C270 Presentation - Observations and Outcomes

Central City Built Form Controls Observations & Outcomes

MARK SHEPPARD 18 May 2016

INTRODUCTION • • •

OBSERVATIONS

It’s bloody complicated!

OBSERVATIONS

It’s sophisticated!

OBSERVATIONS

OBSERVATIONS Examples of urban design sophistication:

OBSERVATIONS Proposed FAR control is primarily a public benefit trigger

Current DDO10

Proposed CCZ schedules

OBSERVATIONS Outside special character areas and areas near significant open spaces, the principal built form control is tower setbacks and separation: •

Front tower setback is consistent 5m

•

Side and rear setbacks vary with height

OBSERVATIONS Outside special character areas and areas near significant open spaces, the principal built form control is tower setbacks and separation: •

Front tower setback is consistent 5m

•

Side and rear setbacks vary with height

What does this mean in terms of development capacity?

OBSERVATIONS Proposed controls divide development opportunities into 3 categories: Properties < 15m

Unlikely to be developed above podium height

Properties 15-25m wide

Unlikely to be developed > 80m high (except main st. corners)

Properties >25m wide

Likely to be developed > 80m high

PROPERTIES < 15M WIDE Tower width < 10m wide too inefficient â&#x2020;&#x2019; Tower unlikely

Likely development of properties < 15m wide

PROPERTIES 15-25M WIDE 15m wide tower most efficient â&#x2020;&#x2019; max. height 80m (except main st. corners)

Typically, FAR < 18:1

Likely development of properties 15-25m wide

PROPERTIES > 25M WIDE 17-27m wide tower most efficient Potential FAR > 18:1 â&#x2020;&#x2019; Likely to generate public benefit

Likely development of properties > 25m wide

MAIN STREET CORNERS + 1-5 levels + 5:1 FAR

Likely development of corner properties

SOUTHBANK •

•

FAR control includes parking above ground In Southbank, this means approximately 17% less GFA

Assumptions: • 0.5 spaces per apartment • 37m2 per parking space • Average apartment size 65m2 • Average efficiency (net to gross, including balconies) 75%

DEVELOPMENT CAPACITY Proposed controls divide development opportunities into 3 categories: Properties < 15m

Unlikely to be developed above podium height

Properties 15-25m wide

Unlikely to be developed > 80m high (except main st. corners)

Properties >25m wide

Likely to be developed > 80m high

DEVELOPMENT CAPACITY Proposed controls divide development opportunities into 3 categories: Properties < 15m 40% (739 properties)

Unlikely to be developed above podium height

Properties 15-25m wide

Unlikely to be developed > 80m high

14% (259 properties)

(except main st. corners)

Properties >25m wide

Likely to be developed > 80m high

46% (850 properties)

DEVELOPMENT CAPACITY—HODDLE GRID

DEVELOPMENT CAPACITY—SOUTHBANK

OPTIMUM TOWER HEIGHTS FOR DIFFERENT LOT WIDTHS Property width (m)

15 20 25 30 35 40 45 50

Mid-block Tower width (m) 10 15 20 16.8 20 22.5 26.4 26.7

No. of levels 25 25 25 35 40 45 48 63

Height (m) 80 80 80 110 125 146 155 194

Assumptions: • 5 podium levels (20m total height) • 50m property depth • Minimum 600m2 tower floorplate

Corner FAR 15.7:1 17:1 17.8 17.9 20 22.1 23.8 25.7

Upper tower No. of width (m) levels

15 16.1 18.9 22.1 25.3 26.7

26 37 43 48 53 63

Height (m)

FAR

83 116 134 149 164 194

19.9:1 23.1:1 25.1:1 26.9:1 28.6:1 30.3:1

LIKELY TOWER HEIGHTS—HODDLE GRID

LIKELY TOWER HEIGHTS—SOUTHBANK

CONCLUSION • • • •

• • •

• •

Proposed controls provide increased design flexibility FAR control primarily a public benefit trigger Property width and location in block defines development potential Main street corner location adds 1-5 levels and ~5:1 FAR 17% less GFA in Southbank due to podium parking 40% of properties are unlikely to be developed above podium height 10% of properties are likely to have towers ≤ 80m high and FAR < 18:1 50% of properties can sustain a tower > 80m high and FAR > 18:1 Only properties > 50m wide are likely to have towers > 200m high

THANK YOU

DAVID LOCK ASSOCIATES Contact: Mark Sheppard

Level 2 / 166 Albert Road South Melbourne Victoria 3205

t: +61 3 9682 8568 info@dlaaust.com www.dlaaust.com