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TOWN PLANNING AND URBAN CONTEXT REPORT 1-9 ALLEN STREET AND 777-781 WARRIGAL ROAD OAKLEIGH.

1-9 Allen Street & 777-781 Warrigal Road Oakleigh

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CONTENTS 1. INTRODUCTION 3

2. URBAN CONTEXT 4

2.1 The Subject Site 4 2.2 The Environs 7

3. THE PROPOSAL 14

4. PLANNING CONTROLS AND POLICIES 15

4.1 Zone and Overlays 15 4.2 Particular Provisions 16 4.3 Permit Triggers 16 4.4 State Planning Policies 17 4.5 Municipal Strategic Statement 19 4.6 Local Planning Policies 21

5. DESIGN RESPONSE 23 6. PLANNING CONSIDERATIONS 25

6.1 Zone & State Policy 25 6.2 Residential Development and Character Policy 26

CONCLUSION 30 Appendix 1 – Clause 55 Assessment VERSION Revision A – Lodgement 28/02/2018 Revision B – Amended Application 10/07/2018


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1. INTRODUCTION The following report sets out the details and relevant planning considerations in relation to a proposal to construct a Residential Aged Care Facility (RACF) on land at 1-9 Allen Street and 777-781 Warrigal Road Oakleigh.

This report has been prepared to: ▪ Identify the subject site and provide a written and photographic analysis of the

physical context, including:

➢ The geographic and topographic features of the site.

➢ The use and development of the site and surrounding land.

➢ Neighbourhood character.

➢ Landscape and natural features.

➢ Transport and movement arrangements.

▪ Identify the relevant State and local planning policies against which the proposal will be assessed, including Clause 15 and the Urban Design Guidelines for Victoria.

▪ Provide a comprehensive assessment against the relevant planning provisions.

Application Details

Property Details: 1-9 Allen Street, 777, 779 and 781 Warrigal Road Oakleigh

Land Description: Lot 2 PS807221L, Lot 1 TP174470Y, Lot 1 TP758063J, Lot 1 TP097512N

Proposal: Development of a Residential Aged Care Facility

Current Land Use: Vacant / residential

Zone Control: Neighbourhood Residential Zone – Schedules 2 & 3

Overlay Control: No overlay controls affect the site

Planning Permit Triggers: Clause 32.09 – construct a residential building.

Clause 52.29 – alter access to a RDZ1.

Assessing Authority: Monash Planning Scheme

Applicant: Steller Care Oakleigh Pty Ltd 840 Dandenong Road, Caulfield East

Contact Person: Andrew Bromley Development Manager Estates M: 0412 816 984 E: [email protected]

This report should be read in conjunction with the Urban Context and Design Response Plans, prepared by VIA Architects, the project Architect.


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2. URBAN CONTEXT 2.1 The Subject Site

The development site comprises four allotments on the north east corner of Warrigal Road and Allen Street and the northern side of Allen Street, Oakleigh. The development site is irregular in shape with frontage to Allen Street of approximately 115.5m and a frontage to Warrigal Road of 44.5m. The site has an overall site area of approximately 6309m2. The Allen Street property is currently developed with a number of single storey brick buildings, having formerly been used by the organisation OC Connections which still occupies the land to the north. The Warrigal Road properties are currently developed with single storey dwellings.

Figure 1. Location Map

Figure 2. Aerial Photograph.


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Figure 3. 1-9 Allen Street.

Figure 4. 1-9 Allen Street.


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Figure 5. 777 Warrigal Road.



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2.2 The Environs

The subject site is located on the eastern side of Warrigal Road in a small pocket of residentially zoned land bound by Warrigal Road, Allen Street and Scotchmans Creek. The site is well located proximate to the Chadstone Shopping Centre which is a Principal Activity Centre and has regional influence as an activity centre. Oakleigh Major Activity Centre is located approximately 1km to the south. Warrigal Road is a major arterial road and the site is situated between the Monash Freeway and the Princes Highway. As previously described, the large parcel of land to the north of the site has been redeveloped relatively recently with a single storey building occupied by OC Connections, an organisation providing disability support services to the community. The residential area on the southern side of Allen Street is developed with a diverse range of single storey dwellings which appear to be Federation and Edwardian in style. The eastern end of the street falls significantly to Drummond Street and the Scotchmans Creek Linear Reserve. The reserve which abuts the eastern boundary of the site is well vegetated and incorporates variously a playground, sports fields and a golf course in close proximity to the site. Public transport within the vicinity of the site is readily available as services along Warrigal Road provide access to the major bus interchange at Chadstone and the Oakleigh Railway Station.


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Land immediately surrounding the subject site is shown as follows;

Figure 8. Warrigal Road.

Figure 9. Warrigal Road.


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Figure 11. 2A Allen Street.


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Figure 12. 2 Allen Street.



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Figure 18. Rear of 63 Drummond Street.

Figure 19. Scotchmans Creek Linear Reserve.


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3. THE PROPOSAL The application seeks to construct a two-storey Residential Aged Care Facility. The main features of the proposed development are; ▪ Demolition of all existing buildings on site.

▪ Construction of a two-storey building with basement. The building has been designed to respond to the fall of the land, so that whilst it is constructed over three levels, comprising lower ground / basement, ground and first floors, it is no more than two storeys above ground at any point.

▪ The facility will comprise 136 beds with various ancillary facilities and services including dining, lounge and café areas, gym, theatre, activity rooms and outdoor terraces.

▪ A Porte cochere with pick up and drop off area fronting Allen Street. The Porte cochere is constructed to the title boundary to provide weather protection and a well-defined entrance.

▪ The setback of the building from Allen Street is 6.5m at ground floor level. There is a counter lever first floor balcony with a reduced setback of 6m. The building is also well setback from Warrigal Road, varying between 7.6m and 9.9m.

▪ The building has been designed with two large courtyards, providing passive recreation and landscaping spaces. All rooms have a high level of amenity and daylight access as they face either the perimeter gardens or the internal courtyard.

▪ 60 car spaces including two disabled spaces and a loading bay are provided within the basement / lower ground floor. Staff rooms, kitchen, laundry and storage areas are also provided on this level.

▪ Site coverage is 60% and permeability is 28%.

▪ Garden space varies between 33% and 54% for each of the lots, however in all cases exceeds the requirements of the zone.

▪ The proposed facility is modern contemporary in appearance and is of high architectural merit. The building is well articulated across its frontage and uses a variety of materials to enhance the streetscape.

▪ The site will be landscaped in accordance with the landscape plan prepared by John Patrick Landscape Architects.


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4. PLANNING CONTROLS AND POLICIES

4.1 Zone and Overlays

The site is located within the Neighbourhood Residential Zone under the Monash Planning Scheme, however two schedules affect the site. Schedule 2 (Creek Abuttal Areas) applies to 1-9 Allen Street whilst Schedule 3 (Creek Environs Area) applies to 777-781 Warrigal Road.

Figure 20. Zoning Map The purposes of the Neighbourhood Residential Zone are;

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

To recognise areas of predominantly single and double storey residential development. To manage and ensure that development respects the identified neighbourhood character, heritage, environmental or landscape characteristics.

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

The neighbourhood character objectives of Schedule 2 are: To emphasise the visual dominance of landscaping, particularly along the interfaces with

the creek corridors.

To ensure new development transitions down in scale towards the creeks, respecting and reinforcing the natural topography.

To respect and enhance the existing character and functions of the open spaces along the creek corridors.


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The neighbourhood character objectives of Schedule 3 are: To ensure new development transitions down in scale towards the creeks, respecting and reinforcing the natural topography.

To ensure development is defined by its spacious and generous garden settings, tall canopy trees and consistent built form and setbacks. The site is not affected by any planning overlays; however, it is notable that the southern side of Allen Street is affected by a Heritage Overlay.

4.2 Particular Provisions

Clause 52.06 Car Parking The table at Clause 52.06-5 requires the following car parking rate for a residential aged care facility: Per lodging room 0.3 car space Clause 52.34 Bicycle Parking The table at Clause 52.34-3 requires the following bicycle parking rates for nursing homes: Employee/Resident 1 to each 7 beds. Visitor 1 to each 60 beds.

Clause 65 Clause 65 of the Monash Planning Scheme provides decision guidelines with respect to determination of a planning application.

4.3 Permit Triggers A planning permit is required for the proposal by the following clauses of the Monash

Planning Scheme: Clause 32.09 – construct a residential building.

Clause 52.29 – a permit is required to alter (remove) the existing crossovers to a Road Zone Category 1 (Warrigal Road). An approved Cultural Heritage Management Plan (CHMP) pursuant to Part 4 of the Aboriginal Heritage Act 2006 is required before the Responsible Authority can decide the planning permit application.


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A CHMP prepared by Unearthed Heritage has been prepared for this application.

Figure 21. Aboriginal Cultural Heritage Sensitivity

4.4 State Planning Policies

Plan Melbourne

Plan Melbourne seeks to provide greater choice and diversity of housing, including housing for the aged. Housing diversity relates to the size, cost, number of bedrooms, character and age of dwellings. It also extends to other types of housing, such as low-cost rental aged care, supported accommodation for people with disability, rooming houses, student accommodation and social housing.

Creating greater choice and diversity of housing across the city has clear benefits—such as improved access to jobs, services and transport. For newly formed households, providing a diversity of housing may enable them to remain within a preferred location. For older couples, housing diversity may enable them to downsize to more compact accommodation within their neighbourhood.


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The following strategies of the State Planning Policy Framework are relevant to this proposal:

Clause 15 – Built Environment and Heritage This policy recognises that planning should achieve high quality urban design and architecture that: ▪ Contributes positively to local urban character and sense of place.

▪ Reflects the characteristics, aspirations and cultural identity of the community.

▪ Enhances liveability, diversity, amenity and safety of the public realm.

▪ Promotes attractiveness of towns and cities within broader strategic contexts.

▪ Minimises detrimental impact on neighbouring properties.

Clause 16 – Housing Clause 16 specifically recognises the importance of aged care facilities, providing: Ensure that the planning system supports the appropriate quantity, quality and type of housing, including the provision of aged care facilities, supported accommodation for people with disability, rooming houses, student accommodation and social housing. Clause 16.02-3 and 16.02-4 provide guidance for the consideration of residential aged care facilities through the following objectives and strategies: Residential aged care facilities Objective

To facilitate the timely development of residential aged care facilities to meet existing and future needs. Strategies

Ensure local housing strategies, precinct structure plans, and activity centre structure plans provide for residential aged care facilities.

Encourage planning for housing that:

▪ Delivers an adequate supply of land or redevelopment opportunities for residential aged care facilities.

▪ Enables older people to live in appropriate housing in their local community.


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Design and location of residential aged care facilities Objective

To encourage well-designed and appropriately located residential aged care facilities. Strategies

Recognise that residential aged care facilities contribute to housing diversity and choice and are an appropriate use in a residential area.

Recognise that residential aged care facilities are different to dwellings in their purpose and function and will have a different built form (including height, scale and mass).

Provide for a mix of housing for older people with appropriate access to care and support services.

Ensure that residential aged care facilities are located in residential areas, activity centres and urban renewal precincts, close to services and public transport.

Ensure that:

▪ Proposals to establish residential aged care facilities early in the life of a growth area are in locations that will have early access to services and public transport.

▪ Residential aged care facilities are designed to respond to the site and its context.

▪ Residential aged care facilities aspire to high urban design and architectural standards

Clause 18 – Transport

This policy seeks to create a safe and sustainable transport system by integrating land-use and transport. This includes the promotion of sustainable personal transport, alternative modes of travel including cycling whilst ensuring an adequate supply of car parking that is appropriately designed and located.

4.5 Municipal Strategic Statement Clause 21.01 Municipal Profile The municipal profile acknowledges Monash has a high proportion of elderly residents, stating: The population in Monash is noticeably ageing, with over 20% of the population over 60. Since 1996, the largest increase in population has occurred in the 70 – 84 age bracket, which comprises nearly 14,000 people.


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This is supported by the Monash Housing Strategy1 which states: A significant proportion and increase in the number of 70 to 84-years old (1,413) indicates that the municipality will need to ensure that more aged care services and suitable housing is available for this group of residents. The housing strategy also identifies that older residents often require specialised housing to meet their specific living requirements which cannot generally be accommodated in standard residential development.

Clause 21.04 Housing This clause also acknowledges the aging population, stating: Monash’s population is noticeably ageing and there is a clear preference for older people to remain in familiar environments within the municipality. This changing demographic requires strategies to ensure there is appropriate accommodation, such as small, single storey units and purpose-built housing available now and into the future. Relevant objectives include: ▪ To encourage the provision of a variety of housing styles and sizes that will

accommodate future housing needs and preferences of the Monash community that complement and enhance the Garden City Character of the City.

▪ To provide accommodation for a diverse population that caters for different family and lifestyle preferences and a variety of residential environments and urban experiences.

▪ To recognise and provide for housing needs of an ageing population.

▪ To encourage high standards of architectural design, including the incorporation of environmentally sustainable design principles in buildings and landscaping associated with residential development that takes into account environmental constraints. This includes energy and operating costs, passive design elements, climate change, soil erosion, urban water management and fire risk.

▪ To encourage building practices and dwelling preferences that are energy efficient and sustainable and that incorporate landscape design and use of construction materials that minimise environmental impacts.

▪ To ensure that development is appropriate having regard to the residential environment of the area, in particular neighbourhood character and amenity.

1 Monash Housing Strategy Demographic & Housing Profile Analysis 2014 Planisphere


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It is also an identified strategy to: Encourage the provision of single storey and purpose-built housing to cater for Monash’s ageing population.

Clause 21.13 Sustainability and Environment This clause addresses: …a wide range of issues including water quality and management, air quality and

noise, soils, flora and fauna, open space, waste management, energy use, transport, heritage, urban design and public health and safety. It deals with those matters for which Council has a direct responsibility or interest, setting out objectives and actions aimed at achieving sustainable development.

4.6 Local Planning Policies Clause 22.01 Residential Development and Character Policy 777-781 Warrigal Road is located within Residential Character Type ‘A’. 1-9 Allen

Street is not located within a character area.

The desired future character for Type A is identified as: The neighbourhood character of this area will evolve to retain evidence of its origins in the middle of the last century and of other eras of development by protecting buildings and precincts of identified heritage significance along with associated streetscape elements.

The built-form will be unified by consistency in building setback. New dwellings will address the street and complement the scale and form of adjacent buildings. Development that is inappropriate and out of scale with adjoining dwellings will not be supported.

Sympathetically designed architecture is encouraged in preference to imitations of historic styles.

Extensions or alterations to existing buildings will be sympathetic to the historic integrity of the building. Development that reinforces and promotes the heritage status of the Oakleigh area will be encouraged.

Front fences will be low. This enables vegetation to be visible from the street, allows clear views of buildings and gives the street an open and transparent quality. Fencing will complement the architecture of the building in design, colour and materials.

Existing mature trees and shrubs within properties will be retained and additional tree planting proposed to gradually create a tree canopy in the private domain.

The soft quality of the street that is derived from the wide nature strips will be maintained by ensuring that there is only one crossover per lot frontage.


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The character of existing public open space within the Character Type will be protected by ensuring that buildings directly adjacent to such areas are set back and buffered with planting that complements that within the public open space. An assessment against the general policy statements is set out later in this report. Clause 22.05 Tree Conservation Policy The policy objectives set out at Clause 22.05-2 are: ▪ To maintain, enhance and extend the Garden City Character throughout Monash

by ensuring that new development and redevelopment is consistent with and contributes to the Garden City Character as set out in the Municipal Strategic Statement.

▪ To promote the retention of mature trees and encourage the planting of new canopy trees with spreading crowns throughout Monash.


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5. DESIGN RESPONSE

The Design Response Plan accompanying the application plans should be read in conjunction with the following material.

Figure 22. Design Response. Having regard to the identified context, the proposal responds appropriately to the opportunities and constraints of the site, in particular; ▪ The scale and form of the proposed building follows the topography of the site

and steps down from west to east, which is accentuated through the articulation of the building’s façade.

▪ The proposal does not seek to replicate the established heritage character of the southern side of Allen Street, however the high quality contemporary architecture is a substantial improvement on existing conditions and will enhance the streetscape and character of the area.

▪ The proposed front setback to Allen Street is consistent with the setback of the existing building allowing substantial inground planting areas to establish canopy trees. The setback to Warrigal Rd satisfies the setback required by the schedule to the zone.

▪ The height of the building at 2 storeys is consistent with the Neighbourhood Residential Zone.

▪ The building steps down in form towards the Scotchman’s Creek reserve such that when viewed beyond the dense vegetation of the reserve, it will have little impact on that interface. This is demonstrated in the visualisations prepared by VIA Architects.


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▪ Vehicle access points to the site have been rationalised, with a pick up and drop off area located centrally along the Allen Street frontage and a ramp to the basement car park located on the low part of the site. Due to the substantial frontage, parking and access will not dominate the presentation of the building.

▪ Vehicle access points to Warrigal Road are proposed to be removed, removing potential conflicts with this busy arterial road.

▪ Importantly, the architecture of the building does not seek to be institutional in appearance, instead presenting to the street as a contemporary residential development. The high quality of external architecture is reflective of the quality of accommodation and service offered in this facility.

▪ Existing trees on site will be removed with new vegetation incorporated post construction in accordance with a plan prepared by John Patrick Landscape Architects.

▪ A variety of materials and finishes have been selected which are residential in appearance and will result in a high quality and visually interesting streetscape presentation.

Given the above features, the proposed development is consistent with the preferred character of the Precinct and affords an opportunity to improve the existing built environment and enhance the general amenity of the area.


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6. PLANNING CONSIDERATIONS 6.1 Zone and State Policy Requirements

At a State level, the importance of RAC facilities is clearly identified in Clause 16 and Plan Melbourne, both of which promote the timely delivery of additional purpose-built housing for the aged. The State Government has recently released proposed reforms to the VPP’s to better facilitate the delivery of RAC facilities. The supporting documentation2 acknowledges that: Victoria’s primary policy objective is to ensure that access to aged care services is available for all those who need them within the communities which they live. It is also acknowledged that established residential areas in middle and outer suburban areas will accommodate much of the projected change. 2016 Census data reveals 19.2% of the population of Oakleigh is over the age of 60 and both the Monash Housing Strategy and Clause 21.04 anticipate this number will increase in the future. The subject site is well located in respect to access to services and transport, being; ▪ 750m from Chadstone Shopping Centre.

▪ 1km from Oakleigh Central activity centre.

▪ 5km from Sir John Monash Medical Centre in Clayton.

▪ 5km from the Monash Medical Centre in Bentleigh East.

▪ Easily accessible to bus services along Warrigal Road and at Chadstone Shopping Centre and railway station at Oakleigh.

▪ Directly adjacent to formal and informal recreation areas along the Scotchmans Creek reserve.

The proposal seeks to redevelop a large relatively unencumbered parcel of residential land in close proximity to two major activity centres and should be considered to be entirely consistent with the strategies set out at Clause 16.02-3 and 16.02-4. The delivery of 136 RAC beds in this location represents a tangible contribution to the provision of housing for the Oakleigh community, allowing residents to age in place and offering a significant community benefit. Whilst the MSS and LPPF recognises the need to provide additional housing in the municipality for aged residents it is largely silent on where and how this housing is to be delivered.

2 Facilitating Residential Aged Care Development, December 2017, DELWP


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The site is located within Neighbourhood Residential Zone where schedules 2 and 3 apply. The proposal is consistent with the neighbourhood character objectives of both schedules having regard to: ▪ The proposed building is setback from the eastern boundary. At this interface it is

lower in height than the existing vegetation in the adjacent Scotchmans Creek linear reserve.

▪ The proposal does not impact on the existing vegetation in the reserve due to the setbacks proposed and the change in levels.

▪ The height and design of the proposed building follows the topography of the site and scales down towards the creek, respecting and reinforcing the natural topography.

▪ The proposal will not impact on the function of the linear reserve or the adjacent playground area.

▪ The proposed building is setback from all boundaries with substantial landscaping and canopy trees proposed. It will provide a substantially improved landscape character relative to the existing conditions and is consistent with the preferred character.

The schedules do not define a maximum height, therefore the default 2 storeys, 10m controls apply due to the slope of the land. The mandatory garden provision varies between the lots from 30% to 35% depending on their size3. TP-400 demonstrates the garden space provision for each lot has been satisfied. The proposal is consistent with this height control as it steps down with the fall of the land from west to east.

6.2 Residential Development and Character Policy The Warrigal Road properties are identified as being within Character Type A.

Although the Allen Street property is not located within a character area described by the Urban Character Study, an assessment against the objectives of Clause 22.01 is set out below.

General The character of the existing building on the site is institutional in appearance and not

a character worthy of retention of replication. The character of the southern side of the street is a diverse mix of single storey dwellings protected by a heritage overlay. It is not appropriate to seek to replicate this character and create a building with mock heritage characteristics.

3 Having regard to the view expressed in Sargentson v Campaspe SC (Red Dot) [2018] VCAT 710


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The existing dwellings on Warrigal Road are consistent with the original residential character, however it is apparent the character of Warrigal Road is changing to one of larger, more intense built forms.

The treed character of the area will be maintained and enhanced as substantial in ground planting opportunities are provided along the frontage of the site and the building is setback from all boundaries allowing landscaping throughout the site.

Allen Street is a wide street with 90 degree parking in its centre with tree planting. The width of the road reserve provides a clear delineation of the north side and the south side of Allen Street ensuring the proposal will not dominate or detract from the dwellings within the heritage overlay on the south side of the street. The subject site is a consolidation of four properties which is encouraged by the policy.

Building setbacks The proposed setback to Allen Street varies at ground level between 3m at the

western end increasing to 7m at the eastern end of the site. This is generally reflective of the side setback of the existing dwelling at 781 Warrigal Road which is located close to Allen Street, before stepping further back providing a larger garden setting.

Setbacks to Warrigal Road vary from 7.6m to 9.9m which is a substantial setback,

offering excellent landscaping opportunities. Although the building is broad across it’s frontage, policy recognises that RAC facilities

by necessity have a different form to standard residential development. The façade of the building is well articulated and provides a large recess in the centre of the form to ameliorate the scale of the building.

Vehicle crossings and location of garages, car ports and car spaces The proposed three vehicle crossings over the Allen Street frontage of 115.5m will not

have a significant impact on the streetscape and is one less crossover than currently exists on the site.

The pick up and drop off area is deliberately visible from the street so it is easily

identifiable to visitors, ambulances and other services, however it is also setback behind a landscaped area so that it creates a positive streetscape outcome.

The Warrigal Road crossovers will be removed and reinstated with kerb and channel

and naturestrip. This is a positive from both a streetscape and traffic engineering perspective.


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Built form and scale of development The height of the building is consistent with the mandatory controls of the NRZ and

there is strong support for a building of two storeys in this location. The proposal is in terms of scale and height noticeably different to that of the southern

side of Allen Street, however this is not the benchmark by which this building should be measured. More broadly within the neighborhood there are numerous examples of large scale buildings, particularly on Warrigal Road which has a noticeably more intense character.

Furthermore, Clause 16 provides that decision makers should:

Recognise that residential aged care facilities are different to dwellings in their purpose and function and will have a different built form (including height, scale and mass).

The scale and form of this RAC facility is a function of the operational requirements

such as the need to provide consolidated and connected spaces, making the building easy to navigate and manage.

The building is well articulated across all facades, through the use of substantial

glazing, varied materials and fenestration. The use of curved and angled forms together with large areas of terracing and glazing serves to break down the façade and avoids a boxy and dominant presentation.

The use of a flat roof form assists in reducing the height and perception of visual bulk.

The site abuts a single storey dwelling to the north at 775 Warrigal Road. It is

understood this dwelling is owned and used by OC Connections that also owns and occupies the large single storey facility at 773 Warrigal Road. The primary area of open space associated with the facility at 773 Warrigal Road is to the north of that building, well separated from the subject site. The direct interface to the subject site is not particularly sensitive as it interfaces with a car parking area and the sideage of the existing facility. The proposed building is setback from the northern boundary and landscaped with a variety of screening vegetation and canopy trees to soften the presentation of the building and ensure the proposal does not unreasonably dominate the outlook.

The use of traditional materials such as timber look cladding and textured render is consistent with the brick and terracotta materials used in the existing building stock.

Fences Front fencing varies in height from 1.4m to 1.8m which is necessary to provide an

adequate level of security to the site, however the fence is an open style picket fence which allows views in to and out of the site and assists in integrating the landscaping with the streetscape.


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Walls adjacent to side boundaries No walls are proposed on side boundaries. Private open space Open space throughout the site is primarily communal and serves to provide both a high-quality landscape setting together with passive recreation space for residents. Landscaping Existing trees on site have been assessed by Glenn Waters and DB Horticulture, with no high value trees present on site. The existing trees were not considered worthy of retention as they make a limited contribution to the streetscape and are of fair/poor health and structure. It is more desirable in this case that the trees are removed and replaced as part of a consistent scheme through the site. Existing vegetation within the Scotchmans Creek reserve will not be compromised by the development. A landscape plan prepared by John Patrick Landscape Architects accompanies this application. Car parking Clause 52.06 requires 40 car spaces for the proposed development. 60 car spaces have been provided, including two DDA spaces which exceeds this requirement, therefore a permit is not triggered under this clause. The car parking is accessed via a ramp on the eastern side of the site and contained within a basement with limited impact on the streetscape. The design and layout of the car parking is assessed in the report prepared by Traffix Group. Stormwater management Stormwater management is addressed in the Sustainability Management Plan prepared by Sustainable Development Consultants. Environment The site is not located near any uses that are incompatible with the residential use of the land. Environmentally sustainable development measures are addressed in the Sustainability Management Plan prepared by Sustainable Development Consultants.


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7. CONCLUSION The redevelopment of this site will fulfil an important strategic role by contributing to the density and diversity of housing stock of Oakleigh within the Monash City Council. The scale, form and intensity of the proposal on this large site is supported by the objectives of the zone. The proposed use of the site for residential aged care has strong support in the State Planning Policy Framework. The development achieves a high quality architectural built form that will result in a positive streetscape outcome and is reflective of the emerging character of the area. The built form is well resolved and has had regard to the interfaces of adjoining properties. The proposal is respectful of these interfaces and will not result in any unreasonable visual bulk or amenity impacts on adjoining properties. The provision of onsite car parking is satisfactory and the proposal results in a superior parking and access arrangement relative to the existing conditions. Therefore, on the basis of the above considerations it is appropriate for Council to support the application.

APPENDIX 1 – CLAUSE 55 ASSESSMENT CONSTRUCTION OF A RESIDENTIAL AGED CARE FACILITY 1-9 ALLEN STREET AND 777-781 WARRIGAL ROAD OAKLEIGH JULY 2018

DESIGN ELEMENT OBJECTIVES AND STANDARDS COMMENTS

B1 Neighbourhood Character

To ensure that the design respects the existing neighbourhood character or contributes to a preferred neighbourhood character. To ensure that development responds to the features of the site and the surrounding area.

COMPLIES

The neighbourhood character of Allen Street has two distinct characters on its northern and southern side whilst the character of Warrigal Road is diverse and comprises a number of significant built forms. The proposal achieves an acceptable neighbourhood character outcome for the following reasons; ▪ The scale and form of the proposed building follows the

topography of the site and steps down from west to east, which is accentuated through the articulation of the building’s façade.

▪ The proposal does not seek to replicate the established heritage character of the southern side of Allen Street, however the high quality contemporary architecture is a substantial improvement on existing conditions and will enhance the streetscape and character of the area.

▪ The proposed front setback to Allen Street is consistent with the setback of the existing building allowing substantial inground planting areas to establish canopy trees. The setback to Warrigal Rd satisfies the setback required by the schedule to the zone.

▪ The height of the building at 2 storeys is consistent with the Neighbourhood Residential Zone.

▪ The building steps down in form towards the Scotchman’s Creek reserve such that when viewed beyond the dense vegetation of the reserve, it will have little impact on that interface. This is demonstrated in the visualisations prepared by VIA Architects.

▪ Vehicle access points to the site have been rationalised, with a pick up and drop off area located centrally along the Allen Street frontage and a ramp to the basement car park located on the low part of the site. Due to the substantial frontage, parking and access will not dominate the presentation of the building.

▪ Vehicle access points to Warrigal Road are proposed to be removed, removing potential conflicts with this busy arterial road.

▪ Importantly, the architecture of the building does not seek to be institutional in appearance, instead presenting to the street as a contemporary residential development. The high quality of external architecture is reflective of the quality of accommodation and service offered in this facility.

▪ Existing trees on site will be removed with new vegetation incorporated post construction in accordance with a plan prepared by John Patrick Landscape Architects.

▪ A variety of materials and finishes have been selected which are residential in appearance and will result in a high quality and visually interesting streetscape presentation.

Given the above features, the proposed development is consistent with the preferred character of the Precinct and affords an opportunity to improve the existing built environment and enhance the general amenity of the area.


B2 Residential Policy

To ensure that residential development is provided in accordance with any policy for housing in the State Planning Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement and local planning policies. To support medium densities in areas where development can take advantage of public transport and community infrastructure and services.

COMPLIES The proposed RAC facility is consistent with both State and local policy which encourages the efficient and timely delivery of additional housing for the elderly.

B3

Dwelling Diversity

To encourage a range of dwelling sizes and types in developments of ten or more dwellings.

COMPLIES The room typology is consistent with that provided in RAC facilities. It provides a diversity of accommodation in the context of aged living in the community.

B4

Infrastructure

To ensure development is provided with appropriate utility services and infrastructure. To ensure development does not unreasonably overload the capacity of utility services and infrastructure.

COMPLIES The site is currently connected to reticulated services and the existing public infrastructure can accommodate the proposed development. The development’s design provides for the efficient installation and maintenance of services.

B5

Integration with the street

To integrate the layout of development with the street.

COMPLIES The development proposes a large porte cochere to the frontage as a main entry, integrating positively with the street and providing a focal point to the façade. Front fencing is open, allowing a high degree of permeability and visibility between public and private spaces.


B6 Street Setbacks

To ensure that the setbacks of buildings from a street respect the existing or preferred neighbourhood character and make efficient use of the site.

COMPLIES WITH OBJECTIVE Standard B6 would require a minimum front setback of 7.6m as varied by Schedule 2 of the NRZ. The proposed setback to Allen Street varies from 3m where it replaces the sideage of 781 Warrigal Road to 7m through the central and eastern parts of the site. Conversely, the standard allows a 3m setback to Warrigal Road where a 7.6m minimum setback is proposed. Whilst a variation in the standard is required, the setbacks provide a good transition in form and afford excellent landscaping opportunities within the frontages of the site.

B7

Building Height

To ensure that the height of buildings respects the existing or preferred neighbourhood character.

COMPLIES The building complies with the 10m maximum height specified in the NRZ (varied due to the slope of the land).

B8

Site Coverage

To ensure that the site coverage respects the existing or preferred neighbourhood character and responds to the features of the site.

COMPLIES WITH OBJECTIVE The proposed site coverage of 60%, exceeds the 50% identified in Schedule 2 and 40% identified in Schedule 3. However, the proposed site coverage satisfies the default standard and it is considered the intent of the variation is achieved through good street setbacks, large areas of open space and substantial new landscaping.

B9

Permeability

To reduce the impact of increased stormwater run-off on the drainage system.

COMPLIES WITH OBJECTIVE The proposed permeability of 28% is less than the 40% is Schedule 2 and 30% in Schedule 3. A 25,000L water tank is proposed to offset stormwater impacts.

B10

Energy efficiency

To achieve and protect energy efficient dwellings and residential buildings. To ensure the orientation and layout of development reduce fossil fuel energy use and make appropriate use of daylight and solar energy.

COMPLIES All rooms have windows with direct daylight access. Living areas have been designed to open directly out to open spaces (terraces or balconies), providing excellent solar access. A large central courtyard has been provided, ensuring all internal areas have excellent daylight access.


B11 Open Space

To integrate the layout of development with any public and communal open space provided in or adjacent to the development.

COMPLIES No public open spaces are provided.

B12

Safety

To ensure the layout of development provides for the safety and security of residents and property.

COMPLIES The layout of the building access points are fully secure providing security for residents. Car parking is secure within the basement.

B13

Landscaping

To encourage development that respects the landscape character of the neighbourhood. To encourage development that maintains and enhances habitat for plants and animals in locations of habitat importance.

To provide appropriate landscaping. To encourage the retention of mature vegetation on the site.

COMPLIES The proposal will necessitate in the removal of existing vegetation on the site, which is considered acceptable as it is generally low quality vegetation not worthy of retention. Post construction landscaping will provide an opportunity to plant new trees which provide a long term benefit to the site and surrounds. Importantly, the size and proportion of the open space areas enables the establishment of canopy tree planting.

B14

Access

To ensure vehicle access to and from a development is safe, manageable and convenient. To ensure the number and design of vehicle crossovers respects the neighbourhood character.

COMPLIES The pick up and drop off area is well designed and provides adequate sight lines for safe and convenient access. Vehicle access to the basement car park is provided via a crossover to the site’s south eastern corner. The basement ramp provides safe and convenient access to the site without resulting in the ramp dominating the frontage of the site. The existing crossovers will be removed from the street frontage, with the footpath, natural strip and kerb to be reinstated to the satisfaction of the responsible authority.

B15

Parking Locations

To provide convenient parking for residents and visitor vehicles. To avoid parking and traffic difficulties in the development and the neighbourhood. To protect residents from vehicle noise within developments.

COMPLIES All car spaces are workable, conveniently located for the staff and residents and raises no safety or amenity issues.


B17 Side and Rear Setbacks

To ensure that the height and setback of a buildings from a boundary respects the existing or preferred neighbourhood character and limits the impacts on the amenity of existing dwellings.

COMPLIES WITH OBJECTIVE Side and rear setbacks of the building are generally in accordance with the requirements of Standard B17. However, a minor variation is required for the first floor setback from the northern boundary the site shares with 775 Warrigal Road. The wall height of 7.4m requires a setback of 2.5m, whereas a setback of 2.2m is proposed. This minor variation is considered appropriate as it is adjacent to the sideage of the existing building and the two built forms generally align so there is limited visibility of the building.

B18

Walls on Boundaries

To ensure that the location, length and height of a wall on a boundary respects the existing or preferred neighbourhood character and limits the impact on the amenity of existing dwellings.

COMPLIES No walls are proposed on boundaries.

B19

Daylight to existing windows

To allow adequate daylight into existing habitable room windows.

COMPLIES Daylight to adjacent windows is not affected by this development given the siting of the proposed buildings and the separation between adjoining dwellings/buildings.

B20

North Facing Windows

To allow adequate solar access to existing north-facing habitable room windows.

COMPLIES There are no north facing windows on the adjoining properties to the south within 3.0m of the boundary.

B21

Overshadowing Open Space

To ensure buildings do not significantly overshadow existing secluded private open space.

COMPLIES No adjoining secluded private open space will be impacted by the proposal.

B22

Overlooking

To limit views into existing secluded private open space and habitable room windows.

COMPLIES No adjoining properties are used for residential purposes.

B23

Internal views

To limit views into secluded private open space and habitable room windows of dwelling and residential buildings within a development.

NOT APPLICABLE This standard is not relevant to this proposal.


B24 Noise Impacts

To contain noise source in development that may affect existing dwellings.

COMPLIES Mechanical plant and equipment is located on the roof where it is separated from adjoining properties. The commercial kitchen and laundry are in the basement where noise can be contained.

B25

Accessibility

To encourage the consideration of needs of people with limited mobility in the design of developments.

COMPLIES

Although the site slopes substantially, the floors of the building (including terrace areas) are all at a single level providing easy access.

B26

Dwelling Entry

To provide each dwelling or residential building with its own sense of identity.

COMPLIES A central lobby area provides an easily identifiable and recognizable entry point.

B27

Daylight to new windows

To allow adequate daylight into new habitable room windows.

COMPLIES All rooms have excellent daylight access.

B28

Private open space

To provide adequate private open space for the reasonable recreation and service need of residents.

COMPLIES WITH OBJECTIVE Large communal areas around the site, a large central courtyard and a large terrace at the second floor all provide for the recreational needs to residents. Some rooms also have access to terraces providing supplementary private space.

B29

Solar Access to Open Space

To allow solar access to the secluded open space of new dwellings and residential buildings.

COMPLIES WITH OBJECTIVE The open space areas will receive excellent daylight access throughout the day.

B30

Storage

To provide adequate storage facilities for each dwelling.

NOT APPLICABLE This standard is not relevant to this proposal.


B31 Design Details

To encourage design details that respect the existing preferred neighbourhood character.

COMPLIES The character of the area is to be enhanced by proposing a contemporary building which replaces the aging building which currently detracts from the streetscape and is consistent with the emerging character. This design outcome ensures the development will integrate well within the existing and emerging streetscape character.

B32

Front Fences

To encourage front fences that respects the existing or preferred neighbourhood character.

COMPLIES WITH OBJECTIVE Front fences vary in height from 1.4 to 1.8m have been provided to secure the facility. The landscaped frontage allows for a visible landscape presence through and above the fence to ensure an appropriate streetscape presentation.

B33

Common Property

To ensure that communal open space, car parking, access areas and site facilities are practical, attractive and easily maintained.

To avoid future management difficulties in areas of common ownership.

NOT APPLICABLE This standard is not relevant as the site will be managed by an aged care provider.

B34

Site Services

To ensure that site services can be installed and easily maintained.

To ensure that site facilities are accessible, adequate and attractive.

NOT APPLICABLE This standard is not relevant as the site will be managed by an aged care provider.

TOWN PLANNING AND URBAN CONTEXT REPORT 1-9 ALLEN … · TOWN PLANNING AND URBAN CONTEXT REPORT 1-9...

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