MINISTERIAL DIRECTION -...

BANYULE PLANNING SCHEME

SCHEDULE 11 TO CLAUSE 43.02 DESIGN AND DEVELOPMENT OVERLAY

Shown on the planning scheme map as DDO11.

IVANHOE ACTIVITY CENTRE – DIVERSITY AREA PRECINCTS

Definitions

Active and engaging frontage is a ground floor elevation designed to facilitate active visual engagement between pedestrians and building occupants. Activation can be assisted by the extensive use of glazing, doors and windows which open directly onto the street, and the provision of weather protection for pedestrians.Articulated frontage is a building elevation visible from a street, laneway or public space that is designed to add interest to the streetscape. Articulation may involve either horizontal or vertical elements and should be at a scale proportionate to the size of the building and adjoining streetscape.Ivanhoe Activity Centre is referred to as IAC in this Schedule.Street wall height is the height of the wall at zero setback from the adjoining pavement. Where there is no pavement the height is to be measured from the ground level adjoining the site.

1.0 Design objectives

Height & SetbacksTo ensure that the upper storey elements of new developments are not unduly bulky or visually intrusive and that these taller elements are located so as to enable a transition in height to surrounding lower scale buildings.To ensure that development results in a ‘stepping down’ of built form on sloping sites.OvershadowingTo ensure new buildings do not unreasonably diminish sunlight access, particularly to adjoin residential properties and key pedestrian routes and areas such as public squares.DesignTo provide for high quality, well designed and integrated new development in the Diversity Area Precincts of Ivanhoe Activity Centre (IAC) where new development is acknowledged and facilitated through the Ivanhoe Structure Plan, 2012 (Revised December 2014).To ensure the Diversity Area Precincts are characterised by high quality contemporary design that supports the desired character of the relevant precinct as outlined in the Precinct Visions at Clause 21.08-3 and the Ivanhoe Structure Plan 2012 (Revised December 2014).To direct larger scale developments to key development sites where existing character, location and topography support more development while retaining a fine urban grain at street level. To encourage new development that is designed to take advantage of the topography of the IAC and long-range views to the Dandenong Ranges, Kew, the Melbourne Central Activities District and the surrounding landscape.Acoustic & Visual AmenityTo ensure new buildings adjoining residential zones provide a transition in height, setbacks and vegetation in order to protect the visual and acoustic amenity of dwellings and provide opportunities to protect existing trees and plant new canopy trees. To protect and enhance vegetation cover throughout the IAC and encourage landscape improvement initiatives such as the planting of new canopy trees, vertical gardens, green roofs and green walls.To ensure that signage does not dominate the streetscape image or lead to visual clutter.

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Heritage & CharacterTo ensure that development does not adversely affect the significance of nearby heritage places.To ensure that the colours, materials and finishes of new developmentcomplements the texture and fine grain nature of the surrounding area.

2.0 Buildings and Works

Permit Not Required

A planning permit is not required in a Commercial Zone to construct a building or construct or carry out works for: The installation of an automatic teller machine. An alteration to an existing building facade provided:

The alteration does not include the installation of an external roller shutter.

At least 80 per cent of the building facade at ground level is maintained as an entry or window with clear glazing.

An awning that projects over a road if it is authorised by the relevant public land manager.

Buildings and works for railway purposes including signals (and related control buildings), new tracks, track-work and realignment, train stabling, overhead power lines, gantries, buildings and works related to railway power requirements and any work required under the Disability Discrimination Act-Disability Standards for Accessible Public Transport 2002.

3.0 General Requirements

Height

A permit must not be granted or amended (unless the amendment would not increase the extent of non-compliance) for buildings and works which exceed the mandatory maximum building height for a relevant area specified in the Tables to this Schedule (including the relevant built form plan).For Diversity Precincts 1-5, a building may exceed the mandatory maximum building height by up to 1m where the slope of the natural ground level at any cross section wider than 8m of the site of the building is 2.5 degrees or more.An architectural feature of a building may exceed the mandatory maximum building height if: It does not exceed the mandatory maximum building height by more than 4

metres. It does not exceed 10% of the gross floor area of the top of the building level. It is located to reduce visual impact on the surrounding area.The street wall height of new development abutting land within the Heritage Overlay must visually integrate with the street wall of the abutting heritage place. In Precinct 1 (Darebin Station Precinct) the street wall height of new development should be measured from street level.Floor to ceiling heights should support the flexible use of interior spaces and achieve a consistency of vertical scale between the floor levels of abutting buildings. Heights should generally be no less than: 3.8 metres for retail and commercial uses; 3.0 metres for residential uses.


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Setbacks

Public Realm Boundary Setbacks Buildings should be setback from property boundaries no less than the preferred minimum setback distances specified in Table 6 to this Schedule. This does not apply where the land (outside a Heritage Overlay) abuts land within a Heritage Overlay, in which case the front setback should match that of the any adjoining significant heritage place.Side Property Boundary Setbacks Residential Buildings in a residential zone should be setback from side property boundaries in accordance with ResCode Standards B17-21 (Clauses 55.04-1 to 55.04-5).Non-residential Setback K applies to side property setbacks of larger properties in Precinct 1 and 5 in a non-residential zone. Buildings in a non-residential zone in Precinct 1 and 5 should be constructed to side property boundaries up to a preferred maximum height of 9 metres above natural ground level. Any part of a building higher than 9 metres should be setback from the side boundary to provide opportunities for outlook, amenity, privacy and development potential relative to the abutting property as outlined in Setback Standard K. Minor buildings and works, such as verandahs, architectural features, balconies, shelters, sunshades, art works, street furniture, fences, and basements which do not project above ground level, may be constructed within the setback distance from boundaries specified in this Schedule.

Overshadowing

Buildings should not significantly overshadow the opposite footpath of adjoining streets between 10:00 am and 3:00pm on 22 September.Buildings should not significantly overshadow the secluded ground level private open space of an existing dwelling between 10:00am and 3:00pm on 22 September.

Design

Building façades on sites with a frontage over 10 metres should be well articulated through variations in forms, materials, openings or colours or the inclusion of vertical design elements.Colours and finishing on all building facades should be in muted tones and non-reflective materials.Where possible, upper levels should provide visual interest, light, shade, articulation and activity through the inclusion of balconies, eaves, terraces and verandahs that are visually recessed from adjoining streets and laneways.Side and rear walls above street level that are visible from the public domain should be designed to create attractive façades.On corner sites, buildings should address both street frontages with either openings or street level windows.Ground floor frontages of buildings should contribute to safety by providing lighting and activity and avoiding blank walls.Vehicle entrances should be located and designed to avoid fragmenting footpaths and to be visually recessive within the design of the building.Lift over-runs, plant rooms and rooftop services should be designed in a manner that integrates with the building and ensures that rooftop services are not visible from streets, public open spaces and secluded private open space areas.Signage should not dominate the streetscape image or lead to visual clutter.Where possible, internal connections through development should be provided with active frontages on both sides where appropriate.



Acoustic Amenity

New buildings should be designed to avoid unreasonable impacts on the acoustic privacy of nearby dwellings.

Heritage Overlay

On land affected by the Heritage Overlay if there is any conflict between this Schedule and the Requirements and Objectives of the Heritage Overlay, the provisions of the Heritage Overlay take precedence.

4.0 Application Requirements

Any development application must be accompanied by a comprehensive planning and urban design analysis, as appropriate to the scale of development to the satisfaction of the Responsible Authority, addressing the following matters: Analysis

An assessment of any existing buildings on the site of heritage, architectural or cultural significance.

A description of the predominant precinct and streetscape character and an explanation of how this character has influenced the siting, form, massing and design of the proposed building.

How the proposal addresses the decision guidelines of this Schedule and other relevant planning scheme provisions.

Form and function The form, massing, profile, material finishes and detailed design of the

proposed building. Justification for the proposed street wall height and proposed setbacks of

the upper levels from the street frontage. Details of land use, including an assessment of how the proposed

building engages with and contributes to the activity of the street. An assessment of access to and circulation through / around the site for

vehicles, pedestrian and cyclists. Impact

An assessment of off-site impacts of the proposed building, such as overshadowing and overlooking, in particular overshadowing of public spaces, streets and the secluded open space areas of adjoining dwellings.

Impacts of the proposed building on views to and from the site. Details of the overall floor space and an assessment of the effects on

services, traffic and car parking. A shadow assessment demonstrating that solar access objectives and

requirements will be met. A report prepared by a suitably qualified acoustic specialist outlining

appropriate measures to provide acoustic protection for existing and proposed dwellings.

Environmentally Sustainable Design A commitment to a vision of a sustainable built environment that reduces

the ecological footprint of the development and meets the needs of occupants.

The use of best practise Green Star design principles, with a focus on the following Environmentally Sustainable Design (ESD) considerations: facilities management, indoor environmental quality, reductions in energy and water usage, sustainable transport facilitation and


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infrastructure, water sensitive urban design (WSUD) treatments and landscapes, low embodied energy materials, land use, ecology and emissions.

Layouts that support good passive solar design and access to sunlight in new buildings.

Landscaping An arborist report identifying the location, significance and viability of

existing trees on and immediately adjacent to the site. A landscaping plan showing existing trees to be retained and the species,

location, number and mature height of all proposed vegetation. Landscape improvement initiatives such as the planting of new canopy

trees, vertical gardens, green roofs and green walls.

5.0 Decision Guidelines

In addition to the requirements of Clause 43.02-5, before deciding on an application the responsible authority must consider, as appropriate:The Design Objectives of this Schedule and the relevant Precinct.Whether the proposed buildings and works will result in development that supports the desired character statement for the relevant Precinct as outlined in Clause 21.08-3 and the Ivanhoe Structure Plan 2012 (Revised December 2014).Whether the proposed buildings or works are in accordance with the General Requirements of this Schedule and the Requirements of the relevant Precinct.

6.0 Reference documents

Ivanhoe Structure Plan 2012 (Revised December 2014)Ivanhoe Activity Centre Heritage Items and Precincts, Context, 2013


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Map 1 – Diversity Area Precincts



Tables 1 to 5 – Diversity Area Precincts and Related Maps

Area DDO11-1 Darebin Station Precinct

RequirementsIn addition to the requirements at Clause 3.0 of this Schedule, the following requirements must be met:Building Heights Buildings must not exceed the mandatory maximum building height shown on the

Darebin Station Built Form Plan.In addition to the requirements at Clause 3.0 of this Schedule, the following requirements should be met:Built Environment Buildings should be constructed with lower level podiums. Podiums should not exceed

the maximum heights shown on the Darebin Station Built Form Plan. Buildings should be set back from public realm property boundaries in accordance with

the requirements of the Built Form Plans and Table 6 to this Schedule. Buildings in a non-residential zone should be constructed to side property boundaries

up to a preferred maximum height of 9 metres above natural ground level. Any part of a building higher than 9 metres should be setback from the side boundary to provide opportunities for outlook, amenity, privacy and development potential relative to the abutting property (Refer to Building Setback Diagram 11).

Building elevations facing streets and public vantage points should be designed with: Active and engaging frontages in mixed use areas; Articulated frontages; Design emphasis, including architectural features, on key corners;as shown on the Darebin Station Built Form Plan.

In any redevelopment of the station building, encourage an improved presentation to Heidelberg Road and active frontages by opening onto the street creating an accessible, welcoming and vibrant street life.

Create a stronger street edge in the mixed use area by encouraging new development with zero front and side setbacks for sites either side of Heidelberg Road.

Facilitate the creation of an open landscaped public square in front of the Station in accordance with the Darebin Station Built Form Plan.

Natural Environment Require the inclusion of trees and landscape in any major redevelopment of the station

building. Utilise landscaping to soften and screen the railway corridor and new development on

Heidelberg Road.Transport and Infrastructure Provide for improved footpaths and lighting in the underpass connecting the station

and platforms and install secure bicycle storage facilities. Maintain access from the existing underpass between both platforms of Darebin

Station in accordance with the Darebin Station Built Form Plan.



Darebin Station Built Form Plan DDO11-1



Area DDO11-2 Ivanhoe Plaza Precinct


Ivanhoe Plaza Built Form Plan.In addition to the requirements at Clause 3.0 of this Schedule, the following requirements should be met:Built Environment Buildings should be constructed with lower level podiums. Podiums should not exceed

the maximum heights shown on the Ivanhoe Plaza Built Form Plan. Buildings should be set back from public realm property boundaries in accordance

with the requirements of the Built Form Plans and Table 6 to this Schedule. Buildings in a residential zone should be setback from side property boundaries in

accordance with ResCode Standards B17-21 (Clauses 55.04-1 to 55.04-5). Building elevations facing streets and public vantage points should be designed with:

Active and engaging frontages; Articulated frontages;as shown on the Ivanhoe Plaza Built Form Plan.

Any redevelopment of the Ivanhoe Plaza site should include: Larger format floorspaces and higher built form; and Active and engaging frontages that complement the Upper Heidelberg Road

Precinct. Improve the presentation to Livingstone Street and create active frontages by opening

onto the street creating an accessible, welcoming and vibrant street life. Ensure that the existing level of public car parking is maintained as part of any

redevelopment.Transport and Infrastructure Facilitate convenient car parking and improved rear screened loading zone(s) access

to Ivanhoe Plaza. Loading and service bays should be designed and located to support their efficient

use, avoid conflict with pedestrians and passenger vehicles, and reduce their visibility from streets, as shown on the Ivanhoe Plaza Built Form Plan.

Provide an improved pedestrian link from Upper Heidelberg Road and in any redevelopment of the Ivanhoe Plaza site.

Investigate the potential to widen Kenilworth Lane to achieve improved two way vehicular access, pedestrian amenity and landscaping at the interface with current and future multi unit dwelling developments on Kenilworth Lane.



Ivanhoe Plaza Built Form Plan DDO11-2



Area DDO11-3 Lower Ivanhoe Precinct


Lower Ivanhoe Built Form Plan.In addition to the requirements at Clause 3.0 of this Schedule, the following requirements should be met:Built Environment Buildings should be constructed with lower level podiums. Podiums should not

exceed the maximum heights shown on the Lower Ivanhoe Built Form Plan. Buildings should be set back from public realm property boundaries in accordance

with the requirements of the Built Form Plans and Table 6 to this Schedule. Building elevations facing streets and public vantage points should be designed with:

Active and engaging frontages in mixed use areas; Articulated frontages; Continuous weather protection for pedestrians along Lower Heidelberg Road; Design emphasis, including architectural features, on key corners;as shown on the Lower Ivanhoe Built Form Plan.

Ensure appropriate rear and side setbacks to retain amenity on abutting residential sites.

Encourage zero front and side setbacks on both sides of Lower Heidelberg Road. This does not apply to the section on the northern side of the road where setbacks are staggered. In this location front setbacks should reflect the staggered profile of the existing buildings.

Facilitate the creation of an open landscaped public square to add further vibrancy to the Precinct in the area near the corner of Marshall Street and Lower Heidelberg Road in accordance with the Lower Ivanhoe Built Form Plan.

Encourage lot consolidation and the redevelopment of underutilised sites. Encourage redevelopment on both sides of Lower Heidelberg Road near Marshall

Street.Transport and Infrastructure Improve pedestrian safety and amenity including access to the Ivanhoe Grammar

School and the centre, by creating drop off and pick up zones and the improved circulation of traffic, in the area bounded by Russell Street, Marshall Street and Lower Heidelberg Road.

Establish a more pedestranised shared laneway that runs from Linton Street to Marshall Street. This may include an improved surface, a treed environment and lighting.

Provide for pedestrian, vehicle and loading access in the laneway behind the shops on the northern side of Lower Heidelberg Road to service future development and provide access for dwellings on the laneway.

Investigate improved pedestrian links, including signalised crossings, in conjunction with any redevelopment.



Lower Ivanhoe Built Form Plan DDO11-3



Area DDO11-4 Ivanhoe Station Precinct


Ivanhoe Station Built Form Plan, except as follows: If land at nos. 2 Ivanhoe Parade, 1-5 Westley Avenue and 16-22 Seddon Street,

Ivanhoe is developed as a single consolidated site the mandatory maximum building height for that site is 25 metres (7 storeys).

In addition to the requirements at Clause 3.0 of this Schedule, the following requirements should be met:Built Environment Buildings should be constructed with lower level podiums. Podiums should not exceed

the maximum heights shown on the Ivanhoe Station Built Form Plan. Development of the triangle shaped car park site at 109 Waterdale Road should be

designed to: Limit the impact on the Upper Heidelberg Road Heritage Precinct and the Uniting

Church on Seddon Street (this may require building heights to the northern portion of the property to be restricted);

Provides passive surveillance of footpaths and laneways and incorporate the public toilet into a future building;

Capture views across the rail line to the east from upper levels; Ensure the access needs of the Uniting Church are met; Replace existing car parking spaces, including spaces for people with disabilities.

Buildings should be set back from public realm property boundaries in accordance with the requirements of the Built Form Plans and Table 6 to this Schedule.

Building elevations facing streets and public vantage points should be designed with: Active and engaging frontages in mixed use areas; Articulated frontages;as shown on the Ivanhoe Station Built Form Plan.

Developments should be designed to provide passive surveillance of the pathways and Marshall Street.

Where possible, existing at grade car parks should be developed to achieve 2 levels of parking using the grade or slope of the area.

Facilitate the creation of an open landscaped public square in Norman Street opposite the railway station to add further vibrancy to the Precinct.

Facilitate the creation of an open landscaped public square near the station to add further vibrancy in this part of the Precinct. Two possible locations could be on or near the triangular car park site near the corner of Waterdale Road and Upper Heidelberg Road, or the landscaped area in Norman Street opposite the Ivanhoe railway station.

Transport and Infrastructure Improve lighting for paths connected to the pedestrian crossing at the Marshall Street

level crossing. Advocate for improving pedestrian access to the station with defined pathways from

the surrounding areas through the station car park areas.



Ivanhoe Station Built Form Plan DDO11-4



Area DDO11-5 Upper Heidelberg Road Precinct


Upper Heidelberg Road Built Form Plan.In addition to the requirements at Clause 3.0 of this Schedule, the following requirements should be met:Built Environment Buildings should be constructed with lower level podiums. Podiums should:

Not exceed the maximum heights shown on the Upper Heidelberg Road Built Form Plan; and

Be designed to maintain a consistent street wall height on both sides of Upper Heidelberg Road Precinct and side streets within the Precinct to enhance the sense of visual integration.

Buildings should be designed to retain glimpses of view from the public realm to the Melbourne Central Activities District;

40 Upper Heidelberg Road is a gateway site that suggests a sense of arrival into the activity area. This site provides the opportunity for a high quality, architecturally designed landmark building. Any design should incorporate the planting of trees along the Upper Heidelberg Road elevation to contribute to a sense of arrival into a boulevard and along the eastern elevation to reduce the visual bulk of the building from across the railway line. Reduced building setbacks may be considered for 40 Upper Heidelberg Road if design can achieve: A high quality, architecturally designed outcome that incorporates the planting of

trees. Landscape character to Upper Heidelberg Road that contributes to a sense of

‘boulevard’ and reflects the treed settings of those properties opposite the subject site.

Reduction in visual bulk of the building when viewed across the railway line and from Lower Heidelberg Road.

A modulated façade to Upper Heidelberg Road that provides interest and relief from visual bulk on lower levels.

Design excellence reflected in the design of safe entrances to residential and commercial properties directly from Upper Heidelberg Road.

Buildings should be set back from public realm property boundaries in accordance with the requirements of the Built Form Plans and Table 6 to this Schedule.

Buildings in a non-residential zone should be constructed to side property boundaries up to a preferred maximum height of 9 metres above natural ground level. Any part of a building higher than 9 metres should be setback from the side boundary to provide opportunities for outlook, amenity, privacy and development potential relative to the abutting property (Refer to Building Setback Diagram 11).

Buildings in a residential zone should be setback from side property boundaries in accordance with ResCode Standards B17-21 (Clauses 55.04-1 to 55.04-5).

Building elevations facing streets and public vantage points should be designed with: Active and engaging frontages in mixed use areas; Articulated frontages; Design emphasis, including architectural features, on key corners;as shown on the Upper Heidelberg Road Built Form Plan.

All buildings should have active frontages by opening onto the street creating an accessible, welcoming and vibrant street life.

Building frontages shown as ‘active and engaging frontages’ on the Upper Heidelberg Road Built Form Plan should: Comprise at least 80% glazing or entry features at ground level;



Area DDO11-5 Upper Heidelberg Road Precinct

Provide continuous weather protection through the use of awnings. Rear elevations of new buildings on the ridgeline that are highly visible should be

designed to add visual interest when viewed from Lower Heidelberg Road and surrounding residential streets.

Balconies of upper level additions to heritage places should be kept clear of fixtures or equipment that contribute to visual clutter and/or detract from the heritage significance of the place.

Consider opportunities for a redevelopment of the Ivanhoe Hotel site to provide a 'signature building' to Upper Heidelberg Road.

Facilitate the creation of an open landscaped public square near the main street to add further vibrancy in this part of the Precinct. Locations could be in the current car park at the northern Livingstone Street edge of the Ivanhoe Plaza site and north of the Mary Immaculate Catholic Church on Upper Heidelberg Road near Waverley Avenue.

Maintain the pedestrian link from Waterdale Road through Bryant Reserve to Ivanhoe Parade.

Encourage through-access to retail premises in order to increase pedestrian connections between the Ivanhoe Railway Station and Upper Heidelberg Road.

Natural Environment Require development below the ridgeline to maintain or plant canopy trees and

vegetation on the slopes towards the railway line overlooking the Ivanhoe bowl, as a part of their landscape plans.

Transport and Infrastructure Investigate the potential to widen the laneway between Waverley Avenue and

Kenilworth Parade, to the rear of Upper Heidelberg Road to achieve two way vehicular access, pedestrian amenity and landscaping at the interface with future multi unit dwelling developments.

Retain the pedestrian link between Norman Street and Upper Heidelberg Road through the Ivanhoe Hotel site at 120 Upper Heidelberg Road and encourage the installation of a lift for public use in any redevelopment of the site.



Upper Heidelberg Road Built Form Plan DDO11-5A



Upper Heidelberg Road Built Form Plan DDO11-5B



Table 6 – Building Setback Diagrams

Setback standards

A. Laneway Setback Buildings should be constructed to the property boundary. At the property boundary buildings should not exceed a preferred maximum height of:

7.5 metres above natural ground level in a residential zone; or 9 metres above natural ground level in a non-residential zone.

Any part of a building higher than the above should be setback: 4.5 metres from the property boundary, except where the boundary abuts a

laneway; or 3 metres from the property boundary, where the boundary abuts a laneway.



Setback standards

B. Main Street Interface Buildings should be constructed to the property boundary. At the property boundary buildings should not exceed a preferred maximum height of:

7.5 metres above natural ground level in a residential zone; or 9.0 metres above natural ground level in a non-residential zone.

Any part of a building higher than the above should be setback: 6 metres from the property boundary; or to align with any abutting building that is setback more than 6 metres from the

property boundary. Where the boundary exceeds 15 metres in length any part of a building higher than 18

metres above natural ground level should be setback 11 metres from the property boundary.



Setback standards

C. Narrow Side Interface Buildings should be setback 2 metres from the property boundary. Any part of a building higher than 7.5 metres above natural ground level should be

setback 4 metres from the property boundary. The ground level setback area should be designed to provide for landscaping and

pedestrian access to the rear of the property.



Setback standards

D. Landscape Setback Buildings should be setback:

3 metres from the property boundary; or 4 metres from the property boundary to preserve an existing landscaped area.

Any part of a building higher than 7.5 metres above natural ground level in a residential zone or higher than 9.0 metres above natural ground level in a non-residential zone should be setback: 3 metres behind the ground floor facade; or 5 metres behind the ground floor facade where the property boundary abuts a Rail

Reserve. The ground level setback area should be designed to protect existing trees (where

relevant) and provide for additional landscaping. Any tree protection zone should be consistent with Australian Standards to protect

existing vegetation in this location.



Setback standards

E. Urban Street, Urban Laneway and Side Interface Buildings should be setback 4 metres from the property boundary. Any part of a building higher than:

10 metres above natural ground level in any zone where the property abuts a laneway;

7.5 metres above natural ground level in a residential zone; or 9.0 metres above natural ground level in a non-residential zone;should be setback 6 metres from the property boundary.

The ground level setback area should be designed to protect existing trees (where relevant) and provide for additional landscaping.

Setbacks on properties abutting a laneway should be designed to encourage pedestrian, vehicular and loading access and provide access to dwellings on the laneway.



Setback standards

F. Lower Density Interface Buildings should be setback 6 metres from the property boundary to protect existing

trees and provide additional landscaping. Any part of a building higher than:

7.5 metres above natural ground level in a residential zone; or 9 metres above natural ground level in a non-residential zone;should be setback 9 metres from the property boundary.



Setback standards

G. Shade Sensitive Interface Buildings should be setback:

6 metres from the property boundary; or 9 metres from the property boundary if abutting a laneway in a non-residential

zone. Any part of a building higher than:

7.5 metres above natural ground level in a residential zone; or 9.0 metres above natural ground level in a non-residential zone;should be setback 6 metres behind the ground level facade.

The ground level setback area should be designed to protect existing trees (where relevant) and provide for additional landscaping.

Where sunlight to the secluded private open space of an existing dwelling is reduced, at least 75 per cent, or 40 square metres with a minimum dimension of 3 metres, whichever is the lesser area, of the secluded private open space should receive a minimum of five hours of sunlight between 9am and 3pm on 22 September. If existing sunlight to the secluded private open space of an existing dwelling is less than the requirements of this standard, the amount of sunlight should not be further reduced.



Setback standards

H. Parking Interface Buildings should be setback:

6 metres from any property boundary abutting a two-way street; or 8.5 metres from any property boundary abutting a laneway.

Any part of a building higher than: 9 metres above natural ground level in a non-residential zone should be setback 9

metres from any property boundary abutting a two-way street; 4 metres above natural ground level in a non-residential zone should be setback 6

metres from any property boundary abutting a laneway; 7.5 metres above natural ground level in a residential zone should be setback 9

metres from the property boundary.



Setback standards

I. New Laneway with Parking Interface Buildings should be setback 13 metres from the property boundary. Any part of a building higher than:

7.5 metres above natural ground level in a residential zone; or 9.0 metres above natural ground level in a non-residential zone;should be setback 17 metres from the property boundary.



Setback standards

J. Public Space and Landscape Settings Building setbacks should be no less than existing conditions as at the date of gazettal. Ground level setbacks should be designed to protect existing trees and provide for

additional landscaping and high amenity public realm at the following locations: 80 Lower Heidelberg Road, to facilitate a public square; 10-12 Ivanhoe Parade, abutting Bryant Reserve, to create an extension to the

reserve and facilitate a public square; 149 Upper Heidelberg Road, to facilitate a public square of no less than 350

square metres total, inside the property boundary; 33 Upper Heidelberg Road, to protect the existing amenity and tree planting zone; 1 Waverley Avenue, to facilitate a public square and provide a pedestrianised area

towards the abutting laneway. The ground level setback should be designed to protect existing trees, retain and

upgrade the existing drop off and parking area, and integrate multimodal functions, at 1047 Heidelberg Road (adjacent to Darebin Station).

Any part of a building higher than: 7.5 metres above natural ground level in a residential zone; or 9.0 metres above natural ground level in a non-residential zone;should be setback 3 metres behind the ground level facade.



Setback standards

K. Upper Level Setbacks Upper levels should be setback to provide opportunities for outlook, amenity, privacy

and development potential relative to the abutting property.


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