ORMOND STATION - Planning...Indicative Public Realm Concept Urban Context Report North Road, Ormond...

ORMOND STATION Concept Design | January 2017

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Urban Context ReportNorth Road, Ormond DevelopmentJuly 2016

David Lock Associates

10 11

• Kiss‘n’RideinKatandraRoad.

ThisisillustratedinFigure10withindicativelocationsforsupportingretailspace.Figure10alsoindicatesthepotentialforimprovingthepublicrealmbyredevelopingthesouthernendofNewhamGroveasaraisedsharedsurface,slowingtrafficandbetterintegratingthelargerpublicly-accessiblespacewithNorthroadandthesurroundingactivitycentre

TRAIN STATION

ENTRANCE

ENTRANCE

EXISTING COMMERCIAL

EXISTING COMMERCIAL

RETAILRETAIL

NORTH ROAD

RETAIL

KATA

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INDICATIVE PUBLIC REALM CONCEPT

PUBLICLY ACCESSIBLE

SPACE

LEVEL 2, 166 ALBERT ROADSOUTH MELBOURNE VIC 3205t 03 9682 8568 f 03 9682 1221www.dlaaust.com

VALUE CAPTURE SITE AT ORMOND STATION

BDCR005

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POTENTIAL BUS STOP

POTENTIAL KISS AND RIDE

POTENTIAL TAXI

EXTENT OF BUILDING OVER

EXTENT OF CANPOPY OVER

VIEWLINES

PUBLICLY ACCESSIBLE SPACE

RAISED SHARED SURFACE

ACTIVE FRONTAGES

5.0 Public Realm

5.1 Physical ContextExisting Public Realm

Theexistingpublicrealmaroundthestationpresentsarelativelypooranddisconnected pedestrian environment. Along North Road this is primarily asaresultofitsbusyandwide(35m)roadreserveandtherailwaycrossing.BuiltformalongNorthRoadpresentsactivegroundfloorfrontageswithinacontinuousstreetwallandawnings,whichcontributetoawell-definedandinvitingpublicrealm.However,thelevelcrossingbreaksthecontinuityofthisbuiltedge,detractingfromthespatialdefinitionandactivationofthepublicrealm.Further,thereisalackofpubliclyaccessiblespaceinthecentre.

NewhamGroveandKatandraRoadhaveapositivelandscapeandpublicrealm character with footpaths and nature strips comprising a mix of canopy andpalmtrees,exceptforthesouthernendofKatandraRoadwhichhasnolandscaping.Bothstreetshaveresidentialfrontagesononesideprovidingpassivesurveillance.However,thecommutercarparksontheothersidedetractfromthedefinitionandactivationofthepublicream.

KatandraRoadprovidesanimportantsharedpathlinkbetweenGlenHuntlyRoadandMurrayRoadwhichisdiscontinuednearthestationduetothecommuter car park.

Historically,thetrainplatformshavebeenaccessedviaanuninvitingunderpassfromNewhamGroveandKatandraRoad,andthemainstationbuildingislocatedonplatform2towardsNewhamGrove.Inadditiontotheuninvitingpedestrianenvironment,thebusstopislocatedatthesouthernendofKatandraRoadwithpooraccesstothetrainstation,resultinginanunsafeandillegibletrain-businterchange.Generally,thereisalackofpublicamenitiesaroundthestationsuchasataxirank,drop-offpointandoutdoorwaitingarea.Thegradeseparationwillprovideanopportunityfordevelopmenttoimprovethequalityofthepublicrealminandaroundthestationarea.

Proposed Public Realm

Itisunderstoodthattheproposedstationdesignfeatures:

• AmainentrancefacingNorthRoadbeyondasmallforecourt,andasecondary entrance facing west intended to be accessed from a larger publiclyaccessiblespaceonNewhamGrove;

• BusstopsinNorthRoadinfrontofthestationandonKatandraRoad;

• AtaxirankinNewhamGrove;and

TRAIN STATION

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EXISTING COMMERCIAL

EXISTING COMMERCIAL

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Figure 10 Indicative Public Realm Concept



10 11

• Kiss‘n’RideinKatandraRoad.

ThisisillustratedinFigure10withindicativelocationsforsupportingretailspace.Figure10alsoindicatesthepotentialforimprovingthepublicrealmbyredevelopingthesouthernendofNewhamGroveasaraisedsharedsurface,slowingtrafficandbetterintegratingthelargerpublicly-accessiblespacewithNorthroadandthesurroundingactivitycentre

TRAIN STATION

ENTRANCE

ENTRANCE

EXISTING COMMERCIAL

EXISTING COMMERCIAL

RETAILRETAIL

NORTH ROAD

RETAIL

KATA

NDR

A RO

AD

NEW

HAM

GRO

VE


PUBLICLY ACCESSIBLE

SPACE



BDCR005

9 OCTOBER 2015

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DATE :

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LEGEND

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POTENTIAL BUS STOP


POTENTIAL TAXI



VIEWLINES



ACTIVE FRONTAGES

5.0 Public Realm

5.1 Physical ContextExisting Public Realm

Theexistingpublicrealmaroundthestationpresentsarelativelypooranddisconnected pedestrian environment. Along North Road this is primarily asaresultofitsbusyandwide(35m)roadreserveandtherailwaycrossing.BuiltformalongNorthRoadpresentsactivegroundfloorfrontageswithinacontinuousstreetwallandawnings,whichcontributetoawell-definedandinvitingpublicrealm.However,thelevelcrossingbreaksthecontinuityofthisbuiltedge,detractingfromthespatialdefinitionandactivationofthepublicrealm.Further,thereisalackofpubliclyaccessiblespaceinthecentre.

NewhamGroveandKatandraRoadhaveapositivelandscapeandpublicrealm character with footpaths and nature strips comprising a mix of canopy andpalmtrees,exceptforthesouthernendofKatandraRoadwhichhasnolandscaping.Bothstreetshaveresidentialfrontagesononesideprovidingpassivesurveillance.However,thecommutercarparksontheothersidedetractfromthedefinitionandactivationofthepublicream.

KatandraRoadprovidesanimportantsharedpathlinkbetweenGlenHuntlyRoadandMurrayRoadwhichisdiscontinuednearthestationduetothecommuter car park.

Historically,thetrainplatformshavebeenaccessedviaanuninvitingunderpassfromNewhamGroveandKatandraRoad,andthemainstationbuildingislocatedonplatform2towardsNewhamGrove.Inadditiontotheuninvitingpedestrianenvironment,thebusstopislocatedatthesouthernendofKatandraRoadwithpooraccesstothetrainstation,resultinginanunsafeandillegibletrain-businterchange.Generally,thereisalackofpublicamenitiesaroundthestationsuchasataxirank,drop-offpointandoutdoorwaitingarea.Thegradeseparationwillprovideanopportunityfordevelopmenttoimprovethequalityofthepublicrealminandaroundthestationarea.

Proposed Public Realm

Itisunderstoodthattheproposedstationdesignfeatures:

• AmainentrancefacingNorthRoadbeyondasmallforecourt,andasecondary entrance facing west intended to be accessed from a larger publiclyaccessiblespaceonNewhamGrove;

• BusstopsinNorthRoadinfrontofthestationandonKatandraRoad;

• AtaxirankinNewhamGrove;and

TRAIN STATION

ENTRANCE

ENTRANCE

EXISTING COMMERCIAL

EXISTING COMMERCIAL

RETAILRETAIL

NORTH ROAD

RETAIL

KATA

NDR

A RO

AD

NEW

HAM

GRO

VE


PUBLICLY ACCESSIBLE

SPACE



BDCR005

9 OCTOBER 2015

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LEGEND

SUBJECT SITE

POTENTIAL BUS STOP


POTENTIAL TAXI



VIEWLINES



ACTIVE FRONTAGES

Figure 10 Indicative Public Realm Concept



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Figure 7 Guideline Precincts

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4.3 Design principlesThefollowingdesignprincipleshavebeenpreparedtoidentifyhowdevelopment of the Ormond development site should be designed to strike an appropriatebalancebetweenrespectingtheexistingcharactersurroundingthesite,accommodatinggrowthandcontributingtoalegibleandappealingurban environment.

Thetallestdevelopmentisenvisagedatthesouthern,NorthRoadendofthesite,whichformstheheartofthecommercialspineofthecentrewherepolicydirectsgreatestdensity,wherealandmarkformisappropriatetomarkthelocationofthestation,andwheretheexistingstreetscapecharacter is robust enough to absorb a singular built form departure. However,thiscomeswitharequirementforarchitecturalexcellencegiventheresultingincreaseinprominence.

AlongNewhamGrove,developmentisenvisagedtostepdownto3storeysatthestreet,tocreateanappropriatescalerelationshipwiththelikelyfuturebuilt form scale of 2 storeys on the opposite side (where development is constrainedbytheHeritageOverlay),withadditionalheightsetbacktoensureitisvisuallyrecessivefromwithinthestreet.Oneadditionallevelisconsidered appropriate at the street edge given policy support for greater densityatstations.Thiswillstrikeanappropriatebalancebetweenenablingacontributiontohousingdiversityandurbanconsolidationwithinthesite,inaccordancewithStateandlocalplanningpolicy,andensuringdevelopmentdoesnotoverwhelmtheexistingandlikelyfuturelow-risedevelopmentopposite.

Similarly,developmentisenvisagedtostepdowntowardsKatandraRoad.However,a4-storeystreetfacadeisconsideredappropriategiventhelackofaheritage constraint and the more mixed built form character opposite.

Thenumberofbuiltform‘steps’isencouragedtobeminimisedtoavoidunappealing‘weddingcake’outcomes.

New development is encouraged to create a direct interface between building frontagesandthepedestrianrealmatthesouthernendofthesite,consistentwith its role as part of the commercial part of the centre. Further north along NewhamGroveandKatandraRoad,amodestsetbackisallowedtocontributetotheprivacyofanygroundlevelresidentialaccommodationandallowforoccupiablespacethatwillcontributetostreetintegration.

Objectives:• To contribute to a new built form character in the Ormond Neighbourhood

Centrethathasappropriatescalerelationshipswithsurroundingland.

• To increase density towards the commercial core of the Ormond NeighbourhoodCentreandOrmondStation.

• To reinforce the legibility of the urban environment.

• Toensuredevelopmentclearlydefinesandframesthepublicrealm.

• Toensuredevelopmentcontributestoanattractiveurbanenvironment.

Guidelines: Precinct A

• Thedesignofthetrainstationshouldclearlyexpressitsfunctioninviewsfrom the surrounding public realm.

• AlandmarkbuiltformmaybedevelopedaboveOrmondStation,onNorthRoad,provideditachievesexcellenceinarchitectureandisdesignedtominimise its visual bulk.

• DevelopmentshouldhaveazerosetbackfromtheNorthRoadboundaryexcept to allow for a widening of the public realm.

• DevelopmentmayhaveazerosetbackfromNewhamGroveandKatandraRoad. Setbacks may be provided where they are an extension of the public realm.

Precinct B

• DevelopmentshouldprovideabuiltformtransitionbetweenPrecinctAand Precinct C.

• DevelopmentshouldincorporateverticalarticulationtorespecttheprevailingbuiltformrhythmalongNewhamGroveandKatandraRoad.

• DevelopmentmayhaveazerosetbackfromNewhamGroveandKatandraRoad. Setbacks may be provided where they are an extension of the public realm.

Precinct C

• DevelopmentontheeastsideofNewhamGroveshouldhaveastreetfacadenohigherthan3storeys,withanyadditionalheightsetbacksothat it is visually recessive when viewed from the footpath on the opposite sideofthestreet.Itshouldincorporateresidentialuseswithinthelowerlevels.

• Development on the west side of Katandra Road should have a street façadenohigherthan4storeys,withanyadditionalheightsetbacksothat it is visually recessive when viewed from the footpath on the opposite side of the street.

• Building envelopes complying with Figures 8 and 9 will achieve the requirementforupperlevelstobevisuallyrecessive.However,thereareother ways of achieving this.

• DevelopmentshouldincorporateverticalarticulationatlowerlevelstorespecttheprevailingbuiltformrhythmalongNewhamGroveandKatandra Road.



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Figure 19 Building Envelope Plan

ZonesGuideline Precincts

Public RealmIndicative Public Realm Concept

Height / Setbacks

Urban Context ReportNorth Road, Ormond Development

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436-442 MT ALEXANDER ROAD, ASCOT VALE

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LARGE POTENTIAL REDEVELOPMENT SITE

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LIMITED POTENTIAL REDEVELOPMENT (DUE TO HERTIAGE OVERLAY)

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6.0 Neighbouring interfaces

6.1 Physical ContextThesiteonlyhasonedirectabuttalwitharesidentialproperty–thatwith3NewhamGroveatitsnorthernend.DevelopmentofthesitemayalsoinfluencetheamenityoftheresidentialpropertiesacrossNewhamGroveandKatandra Road.

6.2 Policy ContextState policy requires new development to minimise detrimental impact on neighbouringproperties(seeClause15).

The MSS encourages new development to be responsive to its surroundings (Clause21.04).Further,localpolicyatClause22.07providesdesignobjectiveswhichencouragedevelopmenttoachieveabalancedoutcomethatreflectssensitivitytobothsurroundinglandusesandexistingneighbourhoodcharacter whilst providing greater diversity of housing choice.

Inrelationtovisualbulk,Objective2.7oftheGuidelinesforHigherDensityResidentialDevelopment(GHDRD)seeks“Toensurevisualimpactstodwellingsattherearareappropriatetothecontext”.Designsuggestion2.7.1isto“Considerviewsfromdwellingsattherearorsidesofthedevelopment”.

Inrelationtoovershadowing,Objective2.6oftheGHDRDseeks“Toensureareas can develop with equitable access to outlook and sunlight”. Design suggestion2.6.2isto“maintainsunlightanddaylightaccesstoadjoiningprivate open spaces of dwellings in accordance with Clause 55 of Planning Schemes”.

Inrelationtooverlooking,Objective2.9oftheGHDRDseeks“tomaximizeresidentialamenitythroughtheprovisionofviewsandprotectionofprivacywithinthesubjectsiteandonneighbouringproperties”.Designsuggestion2.9.1isto“Locatelivingareas,windowsandprivateopenspacestominimizethepotentialforoverlooking”.

Figure 18 Neighbouring Interfaces

Context

Urban Context ReportNorth Road, Ormond Development

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6.0 Neighbouring interfaces

6.1 Physical ContextThesiteonlyhasonedirectabuttalwitharesidentialproperty–thatwith3NewhamGroveatitsnorthernend.DevelopmentofthesitemayalsoinfluencetheamenityoftheresidentialpropertiesacrossNewhamGroveandKatandra Road.

6.2 Policy ContextState policy requires new development to minimise detrimental impact on neighbouringproperties(seeClause15).

The MSS encourages new development to be responsive to its surroundings (Clause21.04).Further,localpolicyatClause22.07providesdesignobjectiveswhichencouragedevelopmenttoachieveabalancedoutcomethatreflectssensitivitytobothsurroundinglandusesandexistingneighbourhoodcharacter whilst providing greater diversity of housing choice.

Inrelationtovisualbulk,Objective2.7oftheGuidelinesforHigherDensityResidentialDevelopment(GHDRD)seeks“Toensurevisualimpactstodwellingsattherearareappropriatetothecontext”.Designsuggestion2.7.1isto“Considerviewsfromdwellingsattherearorsidesofthedevelopment”.

Inrelationtoovershadowing,Objective2.6oftheGHDRDseeks“Toensureareas can develop with equitable access to outlook and sunlight”. Design suggestion2.6.2isto“maintainsunlightanddaylightaccesstoadjoiningprivate open spaces of dwellings in accordance with Clause 55 of Planning Schemes”.

Inrelationtooverlooking,Objective2.9oftheGHDRDseeks“tomaximizeresidentialamenitythroughtheprovisionofviewsandprotectionofprivacywithinthesubjectsiteandonneighbouringproperties”.Designsuggestion2.9.1isto“Locatelivingareas,windowsandprivateopenspacestominimizethepotentialforoverlooking”.

Figure 18 Neighbouring Interfaces

InterfacesNeighbouring Interfaces

RESIDENTIAL LAND

RESIDENTIAL LAND WITH HERITAGE OVERLAY

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Pedestrian Access Station Access Vehicle Access

Concept Design Movement Analysis

ORMOND STATION REDEVELOPMENT1:200 @ A3

25.01.2017

15138/SK100BASEMENT 01_RESIDENTS CARPARK & STORAGE c

Concept Design Floor Plans


25.01.2017

15138/SK101GROUND LEVEL RETAIL CARPARK, STATION ENTRY & GROUND LEVEL RETAIL c


25.01.2017

15138/SK102LEVEL 01 RETAIL CARPARK & GYM c


25.01.2017

15138/SK103LEVEL 02 SUPERMARKET & SPECIALTY RETAIL e


25.01.2017

15138/SK104LEVEL 03 COMMUTER CARPARK & APARTMENTS c


25.01.2017

15138/SK105LEVEL 04 APARTMENTS & TOWNHOUSES c


25.01.2017

15138/SK106LEVEL 05 APARTMENTS & TOWNHOUSES c


25.01.2017

15138/SK107LEVEL 06-08 APARTMENTS c


25.01.2017

15138/SK108LEVEL 09-11 APARTMENTS c


25.01.2017

15138/SK109SECTION A c

Concept Design Sections


25.01.2017

15138/SK110SECTION B c


25.01.2017

15138/SK111SECTION C

SEPTEMBER 22nd11am

SEPTEMBER 22nd12pm

SEPTEMBER 22nd1pm

SEPTEMBER 22nd2pm

Concept Design Shadow Diagrams

local houses

red brick light brick integrated landscaping timber feature

Concept Reference Surrounding Context and Materials

ORMOND STATION - Planning...Indicative Public Realm Concept Urban Context Report North Road, Ormond...

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