boxes is proposed along the top of the first floor level against the eastern
boundary of the building.
Apartments oriented to the west have balcony access from the living room with
an area of 8sqm.
In summary the proposal consists of an 8 storey residential building over three
basement levels of car parking and five (5), three storey townhouses.
Second floor
This level mimics the level below comprising 12x1 bedroom units and 1x2
bedroom units.
There are a total of 86 apartments and 5 town houses comprising 42 one
bedroom units, 27 one bedroom units + study and 17 two bedroom units.
The third floor of each townhouse is located at this level and includes an open
plan living area with east facing windows.
There are 119 car parking spaces across the development (86 for residents, 10
town house cars provided, 13 for visitors and 10 for office staff) and 106 bicycle
spaces for residents and 12 visitor spaces. There are a total of 95 storage cages
provided across the basement levels.
Third floor
The townhouses terminate at this level with a roof deck and screening to a
height of 1.7m.
Water tanks for the collection of stormwater and building plant are also
contained within the basement.
Ground floor
Vehicle access to the basement car park is via a ramp from Huckerby Street and
individual at grade car parking is proposed for the five townhouses.
An office space (490m²) is located along the Punt Road frontage and contains
toilets. Shower and change facilities are located to the south behind the bike
racks.
An entrance lobby is located on the corner of Punt Road and Rout Street with
ramp access from Rout Street. A substation, mail room and waste room are all
located at this level.
Five townhouses are proposed with direct access to Huckerby Street and each
comprises two bedrooms, study, open plan living area, roof deck and a tandem
garage.
The section of the tower that fronts Punt Road is set back 2.5m from the south
boundary.
At ground level the west elevation comprises a large expanse of transparent
glazing. An angled roof canopy is supported by an off form/precast concrete
column. The upper level façade is composed of a white feature panel running
on a diagonal across the building with punctured openings for the balconies and
windows.
The south elevation comprises two feature walls, one clad in ribbed black
concrete panels (east) and one clad in off-form and precast concrete (west).
On the east elevation the tower element steps down 4.3m to the seventh
storey. The upstands of balconies are light grey alum panels with extensive
glazing. The upper floors of the townhouses fronting Huckerby Street cantilever
over the ground floor entrances and garages.
On the north elevation the centre of the tower is clad in ribbed concrete panels
punctuated with grey tinted glass windows and a ramp entrance to the lobby
area at ground level. The car park entry and substation is masked by black
ribbed concrete panels.
This level mimics the level below comprising 12x1 bedroom units and 1x2
bedroom units.
Fourth floor – sixth floor
The layout of these levels mimic the tower levels below.
Seventh floor
This level comprises 3x1 bedroom units and 5x2 bedroom units. The
apartments oriented to the west have balconies that range in size from 813.3sqm. Apartments oriented to the east have generous roof patio areas.
The tower is set back from the east boundary by 12m and from the south
boundary by 6m which incorporates a 1.5-2m roof terrace extending into this
space.
Roof
Solar panels are proposed in five rows across the roof. Mechanical equipment
and air conditioning units are also located on this level.
Elevations
The building is contemporary in style and uses a variety of materials with a
monochromatic colour palette.
Page 10
A ppe ndix C
C.1
P lann in g Con trol s and P ol ic ie s
Con t ro ls ont rols
C.1.2
Zone and Overlay Controls
The subject land is located in a Residential 1 Zone and has frontage to the Road
Zone Category 1 under the Yarra Plannign Scheme. The land is also affected by
three overlays, as outlined below.
C.1.1
Residential 1 Zone
The purpose of the Residential 1 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 provide for residential development at a range of densities with
a variety of dwellings to meet the housing needs of all households.
 To encourage residential development that respects the
neighbourhood character.
 In appropriate locations, to allow educational, recreational,
religious, community and a limited range of other non-residential
uses to serve local community needs.”
Pursuant to Clause 32.01-4 a planning permit is required to construct a multi
dwelling development.
Design and Development Overlay - Schedule 2 (DDO2)
The site is partly affected by DDO2 which specifically relates to Main Roads and
Boulevards.
 To recognize the importance of main roads to the image of the City.
 To retain existing streetscapes and places of cultural heritage significance
and encourage retention of historic buildings and features which contribute
to their identity.
 To reinforce and enhance the distinctive heritage qualities of main roads and
boulevards.
 To recognise and reinforce the pattern of development and the character of
the street, including traditional lot width, in building design.
 To encourage high quality contemporary architecture.
 To encourage urban design that provides for a high level of community
safety and comfort.
 To limit visual clutter.
 To maintain and where needed, create, a high level of amenity to adjacent
residential uses through the design, height and form of proposed
development.
A DDO map extract is provided below at Figure C2.
City Link Protection Overlay (CLPO)
CLPO seeks the following objectives:
 To ensure the efficient construction, operation and maintenance of
the Melbourne City Link Project and the Exhibition Street Extension
Project.
 To ensure that the display of a Business identification sign on land
no longer required for the Melbourne City Link Project or the
Exhibition Street Extension Project is limited to a level that does not
compete with the display of signs shown on the plan titled
"Melbourne City Link Project - Advertising Sign Locations November
2003".
Specific design objectives are:
The CLPO map extract is provided at Figure C3.
C.1.4
Special Building Overlay
The site is partly affected by the SBO in the north west corner of the
land.
A permit is required to construct or carry out works.
An application must be referred under Section 55 of the Act to
Melbourne Water.
The SBO map extract is provided at Figure C4
A zone map extract is provided at Figure C1.
Figure C1: Zone Map Extract
C.1.3
Figure C2: DDO Map Extract
Figure C3: CLOP Map Extract
Figure C4: SBO Map Extract
Page 11
C.2
State Planning Policy Framework (SPPF)
C.3
Local Planning Policy Framework
Key themes and policies in the SPPF influencing this proposal are:
C.3.1
Municipal Strategic Statement

Clause 11 – Settlement identifies that planning is to anticipate and respond
to the needs of existing and future communities, take advantage of existing
settlement patterns and facilitate sustainable development. Clause 11.021 (Supply of Urban Land) states that planning for urban growth should
consider “opportunities for the consolidation, redevelopment and
intensification of existing urban areas”. Clause 11.02-2 (Planning Urban
Growth) seeks to “locate urban growth close to transport corridors and
services” and “meet housing needs by providing a diversity of housing
types and distribution”. Clause 11.04-2 (Activity Centre Hierarchy)
identifies that Major Activity Centres: “Have the potential to grow and
support intensive housing developments without conflicting with
surrounding land uses.”

Clause 15 – Built Environment and Heritage contains strategies aimed at
promoting good urban design (Clause 15.01), recognising and protecting
cultural identity and neighbourhood character.

Clause 16 – Housing contains policies directed towards “increasing the
supply of housing in existing urban areas by facilitating increased housing
yield in appropriate locations, including under-utilised urban land” and
“locating new housing in or close to activity centers and employment
corridors and at strategic redevelopment site that offer good access to
services and transport. It also seeks to provide for a range of housing types
and to improve housing affordability. Clause 16.01-2 Location of
residential development aims to locate new housing close to activity
centres and other well serviced locations. Strategies include facilitating
higher densities at these locations to consolidate on the existing
infrastructure. State policies regarding Housing Diversity and are set down
in Clauses 16.01-4.

Clause 18 – Transport seeks to integrate land use and transport planning
(Clause 18.01), to consider all modes of travel in providing for access to
new development (Clause 18.01-2); and to promote sustainable personal
transport methods (Clause 18.02). It also seeks to ensure an adequate
supply of car parking that is appropriately designed and located, and to
protect the amenity of residential precincts from the effects of road
congestion created by on-street parking (Clause 18.02-5).
C.3.2
The City of Yarra’s Municipal Strategic Statement (MSS) at Clause 21 of the
Yarra Planning Scheme sets out the future land use and development strategies
for the municipality. Key themes contained within the MSS of relevance to this
proposal are:


Clause 21.04 Land Use
Clause 21.04-1 Accommodation and Housing provides three objectives
and related strategies in order to accommodate increased population,
diverse population and household structure and reducing potential
amenity impacts.


Clause 21.05 Built Form provides Clause 21.05-2 (Urban Design) states
that the municipality overall has a low-rise built form with pockets of
higher density. A number of objectives and strategies are listed with the
intention of preserving this character and ensuring that new development
contributes positively to the urban fabric; and enhances the built form
character of activity centres. Clause 21.05-3 Built Form Character lists
objectives to ensure that existing character is respected in the design of
new developments, by directing applicants to Clause 21.08
Neighbourhoods, which contains the Built Form Character Types for the
municipality.


Clause 21.07 (Environmental Sustainability) seeks to promote ecologically
sustainable development. A relevant objective is 34.1: “Encourage new
development to incorporate environmentally sustainable design measures
in the areas of energy and water efficiency, greenhouse gas emissions,
passive solar design, natural ventilation, stormwater reduction and
management, solar access, orientation and layout of development, building
materials and waste minimisation”.
Clause 21.08 (Neighbourhoods) at Clause 21.08-9 identifies the review site
as part of the Burnley, Cremorne and South Richmond Neighbourhood
defined as ‘Inner Suburban with an urban residential’ character. Relevant
strategies for the area include:
 Supporting the mixed use nature of development in the Cremorne area.
 Supporting a monetary contribution in preference to land contribution in
Cremorne, and a land contribution in preference to a monetary
contribution in the remaining areas of this neighbourhood, for open space
when residential subdivision occurs.
 Supporting development that maintains and strengthens the preferred
character of the relevant Built Form Character type.
 Strengthening and improving the built form of land adjacent to Punt Road
 Maintain the visual prominence of the Ball Tower of Dimmeys, the Nylex
Sign, and Slade Knitwear Sign.
 Ensuring that the development of land around the railway stations
enhances access to the East Richmond and Burnley stations and the
amenity of the area.
Local planning policies
Clause 22.03 Landmarks and Tall Structures seeks to ensure that all
development within the City maintains the prominence of culturally
valued landmarks and landmark signs. With regard to the subject site this
includes the Nylex sign, approximately 450m to the south.
Clause 22.10 Built Form and Design Policy applies to all new
development not located in a heritage overlay. The policy addresses the
following issues related to ensuring that new development respects and
enhances the streetscape:
Urban form and character
Setbacks and building heights
Street and public space quality
- Environmental sustainability
- Site coverage
- On-site amenity
- Off-site amenity
- Landscaping and fencing
- Parking, traffic and access
- Service infrastructure
 Clause 22.13 ‘Residential Built Form Policy’ is relevant to applications in a
R1Z which are not covered by a heritage overlay. It refers to the Built Form
Character Types under Clause 21.08. The subject site is identified as ‘Inner
Suburban – Urban Residential Mix.’ The design response relevant to Urban
Residential areas is as follows:
 Maintain the existing pattern of front setbacks.
 Where the general pattern of development includes gaps between
buildings, include a setback on at least one side of the building.
 Orient buildings at right angles to the street frontage.
C.3.3
Other Matters
The City of Yarra has completed a review of its heritage controls. The results of
this review is entitled ‘City of Yarra Heritage Gaps Review 2012.’ Council has
recently requested Ministerial authorisation for Amendment C149 that will give
effect to the recommendations of the Gaps Review work. As well, Council has
requested the Minister for Planning to authorise proposed Amendment C152
which will provide interim heritage control protection. Amendment C152 is the
same as Amendment C149.
These amendments seek to introduce a precinct control Heritage Overlay 364
(HO364), among other things into the planning scheme. HO364 extends from
just south of Swan Street to Gough Street, Richmond and includes the subject
site. HO364 is identified as the Wellington Street, Cremorne Heritage Precinct.
The buildings at 379, 381 and 383 Punt Road are identified as being of
‘contributory significance.’ The buildings at 385 and 387 are identified as being
‘non-contributory.’ The buildings to the south of the subject site at 395 and
397 Punt Road are described as being of ‘individual significance.’ At the time of
writing this witness statement the Minister for Planning has not authorized
Amendments C152 and C149.
Page 12
A ppe ndix D
Clause 15.01 Ass ess men t
This assessment references other reports and clauses where appropriate to minimise repetition (i.e. Clause 22.10).
DESIGN PRINCIPLE
RESPONSE
Heritage
Context
See Appendix A of this report.
Consolidation of Sites
and Empty Sites
The public realm
The public realm in the vicinity of the review site primarily relates to the pedestrian
environment along the Punt Road, Huckerby and Rout Street frontages of the site.
The proposal will repair each of these street frontages. An “active” street edge along Punt
Road will be established with the office space and use of glazing reflecting the form of the
street and parkland opposite. A 1m setback to Punt Road will increase the size of the public
footpath in front of the review site and create opportunity for street tree planting.
Light and Shade
The extent of shadows cast by the development onto the public domain are acceptable and will
not cause unreasonable adverse effects to the pedestrian environment of each street frontage.
The shadow impacts of the development from an amenity perspective have been considered
and are addressed in Section 4 of this statement.
Energy and Resource
Efficiency
The use of multi-level construction, the sharing of floors and walls between dwellings and the
location of the site on a public transport corridor all have inherent sustainability attributes.
Two rainwater tanks are proposed in Basement Levels 1&2 and solar panels are proposed on
the south section of the roof. The report prepared by Ark Resources provides further detail
and considers the building will meet a 6.9 star energy rating.
Architectural Quality
See Section 3 in this report.
On Huckerby Street the town houses are set back approximately 1.5m at ground level
providing an active interface and responding to the finer grain of smaller lots on this street.
The siting and design of the upper level elements of the building and townhouses is such that
the building will not have an overbearing presence on Punt Road or Huckerby Street.
The street wall parapet height along Punt Road is equivalent to 2-3 storeys. This street height
is appropriate having regard to the existing building height context and also the width of Punt
Road.
Safety
Landmarks, Views and
Vistas
The proposal provides for safe and efficient pedestrian, bicycle and vehicle movements. All
vehicles exit the site from Huckerby Street in a forward direction. Passive surveillance of the
public domain along all street frontages is available from upper level apartments and
balconies and also the ground level office tenancy on Punt Road.
The design of the building achieves a high architectural quality, in the elevation treatments
and the selection of materials and finishes.
The building height and massing respects the robust and emerging built form character of
Punt Road and in particular acknowledges, and steps away from the lower scale residential
development along Huckerby Street to the east and the residential properties to the south.
The key landmark recognised in this area (in Clause 22.03) is the Nylex sign to the south of the
review site.
The proposal will interrupt some views of the Nylex sign from some sections of Punt Road
north of the review site between the railway bridge and the southern end of the review site
however any interruption of views of the sign will not be of a principal view line in the public
realm and the distance over which the views are interrupted is relatively minimal.
The design concept and aesthetic treatment of the building as a ‘diagonal jigsaw’ on Punt
Road reflects an interpretative response to the intense highly trafficked condition of Punt
Road and the wide open space and trees in the parkland beyond. At the ground plane and
first two levels the building has a more delicate and transparent form reflecting the domestic
function of the building helping to create a more pedestrian friendly environment. At the
upper levels the building creates a strong ‘edge’ along the east side of Punt Road.
It is anticipated that the proposed development will provide a new landmark that will
physically and visually define its gateway location on the Swan Street/Punt Road intersection
and will over time form part of a more intensified node around Richmond railway station.
Pedestrian Spaces
The external treatment of the building has been designed to be visually interesting when
viewed ‘in the round’ and from elevated locations such as the railway line and train platform
of Richmond Station and from the CAD.
The proposal will enhance the Punt Road footpath and pedestrian environs by introducing an
activated glazed frontage with an office tenancy and entrance lobby to the residential
apartments above. The building setback and street tree planting will enhance this part of Punt
Road.
Along Rout Street and turning the corner into Huckerby Street there is an opportunity with
Council to create a calmer more pedestrianized space. Currently both these streets function as
narrow service laneways lined with garage doors, cars and rear fences. The 5 townhouses
proposed along Huckerby Street will fill in the void space created by the ‘back of house’
presentation that currently exists at the rear of buildings on the site.
The subject land is not affected by Heritage Overlay, and as such, there are no heritage
constraints associated with the demolition of the existing buildings on the site.
The proposal will make more efficient use of land by consolidating 5 existing titles to create a
new rhythm and pattern along the more robust Punt Road frontage with a building form that
extends north to south approximately 53.3m.
In Huckerby Street the use of townhouses will reflect the existing subdivision form opposite.
Future residents will contribute to an increased customer base for local businesses and will
facilitate and further support the public transport network, including improvements to
Richmond Station and its environs. They will also assist in reinvigorating the Cremorne precinct
and southern end of Punt Road.
I recommend some changes to the elevations in the main body of this report (See Section 3)
Landscape
Architecture
Landscaping of the site includes a planting area and screening treatment along the eastern
interface particularly over the basement car park. There are also opportunities for soft
landscaping on the roof terrace of each townhouse on Huckerby Street.
In addition the proposal provides opportunities for street tree planting along Punt Road.
On Huckerby Street, a new vehicle crossover is proposed that will provide access to the
basement for on-site vehicle and bicycle parking spaces. Each townhouse will also have its own
tandem garage accessed from Huckerby Street.
Page 13
High e r De ns it y De si gn Gu ide li nes A ss essm ent
x ist in g Zone and Ov e rlay Con t rol s nn in g Co n t ro ls
This assessment has been undertaken having regard to the design objectives
Street Setbacks
and guidelines set down in the Built Form and Design Policy at Clause 22.10 of
and
Po
li
ci
es
Cont
ro
ls
on
trol s To respond to existing or preferred street character.
the Yarra Planning Scheme.
Objective 2.4
A ppe ndix E
Element 1 – Urban Context
Neighbourhood Character and Strategic Context
Objective 1.1
To ensure that buildings respond creatively to their existing
context and to agree aspirations for the future development of
the area. This should be taken in the form of an urban context
report.
Satisfied; for the reasons outlined in the main body of this report.
A comprehensive urban context analysis was prepared by David Lock and
Associates and submitted as part of the permit application material. An urban
design assessment was also provided by Message Consultants.
Objective 1.2
To provide a creative design response that is based on a clear
understanding of the urban context and neighbourhood
character.
Satisfied; for the reasons outlined in the main body of this report, this proposal
answers the key requirements of Clause 15.01 and is an appropriate response for
the location having regard to the policy setting, evolving character of the area and
amenity considerations.
Element 2 – Building Envelope
Objective 2.1
To ensure that the height of new development responds to
existing urban context and neighbourhood character objectives
of the area.
Objective 2.2
To ensure that new development is appropriate to the scale of
nearby streets, other public spaces, and buildings.
Objective 2.3
To protect sunlight access to public spaces.
Partially satisfied; the proposed height and massing responds to the Punt Road
context by placing the higher residential tower form to the west, stepping down to
the east with a separate three level building base further east among the finer
building grain of Huckerby Street. While the building does not meet the 4-5 storey
height limit recommended in the UDF, at 8 storeys it is a tower of relatively low rise
and is markedly lower than the original 11 storey application. The monochromatic
‘diagonal’ facade of the building provides a contemporary interpretation and
responds to the robust nature of the Punt Road context.
To ensure new buildings do not create adverse wind effects.
I am technically unqualified to comment on this issue, however the stepped
building form is expected to interrupt and break down the wind impacts of the
building on the street environs.
The setback of the tower from the southern boundary at the uppermost level is
4.5m. While the building form is a departure from the surrounding built form the
townhouses to the east assist in managing this transition. The tower form will be
viewed from a distance and attenuated by the intervening townhouses.
Objective 2.11
Objective 2.5
To ensure building separation supports private amenity and
reinforces neighbourhood character.
Objective 2.6
To ensure areas can develop with an equitable access to
outlook and sunlight.
Objective 2.7
To ensure visual impacts to dwellings at the rear are
appropriate to the context.
Satisfied; land in the immediate vicinity of the review site (to then south, north and
east) is predominantly used for residential purposes. To the west is Punt Road and
further beyond is the Yarra parklands and the Sports and Entertainment precinct. It
is considered that there is adequate separation between the apartments in the
proposed development and residential properties on the south side of Punt Road.
The 3 storey scale of the town houses along Huckerby Street reflects the scale of
buildings nearby. The majority of the dwellings to the east have their garages and
rear gardens facing the review site.
Height and Massing
Objective 2.10
Satisfied; The tower element has a setback from the eastern site boundary of over
12m providing opportunity for landscaping, screening and separation between the
predominantly garage and rear garden condition of dwellings to the east. The five
townhouses fronting Huckerby Street provide a transition in building height and
bulk. They are setback 1.5m from the boundary at the ground level provide
opportunity for street tree planting.
Relationship to Adjoining Buildings
Design Response
Wind protection
Roof Forms
To treat roof spaces and forms as a considered aspect of the
overall building design.
Satisfied; The roof form proposed on the taller element is hidden behind the
parapet and houses solar panels at the southern end.
A roof deck space is provided on each of five town houses. A landscape area is
provided along the east elevation above the basement car park. These landscaping
planters will assist in softening and providing some greenery to the street edge.
Element 3 – Street Pattern and Street Edge Quality
Street Pattern and Street Edge Integration
Objective 3.1
To create walkable areas within a safe and interesting public
setting.
Objective 3.2
To closely integrate the layout and occupation patterns of new
development with the street.
Objective 3.3
To ensure car parking does not dominate the street frontage.
Satisfied; car parking spaces are provided and contained to the basement, and atgrade level for the five townhouses in the form of garages. Access to on-site
vehicle and bicycle parking is from Huckerby Street. The design of the car park
entry does not overwhelm the street frontage.
The visual impact of the development on surrounding properties is discussed in
further detail in Section 3.
Building Entries
Views to and from residential units
Objective 2.8
To maximise informal or passive surveillance of streets and
other public open spaces.
Objective 2.9
To maximise residential amenity through the provision of
views and protection of privacy within the subject site and on
neighbouring properties.
Satisfied; I consider that the proposal will deliver adequate privacy for adjoining
properties. There are minimal opportunities for overlooking. The tower element is
set back 5.6m from the townhouses to the east by a landscaped terrace. A 1.7m
high screen is proposed on the roof terraces of the townhouses. The west facing
balconies are designed to maximise views over the Yarra parklands and further
west to the Melbourne CBD.
© Message Consultants Australia Pty Ltd 2011 – 379-387 Punt Road, Cremorne VCAT ref no. P295/2012
Objective 3.4
To create street entrances with a strong identity that provides a
transition from the street to residential interiors.
Objective 3.5
To ensure car park entries do not detract from the street.
Satisfied; See Objective 3.3 above. All apartments will be accessed via lift/stairwell
from the entrance lobby on the corner of Punt Road and Rout Street (or from the
internal parking areas). The entrance lobby size and design is spacious, and a
separate mail room area is provided. Each townhouse has its own identifiable
entrance from Huckerby Street.
Page 14
Element 5 – Building Layout and Design
Front fences
Objective 3.6
To avoid creating inactive frontages as a result of fencing private
open spaces.
Objective 3.7
To ensure that front fences respect and contribute to the
neighbourhood character.
Satisfied; There are no front fences along the Punt Road and Huckerby Street
frontages of the site. A ribbed black wall is proposed along the eastern end of the
Rout Street frontage to mask the substation and car park entry.
Element 6 – Open Space and Landscape Design
Dwelling Diversity
Private and Communal Open Space
Objective 5.1
Objective 6.1
To ensure access to adequate open space for all residents.
Objective 6.2
To ensure common or shared spaces are functional and attractive
for their intended users.
Objective 6.3
To allow solar access to the private and shared open spaces of
new high density residential units.
Objective 6.4
To integrate the design of shared and private open space into the
overall building design and façade composition.
Objective 6.5
To provide greenery within open spaces.
To provide a range of dwellings sizes and types in higher density
residential developments.
Satisfied; the development provides 86 apartments and 5 townhouses, comprising
42 x 1 bedroom units; 27 x 1 bedroom + study; 17 x 2 bedroom units. It is
envisaged that 1 and 2 person households will predominate.
Building Layout
Element 4 – Circulation and Services
Objective 5.2
Parking Layout
Objective 4.1
To provide adequate, safe and efficiently designed parking
layouts.
Objective 4.2
To provide safe and convenient access between car parking and
bicycle areas and the pedestrian entry to buildings.
The car parking and traffic conditions have been addressed in the traffic report by
Traffix and deemed appropriate.
Circulation Spaces
Objective 4.3
To create shared internal spaces that contribute positively to the
experience of living in high density development.
Satisfied; There is adequate provision for service areas and storage areas including
bicycle parking, storage lockers, bin storage and mail room. The internal layout of
the dwellings along a single central corridor does not include difficult to navigate
corners, which may otherwise cause obstruction.
Site Services
Objective 4.4
To minimize running and maintenance costs.
Objective 4.5
To minimize water use.
Objective 4.6
To incorporate provision for site services in the building design to
ensure good function and ease of service and maintenance.
Objective 5.3
To optimise the layout of buildings in response to occupants’
needs as well as identified external influences and
characteristics of a site.
To create functional, flexible, efficient and comfortable
residential apartments.
Objective 5.4
To ensure that a good standard of natural lighting and
ventilation is provided to internal building spaces.
Objective 5.5
To provide adequate storage space for household items.
Satisfied; the internal layout of the building is suitably organised to function
efficiently for future resident needs. The living areas of apartments provide a
practical layout and are located adjacent to private open space in the form of a
balcony or patio. The apartments provide suitably sized bedrooms. Suitable
natural light and ventilation is available to all habitable rooms. There are 95
storage cases available in the basement levels of the car park which equates to
more than one cage per apartment.
Satisfied; Each dwelling is provided with a generous private terrace/balcony area
that is accessed off a living room. Terrace/balcony areas have been designed to be
north, east and west facing where possible.
Each of the 5 townhouses has their own private roof terraces.
All communal areas within the development (including lobby areas, hallways,
stair/lift areas) are designed to be functional and presentable. Ongoing landscape
and general maintenance within these areas will be the responsibility of the
owner’s corporation.
Public Open Space
Objective 6.6
To create public open space appropriate to its context.
There are limited opportunities for landscaping on a tower building in this location.
Design Detail
Objective 5.6
To promote buildings of high architectural quality and visual
interest.
Partially satisfied; The design approach and use of a textured and articulated facade
will deliver a building of a high architectural quality. The proposal adopts a
monochromatic colour palette. The west elevation is particularly striking in
response to its location on the highly trafficked Punt Road. Diagonal white panels
frame the building with openings to balconies and windows. The result is a high
quality finish to the development and an overall cohesive appearance to the design.
I recommend further detailing and articulation to the south elevation which is
discussed in the main body of this report (see Section 3).
Satisfied; the proposal includes designated waste and recycling areas at basement
level. There is waste chute provided for residents on each level of the building.
Provision has been made for a substation to be located in the north-east corner of
the site. Any maintenance of the communal areas of the development will likely
be managed by contractor to the Owners Corporation and hence cleaning/servicing
equipment will be brought on to the site as it is required.
Page 15
Witne ss St at em ent
A ppe ndix F
Name and Address
INTRODUCTION
DECLARATION
Tim Biles
Message Consultants Australia Pty Ltd
2/398 Smith Street, Collingwood 3066
I have been requested by Best Hooper Solicitors to prepare expert urban design
evidence for an 8 storey apartment building, basement car parking and five three
storey townhouses on the site at 379-387 Punt Road, Cremorne.
I have made all the inquiries that I believe are desirable and appropriate and that
no matters of significance which I regard as relevant have to my knowledge been
withheld from the Panel.
Qualifications
INVESTIGATIONS AND RESEARCH
 Bachelor of Arts, Flinders University 1969
 Diploma of Town Planning and Regional Planning, Melbourne University 1972
 Fellow, Planning Institute of Australia
In forming my opinion and preparing this evidence I have:
I prepared this report with assistance from Annabel Mornement at
Message Consultants Australia Pty Ltd.
Areas of Expertise
I have practiced in the field of town planning since 1970. My experience includes
working in strategic and statutory planning for local government authorities and
private consulting dealing with a variety of residential, commercial, industrial
and conservation issues.
I give planning and urban design advice to a wide range of commercial and local
government clients involved in the preparation of a range of commercial and
residential projects.
I have also led a series of townscape plan studies as well as landscape and urban
design programs across country Victoria and Melbourne.





Inspected the site and locality
Reviewed the amended plans
Reviewed the application material and correspondence with Council;
Reviewed the Yarra Planning Scheme; and
Reviewed the objections and Statements of Grounds.
TWBiles
I note that I provided an urban design assessment of the site context and
proposal in November 2011 Rev A.
In accordance with the Tribunal’s Practice Note No. 2, I confirm that my
instructions are to:

Review the proposals against the statutory and policy provisions of the
Yarra Planning Scheme.

Address whether the proposals are an acceptable built form and urban
design outcome having regard to their physical context and the relevant
policy initiatives of Council.
Expertise to prepare this report
As a qualified town planner with 41 years in practice I have had to assess and
provide strategic and land use planning advice on a wide range of town planning
and urban design issues.
My assessment is based on the amended plans prepared by A Genser and
Associates, Architects dated 24.6.11, Rev D
In accordance with the Tribunal’s Practice Note No. 2, I declare that I have made
all the inquiries that I believe are desirable and appropriate and that no matters
of significance which I regard as relevant have to my knowledge been withheld
from the Tribunal.
SUMMARY OF OPINIONS
My conclusions are summarised in the preamble and conclusion of this report.
Page 16

379-387 Punt Road Cremorne

Transcription

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