PLANNING ASSESSMENT FOR 541 SYNDEY ROAD, COBURG ABPL90130 Planning Law & Statutory Planning
ANNIE YUHONG YANG 980544 24/05/2021 Word Count: 3262
Content Part one: Planning Delegate Assessment Report
Part two
2-16
17-20
Reference
21
Appendix
22-34
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Planning Delegate Assessment Report Application Details Application Number:
MPS/2020/793
Application is for:
Development of a 12-storey building with mixed uses of retail/commercial premises and residential dwellings.
Applicant’s/Owner’s Name:
Hansen Partnership Pty Ltd
Date Received:
02/12/2020
Land/Address:
541 Sydney Road, Coburg VIC 3058
Zoning:
Activity Centre Zone - Schedule 1 (ACZ1)
Overlays:
Environmental Audit Overlay (EAO) Development Contributions Plan Overlay - Schedule 1 (DCPO1) Parking Overlay- Precinct 1 (PO1)
Under what clause(s) is a Clause 37.08-2: permit required? Permit required for the proposed use of retail premises (other than food and drink premises, shop and market). Clause 37.08-5: Permit required for the proposed development of building constructions and other works. Clause 52.06-3: Permit required for the proposed reduction of car parking spaces. Clause 52.29-2: Permit required for proposed alteration of access to a road in Road Zone, Category 1. Clause 52.34-2: Permit required for the proposed reduction in bicycle facility requirements. Restrictive covenants on the title?
There are no restrictive covenants on the Certificate of Title for the subject land.
Existing use and development:
Currently vacant.
Site inspection undertaken?
Yes
Description of Proposal 2
The proposal consists of a 12-storey building development on the subject land with a maximum height of 36 meters. The building will be used for retail premises on the ground floor and residential dwellings on upper floors. The total residential area is 6599 square meters, accounting for 69 apartments of diverse typologies that range from 2 to 4 bedrooms. These apartments are complemented by 70 storages on level 1 and 2. Amongst them, 64 apartments will be dedicated as affordable housing using the Barnett Foundation housing model. The total commercial area is 432 square meters, which contributes to 4 leasable premises. Residents’ and staff’s parking spaces are provided with 74 car parking and 96 bike parking on the ground floor, first and second floor. Visitors’ parking spaces are also present with 18 bike parking, yet no car parking onsite. Vehicles will access the site from a proposed crossover on the northwest corner that connects to Ross Street, which leads to the car parks on ground and upper floors. Existing crossover and tree on Sydney Road are to be removed to accommodate construction of the proposed building and frontage of outdoor dining area. Pedestrian access to retail shops is provided on all directions whereas their access into the residential lobby is located on the southern boundary of the site, next to cyclist’s access to bike storage.
Subject Site and Existing Conditions •
Site area: 1,924 square meters.
•
Context: The subject land is located on the west side of Sydney Road, east of Ross Street and diagonally across from the Bell Street Reserve. It is adjacent to a vacant land on its south and a small laneway partially connects to Ross Street. As part of the major retail strip along the main arterial road, Sydney Road, in the Principal Activity Centre Zone in Coburg, it is surrounded by a diverse mix of land uses with mostly lowdensity one- or two-storey commercial buildings on the same side, community cultural places, such as churches and open spaces, and education facilities, Coburg Primary School, on its opposite side. The suburb’s administrative centres of Moreland City Council, civic centre and town hall, are also within 10-min walk from the site. Residential neighbourhood is also in proximity from the rear of the site, characterised by low-density traditional-style houses. The land is currently vacant with undermanaged weeds and poor shading, enclosed by steel fences at all sides.
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The site is accessible by multiple transport options, including tram 19 that runs along Sydney Road, buses that run in the east-west direction on Bell Street and Wilson Street as well as bikes with designated separate cycling lane passing its east frontage. •
Location map: Figure 1: Open Street Map of subject site
Figure 2: Satellite Image of subject site
•
Site photograph/s:
Figure 3: East View of subject site
Figure 4: West View of subject site
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Figure 5: North View of subject site
Figure 6: Southeast View of subject site
Subject Site History The land was registered as separate lots in 2011, with the northwest corner as one parcel and the rest as another. It was used as an industrial warehouse in 2009 with storage boxes occupying most part of the site and clear vehicle accessway running from the northwest side, through the centre and leading to Sydney Road. It features the thriving car-centric industrial activities and suburbanisation of the time. The use of the industrial warehouse and storage boxes declined between the years of 2009 and 2011. The site may have been repurposed with its use concentrated on the building and the rest remained under-utilised during the next 10 years. Despite very few activities observed, the vegetation onsite was still regularly maintained throughout this period. Figure 7&8: Satellite Image of subject site in 2009, 2011 5
The building was eventually demolished in 2019 and the site remained vacant until today.
Figure 9: Satellite Image of subject site in 2019
Referrals External Referrals/Notice
Advice/Response/Conditions
Head, Transport for Victoria (VicRoads) as a determining referral authority
As the proposed development comprises 60 or more residential dwellings along the major transport corridor, the following conditions are required to be included when issuing a Planning Permit: 1. The demolition of existing crossover and designation of new crossovers and driveway on Sydney Road must be constructed to the satisfaction of the Responsible Authority. 2. The additional vehicle movement on adjoining streets and transport corridors as a result of the proposal should be assessed to ensure minimal traffic problems and functional and appropriate movements. 3. Council’s decisions must be forwarded to Transport for Victoria as required under Section 66 of the Act.
The relevant electricity transmission authority as a determining referral authority
As the proposed building is constructed on land within 60 meters of the electricity transmission line, the applicant shall ensure that all connections to the electricity supply are in compliance with the Service and Installation Rules issued by the Victorian Electricity Supply Industry and provide a completed Electrical Safety Certificate in accordance with Electricity Safe Victoria’s Electrical Safety System.
Secretary to the Department of Environment, Land, Water and Planning as a recommending referral authority
The authority acknowledges that: 1. The proposed removal of existing native vegetation should affect local vegetation cover to a minimum extent. 2. The value of proposed new vegetation justifies the loss of the demolished native vegetation.
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The relevant water supply authority recommending
Water 1. The provision and installation of water services for both commercial/retail premises and residential uses, including meters for all units and premises, should be ensured. 2. Additional tappings are to be supplied to service the proposed development. 3. Dimensioned plans detailing locations of services and tappings for retail and residential uses to be provided. Services and tappings should not be located under existing or proposed driveways. Sewer 1. The provisions of sewerage services and system to all units and premises of commercial and residential uses are ensured.
Internal Council Referrals
Advice/Response/Conditions
Landscape and Design
The department supports that the development: • Ensure sufficient incorporation of native vegetation in the proposed built structure. However, there are still concerns on: • integration of the proposed development with the surrounding landscape due to potential visual bulk and over shadowing as the site is surrounded by low-density neighbourhoods.
Environment
The department suggests that a certificate of environmental audit should be provided by applicants for the land in accordance with Part IXD of the Environment Protection Act 1970 to: • Ensure that the potentially contaminated land is appropriate for the proposed development within minimal adverse impacts. • Ensure that the proposed development does not pose new threats to both the built and natural environments.
Assessment - Zones & Overlays
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Figure 10. Zoning of subject site
•
Clause 37.08: Activity Centre Zone (ACZ1)
The purpose of this zone is to facilitate higher-density development of mix uses in activity centres including housing, retail shopping, working, community and leisure facilities. Schedule 1 to this zoning contextualise policies for the subject site in Precinct 2: Bell Street North and specified the guidelines. The proposed use of retail premises in Precinct 2 triggers a permit under this clause. This refers to the retail premises other than food and drink premises, shop and market which are listed under Section 1 and do not require a permit. This is appropriate as it supports sustainable development with optimal utilisation of infrastructure, services and facilities, aligning with the zone’s purpose. The construction of buildings also requires a permit according to Clause 37.08-5. The proposed mix-use development satisfies most decision guidelines under Clause 37.08-9 and Schedule 1. It meets both the land use and development objectives specified in Clause 37.08 and the Precinct 2 objectives in schedule 1, which is to encourage mix of commercial uses with residential at upper levels. New uses are compatible with surrounding contexts without compromising existing use. They are well-serviced with active frontages, utility facilities, access for vehicles. Pedestrians and cyclists are separated to ensure safety and efficiency. This complies with the Precinct 2 guidelines that aims to mitigate potential conflicts between vehicle movement and pedestrian activities. The 3-meter ground-floor setbacks in the schedule is also ensured to allow promotion of landscape and pedestrian amenities on Ross Street. The proposal fails to meet some of the design and development standards listed in Clause 4.4 of the schedule, which stated that the preferred maximum height should be consistent to the scale of adjoining built structures if not specified. As most surrounding buildings are single-storey, the construction of a 12-storey building can induce visual bulk and contribute to incohesive streetscapes that may potentially threatens the neighbourhood characters. Other requirements for residential units are prevailed by the standards of apartment development under Clause 58.
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Figure 11. EAO of subject site
•
Clause 45.03: Environmental Audit Overlay (EAO)
The EAO aims to ensure the suitable use of potentially contaminated land, particularly for sensitive uses such as residential uses in the proposal. The certificate of environmental audit is therefore required to assess whether the land is appropriate for the proposed use. However, the certificate has not yet been provided by applicants.
Figure 12. DCPO of subject site
•
Clause 45.06: Development Contributions Plan Overlay (DCPO1)
This overlay requires levy contributions for the provision of works, services and facilities before commencement of the proposed development. As specified in Schedule 1, the development contribution plan for this proposal should include levies payable for both commercial and residential development as listed in Table 2 and 4 in the schedule. However, this has not yet been provided by applicants.
Figure 13. PO of subject site
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•
Clause 45.09: Parking Overlay (PO1)
Parking Overlay ensures appropriate provision of car parking spaces, which operates alongside with Clause 52.06. Schedule 1 to this overlay requires parking for this proposal to comply with the specified parking rate in Table 1 under Clause 52.06-5, which is 131. As the number of proposed car parking is only 74, this triggers a permit under Clause 52.06-3 to reduce the number of car parking. Assessment against decision guidelines for this overlay will be detailed when assessing Clause 52.06 in the later sections.
- State Planning Policy Framework (SPPF) The following State Planning Policies are most relevant and applicable to this application: •
Clause 11: Settlement
This clause requires planning to be responsive to the dynamic needs of communities in the present and future. The proposed uses agree with the objectives of this policy through provision of more housing and employment choices to accommodate local population growth and demands while complementing the existing adjoining land uses, which facilitates implementation of strategies under Clause 11.03-1S (Activity Centres). This includes diversifying housing typologies, housing intensification, promoting sustainable transport, encouraging local employment and supporting economic activities.
•
Clause 15: Built Environment and Heritage
This clause highlights the importance of high-quality urban design and cohesive contribution of all land uses and development to the neighbourhood landscape and character. The proposed development of affordable housing aligns with this policy’s goal of accommodating people of all abilities. The proposal encourages higher quality living environments and promotes accessibility to amenities and services, highlighted under Clause 15.01-1S (Urban design).
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However, existing local character of low-scale built environment and existing residents’ sense of place within the surrounding neighbourhoods may be threatened due to proposed construction of the 12-storey building with modern architectural style, conflicting with strategies in Clause 15.01-5S (Neighbourhood character).
•
Clause 16: Housing
The proposal of shop-top apartment development algins with the state housing policy directions of housing diversity through providing new housing typologies and densities to the existing supply of single-storey houses. The subject land is also well-located with convenient access to various transport modes and community facilities for better serviced, integrated and affordable housing development, responding to the policies under Clause 16.01-1S (Housing supply) and Clause 16.01-2S (Housing affordability).
•
Clause 17: Economic development
This clause requires planning to promote a strong and innovative economy through diverse economic activities. The proposed use of retail premises thus responds to Clause 17.02-1S that encourages uses of retail, entertainment and other commercial services to meet community needs in accessible locations.
•
Clause 18: Transport
This clause outlines the need for sustainable transport network that promotes economic prosperity, which supports the proposed reduction of car parking spaces as it can push people to the more sustainable alternatives. The proposed mixed uses also create new destinations, integrating land uses with local transport network. The reduction of car parking is then further justified because the subject land is well-located in proximity to public transport stations, in line with the strategies under Clause 18.02-4S (Car parking).
- Local Planning Policy Framework (LPPF) The following Local Planning Policies implementing the Municipal Strategic Statement (MSS) are most relevant and applicable to this application: •
Clause 16.01-1L: Homes in Moreland
This clause support and justifies the high-density residential development as the subject land is located within the ‘Significant Housing Growth’ on the Strategic Framework Plan, despite potential disruption to streetscapes and neighbourhood characters.
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•
Clause 16.01-2L: Housing affordability Moreland
The proposed affordable housing is supported the strategy under this clause as well as the relatively low local housing affordability characterised by decreasing housing ownership and increasing private renting and mortgage rates.
•
Clause 18.02-4L: Car parking in Moreland
Reduction of car parking is supported by strategies under this clause as the proposed development is located within local activity centre and conveniently accessible to various public and active transport options. The lower percentage of people travelling to work by car, compared to the state percentage, also presents an opportunity to promote sustainable transport through car parking reduction.
•
Clause 18.02-1L: Sustainable transport in Moreland
Although the purpose of this clause is to ensure suitable provision of bike parking, the strategies still emphasise the need to consider the likely demand based on the locality. In the case of this proposal, the reduction of bike parking is not significant and proximity to public transport provides sufficient alternatives for the reduction to be appropriate.
- Relevant Particular Provisions • Clause 52.06: Car parking This provision is purposed to support suitable provision of car parking spaces while also encouraging sustainable transport alternatives. However, it also highlights the need to consider demand based on onsite activities and the locality. The statutory requirement of car parking spaces specified by Table 1 under Clause 52.06-5 is 131 in total with 116 for residential parking and minimum 15 visitor parking. Reduction in residential parking can be justified through proximity to public transport facilities and strategic aim of promoting sustainable travel alternatives, whereas absence of visitor parking is not appropriate. Considering the limited existing on-street alternative parking in surrounding areas and present high parking demand due to the nearby civic and public centres, over-reduction of car parks may fail to meet the minimum demands and reduce visitors’ utility. This may also exclude the social groups who work in remote areas with poor access to public transport from affordable housing, which contradicts with the easy and efficient use in the aims of this clause. It can also compromise further consolidation of the activity core since provision of visitor parking may provide opportunities to service future commercial intensification in adjoining areas. 12
The provided car parking plan satisfies most design standards under Clause 52.06-9 in terms of accessways, ramp gradients, safety, design and landscaping. However, for all the car spaces in parallel to accessways, the lengths are 4.9 meters, which is a lot shorter than the specified 6.7 meters in Table 2. Although most parked vehicles are likely to be private cars instead of trucks, the differences in the dimensions can still induce significant impacts.
• Clause 52.29: Land Adjacent to a Road Zone, Category 1 The clause requires a permit for the proposed alteration of access to Sydney Road from the existing crossover to a new crossover on Ross Street. This is considered appropriate as the increased vehicular movement brought by the proposal can thereby be redirected, which alleviates traffic pressure on Sydney Road and ensures its transport efficiency.
• Clause 52.34: Bicycle Facilities As the proposed bike parking spaces are 122, which is considered slightly fewer than the required 139, and they service all users including staff, residents and visitors, this reduction is then believed to be of minor impact on the overall amenity provision. Proximity to alternative public transport also justifies this waiver as the focus of this clause is to ensure safe convenient access to bike facilities, which has been achieved by separating access of pedestrians and cyclists to the site from vehicles.
• Clause 58: Apartment Developments As required by Clause 37.08-5, the proposed apartment development must meet the requirements under Clause 58 to ensure amenity for the proposed apartment development. The detailed assessment against the objectives and standards is attached in the appendix. Overall, the proposed development satisfies most statutory requirements. The assessment concludes that the construction of a 12-storey building, despite concerns on disruption to an incohesive streetscape, is appropriate considering the preferred urban form and future higher-density development trajectory. The potential visual bulk and overshadowing have been mitigated through planter boxes, setbacks and balconies and impact minimised. There are still concerns on security for residents where visitors’ parking is added and noise mitigation for apartments adjacent to car parks. Analysis on existing infrastructure capacity and potential upgrade for future needs is should also be provided by applicants.
- Incorporated or Reference Documents •
Moreland Activity Centre Framework 2014 13
The document places the subject land in the broader strategic context of its municipal and sets out the overarching strategies to develop Sydney Road activity core as a growing vibrant centre with diverse uses that accommodates the local incremental population. •
Coburg 2020 Structure Plan
The local strategic plan identifies opportunities of the subject land and the activity centre it sits within for development densification, renewed urban forms and housing affordability, further supporting the proposal.
• Coburg Activity Centre - Built Form Rationale and Building Envelope 2014 The document outlines the preferred scenario and identifies the need to increase land use densities at well-serviced strategic locations and thus reimagines built form.
Conclusion Based on the above assessment, permit for the proposed used and development will be granted with conditions, as listed in the next section. The reasons for granting the permit are as follows: The proposed use of retail premises is justified as it aligns with the purpose of Activity Centre Zone, implements the state planning policies of improving accessibility and accommodating future growth. It is also supported by the strategic documents that set out future development trajectories of a more compact and liveable activity core. The construction of the 12-storey building is considered acceptable, despite perceived concerns on consistency with surrounding built form and context. In line with the future densification of the area, both the state and local planning policies recognises the significance of more efficient and sustainable use of land in meeting growing demands and mitigate affordability. The community net benefits of the proposed development thus outweigh the potential disruption to existing streetscapes. In addition to the identified need to renew and reimagine new urban form in local structure plans, the development also complies with most of Clause 58 requirements and actively reduces visual bulk and overshadowing issues associated with mid-rise buildings. Changes to access to Sydney Road is also accepted to redirect vehicular movement and ensure local road efficiency. Reduction of cycling facilities is also waived as the reduction is not significant in numbers and the subject site is in proximity to alternative transport options. 14
Finally, reduction of car parking spaces will be approved with some conditions. The assessment recognises that the local planning policies aim to support sustainable transport through car park provision. However, this does not mean the permit should be issued to allow the proposed reduction because the proposal fails to consider the nature of subject locality where large parking demands are concentrated and the existing limited alternative parking. It is thus concluded that lack of visitor parking can induce negative impact on future development and thus should be only permitted if visitor parking is added.
Recommendation The assessment has also identified gaps in the documents provided and issues with site plans. The council wishes for these issues and gaps to be addressed before the permit can be issued. Grant a permit, subject to the following conditions: •
Request for further information: -
Certificate of environment audit to be provided,
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Development contribution plan to be provided for further assessment of the consistency between the plan and the conditions or requirements in the permit under Clause 45.06-1.
•
Analysis on existing infrastructure capacity to be provided.
Visitor parking to be added. As a result, the layout of the plan may be reconsidered. The new plan should show access and allocation of car parking for residents and visitors. Car parking design concerns on the length of spaces parallel to accessways should be adjusted for safety and approved before the new use commences under Clause 52.06-11.
•
In response to addition of visitors’ car parking spaces, security of car parks should be reconsidered to separate access for residents and visitors.
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For apartments located next to car parking, acoustic design of walls should be introduced and assessed on noise level for equity reasons.
Refusal to grant a permit for [type what the application was for here] , for the following reasons: Word Count: 1756 (1500+10%) (excluding tables, figure captions and sub-titles)
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Part two This report will assess the supporting documents provided with the application through addressing interpretation of the planning scheme and potential biases in favour of the applicants, the outcomes of the proposal and some further implications for local planners.
Perspectives of supporting documents Examination of the supporting reports has found most evident biases towards the applicants in the Urban Context Report, Traffic Report and Acoustic Report. Whereas there is still neutrality in the Waste Management Plan, Accessibility Report, SMP (Sustainable Management Plan) and the landscape reports. This is most likely because the related proposed design in these documents is more straightforwardly prescribed in the planning scheme with little room for variation in interpretation while the influences are less significant and conflicting among the stakeholders. This report will thus set its scope on the three biased documents by supporting and explaining their biases using evidence as follows.
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Urban Context Report and site plans
The report was created in favour of the applicants’ interests. This is largely because the proposed use and development are exempt from public notice, as stated in Clause 37.08-8 and Clause 7 in the zone’s schedule 1. This limits on public participation were then played to the developers’ advantage. The report interpreted the absence of prescribed building heights and the zone’s aim of activity intensification as an opportunity for larger-scale development, which then justifies the 12-storey building. Despite the requirements of promoting consistencies of streetscapes under Clause 4.4 of the zone’s schedule, the considerations on the surrounding low-scale residential and commercial characters were underplayed with more focus placed on the future development of the approved 8-storey nearby and its implication of preferred future urban form. In the meantime, the report’s reference to the strategic statements and argument of preferred neighbourhood character are still not strong enough to justify the proposal because of their weak functionality in driving significant changes, as pointed out by Rowley (2017). The use of ‘preferred’ seems contentious because it overlooks potential impacts to sense of place for existing residents, who may become objectors to the development, as they struggle to negotiate with the suburb’s new identity (Bartling, 2010). As such, the intended positive outcomes and values of the proposal may be compromised by the subjectivity of report which speaks only for the beneficiaries – developers, councils and future residents. Similarly, other negative influences of the proposed high-density development, particularly overshadowing on residents along Ross Street, have also been moderated and claimed to be minimised without addressing these residents’ perspectives as key stakeholders. Moreover, this neglection is then reinforced through the lack of discussion about potential pressure on existing infrastructures and amenities and noise impacts, even though the site activities will be 16
significantly increased. Existing residents’ interests are thus further undermined, which poses questions to the social sustainability and wellbeing that were part of the municipal vision.
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Traffic Report
This report also demonstrates its understanding of the planning scheme in a way that supports the proposed development. Its discussion on the provision of loading zones reflects the consultants’ bias towards developer’s interests. Since the statutory framework does not impose any strict requirements, potential issues on loading zones have not been discussed comprehensively. The report simply rationalises the proposed limited loading zones through utilising the on-street parking, without sufficient regard to the practicality of this solution, which contradicts with its own recognition of the limited on-street parking in this section of Sydney Road. Questions on access for delivery services are thereby raised, which have also been neglected in this report without further examination. As a result of the proposal, the only alternative for these delivery service vans to park is on Wilson street, where service vans might compete with residents and visitors for the civic centre, education facilities and community service in the vicinity, causing great inconveniences. There is also a chance for vans to park in the newly introduced street which the southern boundary of the site faces. However, this street is proposed to prioritise access for cyclists and pedestrians to the residential lobby. Parking and unloading goods here may thus disrupt or block their movement, considering the number of retail premises on the same side. This restrictions on loading thus places intangible requirements on the type of retail goods and commercial premises suitable for the new development. At the same time, potential high rents due to possible gentrification effects brought by both the proposed and the approved higher density development also need to be considered and accommodated by future business owners. The lack of access to loading and delivery services may therefore reduce their utility while undermining the attractiveness and economic potentials of these premises (Campbell et al, 2018). Arguments for the proposed reduction in parking requirements have also been heavily reliant on the proximity to alternative transport modes. While the reduction in cycling facilities can be justified as the amount is not significant, arguments for reducing car parking provisions remain weakly supported. Suggested by increase in car usage being the largest, compared to other modes of transport (Profile Id, 2016), the broader trend of high car usage and ownership still indicates the need for sufficient parking. Research (Vicente & Reis, 2016) has also found that car preference is not solely dependent on accessibility to public transport, but rather the complex nature of user utility that can be attributed to various other reasons including workplaces, time cost, etc (Ortuzar & Willumsen, 2011). It is thus unlikely to reduce car usage simply through reducing provision of car park, which is assumed in the report. Additionally, the presumption that customers to the proposed retail premises would be mostly localised undermines the potential of Sydney Road activity centre to become a region-wide activity core and its attraction to people from other parts of the metropolitan. Instead of enhancing its future development prospects, it implies that the 17
proposed development is local-based and disconnected to the regional service network. Hence, the conclusion of no provision for visitors’ car parking appears arbitrary, serving more to achieving economic benefits rather than being strategic. There are also some inconsistencies between the supporting documents where permit required for the alteration to access to Sydney Road under Clause 52.29 has not been mentioned in the applicant’s planning report.
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Acoustic Report
The negative influence of the proposed development is again overlooked in the acoustic assessment. The report has focused on examining noise impact for future residents without acknowledging the proposal’s off-site noise impact on the adjoining residential uses. The vitality of considering existing residents stems from the increased traffic and street activities as a result of the proposal. Key stakeholders, the nearby residents’ interests are therefore underplayed while attentions are paid to that of the beneficiaries, future residents, as it attempts to convince the council of the proposal’s appealingness.
Outcomes of the proposal Nevertheless, this does not mean that the proposed development misaligns with the broader objectives. Instead, the proposal facilitates the implementation of both the state and local planning policies while supporting the strategic direction outlined in structure plans, as detailed in section 1 of this report. It actively responds to the envisaged transformation of the area to a higher density centre with mixed functionality, enabling activation and renewal of the activity centre. In its urban context of a growing population and thus increasing needs for housing and employment, the proposed density of use and development promotes more sustainable and efficient use of land. It also enhances urban aesthetics to create a more attractive and appealing environment, which achieves the objectives set out by Section 4 of the Act. The potential threats discussed in the previous section is then overcompensated and outvalued by the positive outcomes. The controls on public participation in the proposed development should also be viewed critically. Despite certain neglection on their interests, the initial intention of Activity Centre Zone is to encourage fast-track development, simplify controls to signal clearer and stronger strategic direction for the centres (Rowley, 2017). This enables guidance from the more qualified and experienced perspectives, the planners, on development trajectories of the area to optimise opportunities and achieve the intended objectives. It also avoids time lags and decisions being overly intervened by the public, who might not have a holistic view or understanding on the area. At the same time, the customisability that allows contextualisation of ACZ controls further facilitates planners to assess planning permit not according to each provision, but rather through weighing costs and benefits of different sets of policies more comprehensively. In the case of this proposal, the ACZ controls and localised precinct guidelines in the schedules helps planners balance the priorities of 18
pursuing new transformative identities for the centre and the need to protect existing characters. By approving the proposal as a more sustainable option that considers both present and future interests, planning, despite it not being ideal, thereby achieves net community benefits which underpins the overarching objectives in the planning framework (March, 2021).
Implications of findings The findings highlight the crucial role of planners in local government in implementing strategic and statutory policies based on physical, social, environmental and economic characteristics of localities. As exemplified in planning provisions, such as Clause 18.02 and Clause 52.06, consideration on the nature of locality have been frequently stressed in policy objectives while the Municipal Strategic Statement are mandatory in decision guidelines. Compared to planners in higher tier of state government, local planners are required to tailor the broader development directions and goals into the specific context and adjust to optimise potentials and positive outcomes, which varies from place to place. The dynamic nature of cities also indicates the need for them to identify the changing needs of local community. This then involves balancing conflicting interests among stakeholders. The case of this application raises questions of whether developers’ and even councils’ interests in these developments are prioritised before other stakeholders in activity centres, and whether other stakeholders’ interests, particularly local communities, should be compromised in pursuit of a better image of the suburb and thereby of their governance or company. These might not often be considered by planners from private companies as they may prioritise economic benefits. It is then essential for local planners to consider the wider public benefits, look beyond the positive outcomes and into the potential concerns within the community for more comprehensive assessments and decision-making. While these beneficiaries sugar-coat the new developments, the actual delivery sometimes remains questionable. In this case, local planners should utilise their power to ensure feasibility of affordable housing which can be prone to under-delivery due to the need to seek profits to compensate the high costs (Sharam et al, 2015). Instead of relying on developers’ voluntary actions on ensuring affordability, as stated in the reports, legally binding agreements should be initiated by planners for better assurance. Effective results in the proposed development will then attract other developers and catalyse similar proposals in other activity centres, which ultimately maximises social welfare and realise values of planning.
Word Count: 1506 (1500+10%) (excluding sub-titles and in-text citations)
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References Bartling, H. (2010). Reinventing the railroad suburb: Community conflict in the new suburbia. Journal of Enterprising Communities, 4(4), 312-322. DOI:10.1108/17506201011086110 Campbell, S., Holguín-Veras, J., Ramirez-Rios, D., González-Calderón, C., Kalahasthi, L., & Wojtowicz, J. (2018). Freight and service parking needs and the role of demand management. European Transport Research Review, 10(2), 1-13. DOI:10.1186/s12544-0180309-5 March, A. (2021). AMENDMENTS, MINISTERIAL INTERVENTION, AND THE RULE OF LAW [PowerPoint Slides]. https://canvas.lms.unimelb.edu.au/courses/105136/pages/lecturecontent-2 Ortúzar, J.D.& Willumsen, L.G. (2011). Modelling Transport, 4th Edition. John Wiley & Sons. DOI:10.1002/9781119993308.fmatter Profile Id. (2016). City of Moreland. Retrieved from https://profile.id.com.au/moreland/carownership#:~:text=Analysis%20of%20car%20ownership%20in,influenced%20by%20access% 20to%20transport. Rowley, S. (2017). The Victorian Planning System: Practice, Problems and Prospects. Melbourne, The Federation Press. Sharam, A., Bryant, L. E., & Alves, T. (2015). Identifying the financial barriers to deliberative, affordable apartment development in australia. International Journal of Housing Markets and Analysis, 8(4), 471-483. DOI:10.1108/IJHMA-10-2014-0041 Vicente, P., & Reis, E. (2016). Profiling public transport users through perceptions about public transport providers and satisfaction with the public transport service. Public Transport, 8(3), 387-403. DOI:10.1007/s12469-016-0141-z
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Appendix Clause 58 – ResCode Assessment – Apartment Development 58.02-1 Urban Context Objectives
Standard D1
√ Complies
The design response must be
The design response addresses the
To ensure that the design
appropriate to the urban context and analysis on issues and opportunities
responds to the existing urban
the site.
context or contributes to the preferred future development of the area.
of both the site and its surrounding
context in terms of existing land uses,
The proposed design must respect
vehicular access, active frontages, low-scale-dominant streetscapes.
the existing or preferred urban
To ensure that development
context and respond to the features
responds to the features of
of the site.
The design response identifies future development trajectories of a higher
the site and the surrounding
density neighbourhood and considers
area
future adjacent development to ensure the appropriateness of building heights, street walls, solar access, overshadow, setback design.
58.02-2: Residential policy
Standard D2
√ Complies
An application must be accompanied
The application demonstrates
by a written statement to the
understanding on proposed
accordance with any policy for
satisfaction of the responsible
housing development in
housing in the Municipal
authority that describes how the
relation to both metropolitan
Planning Strategy and the
development is consistent with any
housing policies in Plan
relevant policy for housing in the
Melbourne and local statutory
To support higher density
Municipal Planning Strategy and the
housing provisions as well as
residential development
Planning Policy Framework.
strategic housing documents:
objectives To ensure that residential development is provided in
Planning Policy Framework.
where development can take
Affordable Housing Action
advantage of public and
Plan 2019/2020.
community infrastructure and services.
58.02-3: Dwelling
Standard D3
√ Complies
Developments of ten or more
The proposed apartment units
To encourage a range of
dwellings should provide a range of
encompass bedroom numbers
dwelling sizes and types
dwelling sizes and types, including
ranging from 2 to 4.
in developments of ten
dwellings with a different number of
or more dwellings
bedrooms.
diversity objective
21
58.02-4: Infrastructure objectives To ensure development is provided with
Standard D4
× Not complied
Development should be connected to
Demonstrated utility service
reticulated services, including reticulated
connection.
sewerage, drainage, electricity and gas, if available.
× No analysis or discussion on
Development should not unreasonably
existing capacity. Considering
exceed the capacity of utility services and
the scale of the proposed
infrastructure, including reticulated services
development, this can place
appropriate utility services and infrastructure. To ensure development
and roads.
great pressure on existing
does not unreasonably
In areas where utility services or
infrastructure and thus should
overload the capacity of
infrastructure have little or no spare capacity,
be discussed in relation to
utility services and
developments should provide for the
potential upgrades to
infrastructure.
upgrading of or mitigation of the impact on services or infrastructure.
accommodate future growth and needs.
Standard D5
√ Complies
Developments should provide adequate
Demonstrated provision of
To integrate the layout
vehicle and pedestrian links that
pedestrian and cyclists’ access,
of development with the
maintain or enhance local accessibility.
separated from vehicle access.
street.
Development should be oriented to
Integration with the street objective
front existing and proposed streets. High fencing in front of dwellings should be avoided if practicable.
Proposed development includes active frontage facing both Sydney Road and Ross Street. No fences proposed.
Development next to existing public
58.03-1: Energy efficiency objectives To achieve and protect
open space should be laid out to
Proposed development is not
complement the open space.
adjacent to public open space.
Standard D6
√ Complies
Buildings should be:
Apartments have been
•
energy efficient
Oriented to make appropriate use of solar energy.
dwellings and buildings.
oriented to allow for appropriate solar access with solar panels installed on roof.
•
Sited and designed to ensure that
To ensure the
the energy efficiency of existing
The range of impacted
orientation and layout of
dwellings on adjoining lots is not
adjoining lots in terms of solar
development reduce
unreasonably reduced.
fossil fuel energy use
Living areas and private open space should
and make appropriate
be located on the north side of the development, if practicable.
22
access is still reasonable. N/A
use of daylight and solar
Developments should be designed so that
North-facing windows are
energy.
solar access to north-facing windows is
optimised in most apartments
To ensure dwellings
optimised.
located on the north side.
Dwellings located in a climate zone identified
achieve adequate
in Table D1 should not exceed the maximum
thermal efficiency
NatHERS annual cooling load specified in the
N/A
following table.
58.03-2: Communal open space objective To ensure that communal open space is
Standard D7
√ Complies
Developments with 40 or more dwellings
Sufficient communal open
should provide a minimum area of communal
spaces provided on rooftop.
open space of 2.5 square metres per dwelling or 250 square metres, whichever is lesser.
Considering the building
Communal open space should:
height, outlook is ensured
accessible, practical, attractive, easily maintained and
•
while overlooking is also Be located to:
avoided.
integrated with the layout of the development.
– Provide passive surveillance opportunities, where appropriate.
Garden and greeneries presented on rooftop open
– Provide outlook for as many dwellings as
space.
practicable. – Avoid overlooking into habitable rooms and private open space of new dwellings. – Minimise noise impacts to new and existing dwellings. •
Be designed to protect any natural features on the site.
•
Maximise landscaping opportunities.
•
Be accessible, useable and capable of efficient management.
58.03-3: Solar access to communal outdoor open space objective To allow solar access
Standard D8
√ Complies
The communal outdoor open space should
The rooftop communal open
be located on the north side of a building, if
spaces receive more than the
appropriate.
required hours of sunlight,
into communal outdoor
At least 50 per cent or 125 square metres,
which would not be affected
open space
whichever is the lesser, of the primary
by surrounding buildings due
communal outdoor open space should
23
receive a minimum of two hours of sunlight
to the height of the proposed
between 9am and 3pm on 21 June.
development.
Standard D9
√ Complies with conditions
Entrances to dwellings should not be
Entrances to dwellings are
To ensure the layout of
obscured or isolated from the street and
clear with direct visual links
development provides
internal accessways.
established from main streets
for the safety and
Planting which creates unsafe spaces
creating passive surveillance.
security of residents and
along streets and accessways should be
property
avoided.
58.03-4: Safety objective
No plants obstruct visual links to the entrance.
Developments should be designed to provide good lighting, visibility and
Car parking surveillance should
surveillance of car parks and internal
be reconsidered as visitor
accessways.
parking is needed to separate
Private spaces within developments should be protected from inappropriate use as public thoroughfares.
visitors’ parking with residents’ while achieving security for residents. N/A
58.03-5: Landscaping objectives To encourage
Standard D10
√ Complies
The landscape layout and design should:
The supporting landscape
•
development that respects the landscape
•
character of the area. To encourage
•
Be responsive to the site context.
and determined that the
features of the area.
proposed development would
Take into account the soil type and
not adversely impact
drainage patterns of the site and
neighbourhood landscape.
integrate planting and water
maintains and enhances
management.
animals in locations
•
Removal of the tree is also
Allow for intended vegetation growth and structural protection of buildings.
of habitat importance. •
assessment on existing trees
Protect any predominant landscape
development that habitat for plants and
report has detailed the
justified as not worthy of retention. Proposed tress and vegetation
In locations of habitat importance,
allow future greenery growth,
To provide appropriate
maintain existing habitat and
landscaping.
complement the active
provide for new habitat for plants and animals.
To encourage the retention of mature vegetation on the site.
•
frontage of outdoor dining areas and thus create safe and
Provide a safe, attractive and functional environment for residents.
24
attractive environments.
To promote climate
•
responsive landscape
stormwater infiltration. •
support thermal comfort heat island effect.
and stormwater collection will
top gardens and improve on-site
management in
and reduces the urban
Green roofs, roof top gardens
to reduce heat absorption such as green walls, green roofs and roof
design and water developments that
Consider landscaping opportunities
be installed. Retention of trees has been
Maximise deep soil areas for
applied where appropriate
planting of canopy trees.
from the landscape
Development should provide for the retention or planting of trees, where these are part of the urban context.
assessment. Species and locations of proposed landscape has been
Development should provide for the replacement of any significant trees that have been removed in the 12 months prior to the application being made.
detailed in the landscape report. The proposed landscape plan fails to achieve the Table D2 requirements.
The landscape design should specify landscape themes, vegetation (location and species), paving and lighting. Development
However, it has been compensated through
should provide the deep soil areas and
provision of rooftop
canopy trees specified in Table D2.
greeneries, gardens and
If the development cannot provide the deep
planter boxes.
soil areas and canopy trees specified in Table D2, an equivalent canopy cover should be achieved by providing either: •
Canopy trees or climbers (over a pergola) with planter pits sized appropriately for the mature tree soil volume requirements.
•
Vegetated planters, green roofs or green facades.
58.03-6: Access objective To ensure the number and design of vehicle
Standard D11
√ Complies
The width of accessways or car spaces should
The width of vehicle
not exceed:
accessway complies with the
•
crossovers respects the urban context.
33 per cent of the street frontage,
requirement.
or
Only one singly-width •
if the width of the street frontage is
crossover is proposed.
less than 20 metres, 40 per cent of the street frontage.
Access for loading zones, fire door, fire tank and pump has been proposed.
25
No more than one single-width crossover should be provided for each dwelling fronting a street. The location of crossovers should maximise the retention of on-street car parking spaces. The number of access points to a road in a Road Zone should be minimised. Developments must provide for access for service, emergency and delivery vehicles.
58.03-7: Parking location objectives
Standard D12
√ Complies with conditions
Car parking facilities should:
Car parking facilities are accessible through lifts.
To provide convenient
•
parking for resident and
Be reasonably close and convenient Car parking areas are ventilated with
to dwellings.
visitor vehicles. To
windows.
protect residents from
•
Be secure.
•
Be well ventilated if enclosed.
Car parking securities for residents to
vehicular noise within developments.
be reconsidered if visitors’ parking is added.
Shared accessways or car parks of other dwellings should be located at least 1.5
Accessways’ distance to habitable
metres from the windows of habitable
rooms’ windows is proposed in
rooms. This setback may be reduced to 1
compliance to the requirements.
metre where there is a fence at least 1.5 metres high or where window sills are at least 1.4 metres above the accessway.
58.03-8: Integrated water and stormwater management objectives To encourage the use of
Standard D13
√ Complies
Buildings should be designed to collect
Rainwater harvesting facilities
rainwater for non-drinking purposes such as
proposed.
flushing toilets, laundry appliances and garden use.
N/A
alternative water sources such as rainwater, stormwater and recycled water.
Buildings should be connected to a nonpotable dual pipe reticulated water supply, where available from the water authority.
collection, utilisation and infiltration within the development. To encourage
Practice Environmental Management Guidelines has
The stormwater management system should
To facilitate stormwater
The Urban Stormwater - Best
be:
been discussed in the SMP report to guide the design of
•
Designed to meet the current best
stormwater management
practice performance objectives for
system.
stormwater quality as contained in the Urban Stormwater - Best Practice Environmental
development that 26
The system is proposed to reduce potable water usage
reduces the impact of
Management Guidelines (Victorian
through maximising filtration
stormwater run-off on
Stormwater Committee, 1999).
of stormwater.
the drainage system and
•
Designed to maximise infiltration of
filters sediment and
stormwater, water and drainage of
waste from stormwater
residual flows into permeable
prior to discharge from
surfaces, tree pits and treatment areas.
the site. 58.04-1: Building
Standard D14
√ Complies
The built form of the development
Although the built form is not
To ensure the setback of
must respect the existing or
consistent with the
a building from a
preferred urban context and respond
surrounding low-scale built
boundary appropriately
to the features of the site.
structures, it is considered
setback objectives
responds to the existing urban context or contributes to the preferred future development of the
Buildings should be set back from side and rear boundaries, and other buildings within the site to: •
area.
into new habitable room windows.
To allow adequate daylight into new dwellings.
Ensure adequate daylight
•
Avoid direct views into habitable room windows and private open space of new
habitable room windows
and existing dwellings.
and private open space
Developments should avoid
of new and existing
relying on screening to
dwellings.
reduce views. •
Provide an outlook from
outlook from new
dwellings that creates a
dwellings.
reasonable visual connection to the external environment.
To ensure the building setbacks provide
•
preferred urban context and future development trajectories outlined in urban context report are higher density urban form as the suburb’s transform to accommodate future growth.
To limit views into
To provide a reasonable
reasonable because the
Ensure the dwellings are
appropriate internal
designed to meet the
amenity to meet the
objectives of Clause 58.
needs of residents.
Daylight modelling has been undertaken with 83 percent of bedrooms have access to daylight, which is considered sufficient. Overlooking into nearby dwellings are minimised due to the height of the proposed development. Similarly, reasonable outlook is also ensured. Proposed setbacks and provision of balconies reduces perceived visual bulk for pedestrians.
27
58.04-2: Internal views
Standard D15
√ Complies
Windows and balconies should be
Proposed balconies and
To limit views into the
designed to prevent overlooking of
windows avoid overlooking as
private open space and
more than 50 per cent of the private
required.
habitable room windows
open space of a lower-level dwelling
of dwellings within a
directly below and within the same
development.
development.
58.04-3: Noise impacts
Standard D16
√ Complies with conditions
Noise sources, such as mechanical plants
No mechanical plants located
should not be located near bedrooms of
near or adjacent to
objective
objectives To contain noise sources in developments that
immediately adjacent existing dwellings.
apartments.
may affect existing
The layout of new dwellings and buildings
dwellings.
should minimise noise transmission within
Acoustic glazing installed to
the site.
minimise onsite noise and has
To protect residents from external and internal noise sources.
Noise sensitive rooms (such as living areas
been assessed in the acoustic
and bedrooms) should be located to avoid
report. The report concludes
noise impacts from mechanical plants, lifts,
that the internal noise levels
building services, non-residential uses, car
satisfy the requirements of the
parking, communal areas and other
planning scheme.
dwellings. New dwellings should be designed and
Non-residential uses are
constructed to include acoustic attenuation
mostly located away from
measures to reduce noise levels from off-site
apartment units. However, car
noise sources.
parking spaces are located
Buildings within a noise influence area
next to some bedrooms on
specified in Table D3 should be designed and
first and second level,
constructed to achieve the following noise
separated by walls. The
levels:
acoustic design of these
•
•
Not greater than 35dB(A) for
internal walls has not been
bedrooms, assessed as an LAeq,8h
mentioned in the report in
from 10pm to 6am.
relation to its role in
Not greater than 40dB(A) for living areas, assessed LAeq,16h from 6am to 10pm.
minimising noise. Attenuation measures including acoustic bulb seals
Buildings, or part of a building screened from
and glazing construction have
a noise source by an existing solid structure,
been introduced for windows.
or the natural topography of the land, do not need to meet the specified noise level requirements.
28
Noise levels should be assessed in
N/A (as the site does not fall
unfurnished rooms with a finished floor and
into any categories in Table
the windows closed.
58.05-1: Accessibility objective To ensure the design of dwellings meets the
Standard D17
√ Complies
At least 50 per cent of dwellings should have:
All the apartment unit plans
•
A clear opening width of at least 850mm at the entrance to the
needs of people with limited mobility.
D3).
comply with the listed requirements.
dwelling and main bedroom. •
A clear path with a minimum width of 1.2 metres that connects the dwelling entrance to the main bedroom, an adaptable bathroom and the living area.
•
A main bedroom with access to an adaptable bathroom.
•
At least one adaptable bathroom that meets all of the requirements of either Design A or Design B specified in Table D4.
58.05-2: Building entry and circulation objectives To provide each dwelling and building with its
Standard D18
√ Complies
Entries to dwellings and buildings
Entrance easily accessible with
should:
overhead shelters provided in
•
Be visible and easily identifiable.
own sense of identity. •
the plan. Entrances to residential areas
Provide shelter, a sense of
are separated from most retail
To ensure the internal
personal address and a
entrances as the latter face
layout of buildings
transitional space around the
either Sydney Road or Ross
provide for the safe,
entry.
Street and are characterised
functional and efficient movement of residents. To ensure internal communal areas provide adequate access to
The layout and design of buildings should: •
Clearly distinguish entrances to residential and non-residential
by outdoor frontages, eg. Outdoor dining areas. Windows to residential entrances are shown on the plan.
areas.
daylight and natural
Stairs have been provided.
ventilation.
29
•
•
Provide windows to building
Most floors have corridors
entrances and lift areas.
with windows for natural light
Provide visible, safe and attractive stairs from the entry
and ventilation. For level 1 and 2, the corridors do not have
level to encourage use by
any windows. Alternative
residents.
source of doors to car park that have ventilation is
•
Provide common areas and
presented. However, natural
corridors that:
lights are not accessible in this
– Include at least one source of
case. This is still considered
natural light and natural
acceptable due to
ventilation.
accommodate car parking and dwellings on the same floor.
– Avoid obstruction from building services. – Maintain clear sight lines.
58.05-3: Private open space objective To provide adequate private open space for
Standard D19
√ Complies
A dwelling should have private open space
All apartment units have
consisting of:
balconies that meet the
An area of 25 square metres, with a
standards listed in Table D5.
the reasonable
minimum dimension of 3 metres at
Private open spaces are also
recreation and service
natural ground floor level and
complemented by the
needs of residents.
convenient access from a living
provision of rooftop
•
room, or •
communal areas.
An area of 15 square metres, with a minimum dimension of 3 metres at a podium or other similar base and convenient access from a living room, or
•
A balcony with an area and dimensions specified in Table D5 and convenient access from a living room, or
•
A roof-top area of 10 square metres with a minimum dimension of 2 metres and convenient access from a living room.
If a cooling or heating unit is located on a balcony, the balcony should provide an additional area of 1.5 square metres.
30
58.05-4: Storage
Standard D20
√ Complies
Each dwelling should have
Storage has been sufficiently
To provide adequate
convenient access to usable and
provided, meeting all the
storage facilities for each
secure storage space.
minimum requirements in
objective
dwelling.
The total minimum storage space
Table D6.
(including kitchen, bathroom and bedroom storage) should meet the requirements specified in Table D6. 58.06-1: Common
Standard D21
√ Complies
Developments should clearly
Communal space of access
To ensure that
delineate public, communal and
corridors and rooftop areas
communal open space,
private areas.
are clearly defined.
Common property, where provided,
Management of common
should be functional and capable of
properties including bin
efficient management.
storage, waste chute rooms,
property objectives
car parking, access areas and site facilities are practical, attractive and easily maintained.
residential foyer, car parking To avoid future
have been detailed in the
management difficulties
accessibility report and waste
in areas of common
management report.
ownership. 58.06-2: Site services objectives To ensure that site services can be installed and easily maintained.
Standard D22
√ Complies
The design and layout of dwellings should
Facilities for services are
provide sufficient space (including easements
outlined in SMP report and
where required) and facilities for services to be installed and maintained efficiently and economically.
Mailboxes are accessible
To ensure that site facilities are accessible, adequate and attractive.
accessibility report.
Mailboxes and other site facilities should be
conveniently in the residential
adequate in size, durable, waterproof and
lobby.
blend in with the development. Mailboxes should be provided and located for convenient access as required by Australia Post.
58.06-3: Waste and recycling objectives
Standard D23
√ Complies
Developments should include dedicated
Bin storage room is located on
areas for:
the ground floor, accessible through the lobby. The room 31
To ensure dwellings are
•
Waste and recycling enclosures
size is appropriate in
designed to encourage
which are:
accommodating sufficient
waste recycling.
– Adequate in size, durable,
number of bins. The room is
waterproof and blend in with the
also vermin proof, well-
development.
serviced by lighting,
To ensure that waste and recycling facilities are accessible, adequate
– Adequately ventilated.
and attractive.
– Located and designed for
regular management, as convenient access by residents and
To ensure that waste
made easily accessible to people
and recycling facilities
with limited mobility.
are designed and managed to minimise
•
impacts on residential amenity, health and the public realm.
ventilation, drainage and
•
These areas should be adequately
storage room regularly to
ventilated.
minimise odour and ensure it
Collection, separation and storage
do not permeate into the
of waste and recyclables, including
lobby or other parts of the
where appropriate opportunities
building with a self-closing
for on-site management of food
door installed.
Collection, storage and reuse of garden waste, including opportunities for on-site treatment, where appropriate, or off-site removal for reprocessing. Adequate circulation to allow waste and recycling collection vehicles to enter and leave the site without reversing.
•
Adequate internal storage space within each dwelling to enable the separation of waste, recyclables and food waste where appropriate.
Waste and recycling management facilities should be designed and managed in accordance with a Waste Management Plan approved by the responsible authority and: •
Operators or waste collection contractors will clean the bin
waste recovery as appropriate.
•
management report.
Adequate facilities for bin washing.
waste through composting or other
•
detailed in the waste
Be designed to meet the better practice design options specified in Waste Management and Recycling in Multi-unit Developments (Sustainability Victoria, 2019).
32
•
Protect public health and amenity of residents and adjoining premises from the impacts of odour, noise and hazards associated with waste collection vehicle movements.
58.07-1: Functional layout objective To ensure dwellings provide functional areas
Standard D24
√ Complies
Bedrooms should:
All the bedrooms in the plan
•
Meet the minimum internal room dimensions specified in
that meet the needs of
Table D7.
residents. •
have met the listed minimum requirements on dimensions and provision of wardrobes.
Provide an area in addition to the minimum internal room dimensions to accommodate a wardrobe.
58.07-2: Room depth objective To allow adequate daylight into single aspect habitable rooms.
Standard D25
√ Complies
Single aspect habitable rooms should not
Single aspect habitable rooms
exceed a room depth of 2.5 times the ceiling
shown in the plan comply with
height.
the requirements, assuming
The depth of a single aspect, open plan,
the ceiling height is 3.1 meters
habitable room may be increased to 9 metres
from the section plan.
if all the following requirements are met: •
The room combines the living area, dining area and kitchen.
•
The kitchen is located furthest from the window.
•
The ceiling height is at least 2.7 metres measured from finished floor level to finished ceiling level. This excludes where services are provided above the kitchen.
The room depth should be measured from the external surface of the habitable room window to the rear wall of the room.
58.07-3: Windows objective To allow adequate
Standard D26
√ Complies
Habitable rooms should have a window in an
Windows are provided to all
external wall of the building.
habitable rooms, if not
daylight into new
directly, through bathrooms of 33
habitable room
A window may provide daylight to a
which dimensions meets the
windows.
bedroom from a smaller secondary area
specified criteria.
within the bedroom where the window is clear to the sky. The secondary area should be: •
A minimum width of 1.2 metres.
•
A maximum depth of 1.5 times the width, measured from the external surface of the window.
58.07-4: Natural ventilation objectives To encourage natural ventilation of dwellings.
Standard D27
√ Complies
The design and layout of dwellings should
Total cross ventilated
maximise openable windows, doors or other
apartments are 55 percent of
ventilation devices in external walls of the building, where appropriate.
To allow occupants to effectively manage natural ventilation of dwellings.
the total, with breeze paths shown and measured in the
At least 40 per cent of dwellings should provide effective cross ventilation that has: •
A maximum breeze path through the dwelling of 18 metres.
•
A minimum breeze path through the dwelling of 5 metres.
•
Ventilation openings with approximately the same area.
The breeze path is measured between the ventilation openings on different orientations of the dwelling.
34
plans.
