Post on 16-Sep-2020
transcript
Frankston Central Activities AreaBUILDING HEIGHTS AND SETBACKS STUDY
1 FEBRUARY 2013FINAL REPORT
Frankston Activities Area DRAFT BUILDING HEIGHTS AND SETBACKS STUDY 2
CONTENTS
1. INTRODUCTION 3
2. CENTRE-WIDE DESIGN PRINCIPLES 8
3. PRECINCT 1 - NEPEAN HWY / KANANOOK CREEK 16
4. PRECINCT 2 - CORE RETAIL STREETS 24
5. PRECINCT 3 - TRANSIT INTERCHANGE 30
6. PRECINCT 4 - NORTHERN RETAIL 35
7. PRECINCT 5 - DAVEY STREET 40
8. PRECINCT 6 - FLETCHER ROAD 47
9. PRECINCT 7 - CHISHOLM TAFE 49
10. PRECINCT 8 - NORTHERN 51
11. PRECINCT 9 - EASTERN 53
12. PRECINCT 10 - SOUTHERN 55
APPENDIX - 3-DIMENSIONAL SHADOW ANALYSIS 56
3Frankston Activities Area DRAFT BUILDING HEIGHTS AND SETBACKS STUDY
01
. IN
TR
OD
UC
TIO
N
■ The primary aim is to set a schedule of building heights and setbacks across the FAA, which is supported by analysis, agreed principles and scenario testing utilising block 3D modelling
■ The study will provide broad development outcomes / design requirements for precincts / key streets
■ Where possible the study will build on existing planning controls i.e. DDO5 and DDO6
■ Not every street / area will be studied in detail. Additional focus will be provided for streets / areas where the existing planning controls are agreed to be inadequate
■ The study will provide sufficient detail to enable the preparation of an Activity Centre Zone Schedule. The study will not develop detailed design guidelines for each street / area
The study was undertaken across the following stages:
1. Analysis and Review
2. Principles and broad levels of change
3. Building height and setback testing
4. Building height and setback recommendations
5. Final Report and Recommendations
1.1.1 Study Objectives
1.1 STUDY OVERVIEW
1. INTRODUCTION
1.1.2 Key Stages
FAA Structure Plan Boundary
North
West
South
City Centre
Frankston Activities Area DRAFT BUILDING HEIGHTS AND SETBACKS STUDY 4
1.1 BUILT FORM PRECINCTS
02 Core Retail Streets
03 Transit Interchange
04 Big Box Retail
07 Chisholm TAFE
09 East
10 South
08 North
01 Nepean Highway / Kananook Creek
05 Davey Street
06 Fletcher Road
1.1.1 Built form precincts
EAST
The precincts opposite form the basis for the building heights and setbacks recommendations
Figure 1 - Built Form Precincts
5Frankston Activities Area DRAFT BUILDING HEIGHTS AND SETBACKS STUDY
01
. IN
TR
OD
UC
TIO
N
1.2 EXISTING SITUATION
Figure 2 - Existing building height controls and development proposals
FAA Structure Plan Boundary
DDO5
Existing Development Proposals (heights shown in storeys)
Location of mandatory height controls
DDO6 - mandatory height controls apply to all
SECTION LINE
20m(5-6 St.)
20m(5 -6
20m(5-6 St.)
40m(12-13
St.)
32m(10 St.)
32m(10 St.)
Additional setback
requirements for 2nd storey
+ along Kananook
Additional height control of 12m (3St) within 10m
26m(8
St.)
26m(8
St.)
10
714
21
8
1435
3
4
12m(4 St.)
9m(3 St.)
RESCODE9m (3st.)
RESCODE9m (3st.)
RESCODE9m (3st.)
1.2.1 Existing Controls
■ DDO5 applies to City Centre
■ DDO6 applies to the northern and southern surrounding residential areas
■ Rescode applies in the eastern residential areas
■ Heritage Overlays apply to an area and individual places in Davey Street
■ No height controls for major non-residential uses outside of DDO5 and DDO6
1.2.2 Recent Development Proposals
■ 10-12 Davey Street - A14 storey mixed use development approved at VCAT
■ 438-444 Nepean Highway - A 23 storey mixed use development exceeding 6 storey mandatory height limit
The recently approved development at 10-12 Davey Street
3D block model of existing heights
Figure 3 - 3D block model of the FAA
3D block model of potential heights under DDO5
Frankston Activities Area DRAFT BUILDING HEIGHTS AND SETBACKS STUDY 6
Figure 4 - An indicative cross section of DDO5 Heights
1.2.3 Community Feedback from Structure Plan Consultation
■ Many participants emphasised the need for good quality buildings, environmental sustainability and the need to recognise extreme weather constraints in the design of buildings
■ Many participants felt that taller buildings should be set back from the beach and be gradated to maintain views closer to the bay, however some suggested there were limitations with these views due to sand dunes on the foreshore.
■ There was some suggestion of bold building design was important in Frankston
■ The legacy of existing “eyesore’s” were seen as undermining the image of Frankston. This included the Peninsula Centre, Dimmey’s and the Ambassador
1.2.4 Other potential community Issues
■ The impact of development along the Nepean Highway and Kananook Creek on the residences of Long Island has been previously identified
■ Impact on views looking back from the bay (i.e solid mass of buildings) has been previously identified
■ There are potential issues with the impact of development on parkland i.e. overshadowing, visual bulk
■ In other structure plan areas, the intensification of development within established residential areas has been a key issue, particularly with increases in building heights and reduction in building setbacks. This may become an issue within the FAA as the Structure Plan progresses
1.2.5 Market Analysis / Development Potential
■ Locations with water views will attract the greatest demand for multi-level apartment developments
■ The western side of Nepean Highway is a highly sought after address for residential development because of the immediate access to the water and uninterrupted views
■ Feasibility analysis in Frankston indicates that 3-4 storey ‘shoptop’ development is currently the most feasible however still not feasible in today’s market. Larger developments are less feasible because of the lack of maturity in the apartment market
■ Melbourne wide feasibility issues also apply to Frankston in regard to construction costs for various building heights i.e. - 2-4 storeys: greater feasibility because of lower construction costs with domestic builders, 4-8 storeys: less feasible because of unionised sites and lifts, 8 storeys +: greater feasibility because union and lift costs offset by greater number of apartments
■ The analysis of lot sizes indicates that there are good development opportunities along the Nepean Highway and a number of sites within the city centre, particularly publicly owned sites
1.2.6 Mandatory vs. Discretionary height controls
DPCD Practice Note 60 provide guidance for setting height and setback controls for activity centres. It provides discussion on whether mandatory controls (cannot be exceeded under any circumstances) or discretionary controls (can be exceeded if other key objectives satisfied) should be adopted. Mandatory
height and setback controls are currently provided along the majority of the Kananook Creek frontage in the FAA.
The practice note makes the following recommendations about mandatory and discretionary controls in Activity Centres:
■ ‘When appropriate maximum and minimum height and setback controls are identified, they should be included in the relevant planning scheme as discretionary controls with clear design objectives.’
■ ‘Discretionary controls are more likely to facilitate appropriate built form outcomes than mandatory controls by providing more flexibility to accommodate contextual variations and innovative design. This preferred form of height control has been supported through a number of planning panels, more so than mandatory controls.’
■ ‘Mandatory height and setback controls will only be considered in exceptional circumstances. Even where exceptional circumstances are identified, mandatory height and setback controls should only be applied where they are absolutely necessary to achieve the built form objectives or outcomes identified from the comprehensive built form analysis. Where mandatory controls are proposed, it will need to be demonstrated that discretionary controls could result in an unacceptable built form outcome.’
Exceptional circumstances relevant to the FAA:
■ ‘sensitive coastal environments where exceeding an identified height limit will unreasonably detract from the significance of the costal environment’
■ ‘significant landscape precincts such as natural waterways, regional parks and areas where dense tree canopies are the dominant feature’
7Frankston Activities Area DRAFT BUILDING HEIGHTS AND SETBACKS STUDY
01
. IN
TR
OD
UC
TIO
N
1.3 KEY DRIVERS
4. Reinforce the ‘human scale’ of key city centre streets
2. Strengthen the connection to the water
5. Emphasise landmark sites
KEY VIEW
KEY VIEW
CITY CENTRE
■ Building heights and setbacks play a role in delineating the city centre from adjoining residential and lower intensity uses
■ Reinforce the green ring road edge to the city centre
■ Buildings will be designed to retain and/or improve the sense that the water is nearby
■ Protect longer distance views to the water
■ Heights and setbacks will be carefully considered so that new buildings don’t overwhelm the public realm and the experience of pedestrians
■ Reinforce key locations i.e. major corners, entrance sites, sites at the end of viewlines, with a greater presence of built form
3. Solar access to key streets and public spaces
■ Design buildings along key city centre streets to maintain sunlight to opposite footpaths and public spaces
6. Design excellence
■ Ensure all development provides excellence in the standard of architecture and ESD and contributes to the creation of exciting and inspring streets in Frankston
1st
Frankston Activities Area DRAFT BUILDING HEIGHTS AND SETBACKS STUDY 8
1. Define a clear edge to the city centre
The following principles have been developed to guide the preparation of built form controls with a focus on achieving high quality built form outcomes within the FAA
2. CENTRE-WIDE DESIGN PRINCIPLES
2.1 THE PRINCIPLES
8. Enhance Sensitive interfaces - residential, open space, & Kananook Creek
10. Enhance views to the city 12. Servicing Development11. Wind and weather protection
9. Shared Amenity / Equitable Access
■ Built form will respond appropriately to sensitive interfaces in terms of scale, visual mass, overshadowing and overlooking
■ Ensure new development is designed in way that enhances the way the city presents from surrounding public viewing locations
■ Ensure development can be adequately serviced from existing roads and laneways with minimal impact on the public realm
■ Ensure future development carefully considers impacts on the amenity of adjoining land uses and provides i.e. shadowing to private open space, overlooking, encouraging equitable access to views
■ Ensure buildings are designed to reduce the impacts of wind and rain on key public realm areas and provide adequate shade for pedestrians
7. Network of active frontages
■ Reinforce the network of active frontages by designing buildings that are well integrated with and contribute positively to the ajdoining public realm
9
02
. C
EN
TR
E-W
IDE
DE
SIG
N P
RIN
CIP
LE
S
Frankston Activities Area BUILDING HEIGHTS AND SETBACKS STUDY
Glimpses of the water above buildings
Can views across buildings be retained?
Glimpses of the water along the street
2.2.1 Strengthen the connection to the water
CITY CENTRE
Frankston Activities Area DRAFT BUILDING HEIGHTS AND SETBACKS STUDY 10
Figure 5 - Viewshed Analysis showing where ocean views are potentially available
Existing view along Playne Street
Potential future view along Playne Streett
2.2 TESTING THE PRINCIPLES
Recommendations
■ There are a small number of locations within the city centre where ocean views are available. These views are important in providing a sense of connection to the water
■ Test whether it is possible to protect views from a key public viewing location on Davey Street
DAVEY STREET
PLAYNE STREET
WELLS STREET
BEACH STREETNEPEAN
HW
Y YOU
NG
STREET
11
02
. C
EN
TR
E-W
IDE
DE
SIG
N P
RIN
CIP
LE
S
Frankston Activities Area BUILDING HEIGHTS AND SETBACKS STUDY
Potential future view along Playne Streett
2.2.2 Solar access to key city centre streets
Bridge Road, Richmond - building set back to provide solar access to southern footpath
Solar access requires 3-dimensional consideration of shadows
Figure 6 - Key streets and open spaces where solar access is a priority
Recommendations
■ Test building shadowing in a 3 dimensional model for key pedestrian streets within the FAA
■ Develop building heights and setback recommendations which maintain sunlight to key public realm areas
PLAYNE ST
NEPEA
N HW
Y
WELLS ST YOU
NG
ST
KAN
ANO
OK
CK B
VD
2.2.3 Reinforce the ‘human scale’ of city centre streets
Frankston Activities Area DRAFT BUILDING HEIGHTS AND SETBACKS STUDY 12
An example of a building responding to ‘human scale’ in Elwood
Wells Street
Nepean Highway
x x
xx
2:1 Street proportions
2:1 Street proportions
Recommendations
■ Identify key pedestrian streets where ‘human scale’ will be an important outcome
■ Identify other outcomes for reinforcing human scale i.e. fine grain articulation, height of awnings etc.
■ Utilise greater building height along wider streets to provide a greater sense of enclosure in the street
Figure 7 - Testing the equitable sharing of views in cross section
Building height response providing for equitable sharing of views
Existing DDO 5 building heights
Potential view corridor from top storey of a site in the Transit interchange precinct
2.2.4 Shared Amenity / Equitable Access
13
02
. C
EN
TR
E-W
IDE
DE
SIG
N P
RIN
CIP
LE
S
Frankston Activities Area BUILDING HEIGHTS AND SETBACKS STUDY
Recommendations
■ Equitable sharing of views through stepping of building heights cannot be achieved because of lack of fall across the city centre. Investigate other measures that would allow for more equitable access to water views
2.2.5 Enhance distant views to the city
Frankston Activities Area DRAFT BUILDING HEIGHTS AND SETBACKS STUDY 14
Existing view from foreshore reserve
Solid wall of buildings
Gaps between buildings
Figure 8 - Analysis of gaps between buildings Recommendations
■ Provide gaps between buildings by requiring side setbacks for towers
■ Consider options for enabling variation in building heights to provide greater interest to the skyline
Elevated view from esplanade
Elevated view from Esplanade with additional taller buildings to reduce focus on the Peninsula Centre
View from Frankston Freeway
Elevated view from bayside shopping centre car park
2.2.6 Enhance distant views to the city
15
02
. C
EN
TR
E-W
IDE
DE
SIG
N P
RIN
CIP
LE
S
Frankston Activities Area BUILDING HEIGHTS AND SETBACKS STUDY
2.2.7 Recommendations
■ Implement measures for improving long distance views to the city i.e. articulation of rear and side facades of taller buildings, slender building profiles, variation in roof forms
■ Seek additional high quality, taller buildings to reduce visual focus on the Peninsula Centre
Frankston Activities Area DRAFT BUILDING HEIGHTS AND SETBACKS STUDY 16
20*
20*
20*
NEP
EAN
HW
Y
32
32
32
12
12
12
20*
20
26
26
KEY VISUAL LINK (TO THE BAY)
SENSITIVE INTERFACE
KEY PEDESTRIAN STREETS
KEY PEDESTRIAN LINKS
EXISTING DEVELOPMENT PROPOSAL (HEIGHT IN LEVELS)
EXISTING FINE-GRAIN DEVELOPMENT
PROPOSED NEPEAN BOULEVARD - STREETSCAPE STRATEGYSensitive Interface to the west
and south- Consider solar access and visual impact to the Kananook
Creek, Foreshore Parkland and Long Island residential area
Fine grain subdivision pattern - need to retain through redevelopment
Create a ‘human scale’ environment along Kananook
Creek and Foreshore parklands - Key pedestrian and cycle link
Opportunities for landmark or ‘gateway’ sites and buildings - key links to the bay and gateways to the city centre
Sides of buildings - Need to ensure articulation of all sides of buildings because of views along Nepean Hwy and long distance views to city centre
Sense of enclosure along Nepean Highway - Potential for greater heights at the street edge
Avoid a solid wall of development along the Highway
- Upper level setbacks required to achieve gaps between buildings
BEACH ST
WELLS ST
PLAYNE ST
DAVEY ST
NEP
EAN
HW
Y
KAN
ANO
OK
CREE
K
FORESHORE PARKLAND
LONG ISLAND
8
14
21
8
14
4
3. PRECINCT 1 - NEPEAN HWY / KANANOOK CREEK
EXISTING PLANNING CONTROLS
EXISTING DDO5 BUILDING HEIGHTS (METRES)
* DENOTES MANDATORY BUILDING HEIGHT
8-10
Key Issues and Opportunities
■ Solar access to key public spaces will need to be maintained
■ Sensitive interface to the foreshore and Long Island residential area will need to be considered
■ There is a greater demand for development in this precinct because of the access to water views
■ Opportunity to create a highly vibrant and engaging public realm along the Kananook Creek through the design of new buildings
12
12
3.1 EXISTING SITUATION3.1.1 Analysis / Existing Building Height and Setback Controls
Figure 9 - Precinct 1 Analysis Plan
32
17
03
P
RE
CIN
CT
1 -
NE
PE
AN
HW
Y /
KA
NA
NO
OK
CR
EE
K
Frankston Activities Area BUILDING HEIGHTS AND SETBACKS STUDY
The key principles for support of good urban amenity in Precinct 1 are:Strengthen the connection to the water – Create a great quality public realm edge to Kananook Creek, and to Nepean Highway, that fosters and supports active building uses that complement these spaces. Provide ground level links where possible to create greater permeability and gaps between upper levels of development to provide a stronger visual connection to and from the foreshore
Solar access to key streets and public spaces – Provide spaces along the Kananook Creek and Nepean Highway that have their solar access protected for the public to enjoy
‘Reinforce the human scale of key city streets – Create and reinforce a level of pedestrian comfort at street level, in spaces, footpaths, and places that people want to walk, linger, sit and eat
Emphasise landmark sites – Particularly gateway sites and corner sites that are highly visible from multiple viewlines within the FAA
Design excellence – Demand worlds best practice design quality and consideration and no less, particularly in a precinct which creates an important address for the FAA
Network of active frontages – Foster vibrant and visually permeable frontages particularly focused on the Kananook Creek edge
3.2 APPLYING THE PRINCIPLES
Enhance Sensitive interfaces –Reinforce the highly valued Kananook Creek with a great urban environment that links the FAA to the foreshore
Enhance views to the city - Enhance long distance and closer views by providing visual permeability between buildings, an interesting skyline and attractive building forms
Minimise shadowing of the public realm
Frankston Activities Area DRAFT BUILDING HEIGHTS AND SETBACKS STUDY 18
32
38
BEACH ST
ROSS SMITH AVE
WELLS ST
PLAYNE ST
DAVEY ST
NEP
EAN
HW
Y
KAN
ANO
OK
CREE
K
FORESHORE PARKLAND
LONG ISLAND
12
12
20
20
32
32
32
32
20
12
12
12
38
38
20
20
20
20
20
20
20
26
Retain fine-grain character
Provide ground level setback of 3-5m to Kananook Creek to widen the public realm through this area
Provide ground level setback to sand sculpting site to minimise loss of sunlight during opening season and create a pedestrian link to Kananook Creek
BUILDING HEIGHTS (METRES)
ENGAGING AND ACTIVATED FRONTAGE (HARD EDGE)
ACTIVATED FRONTAGE (HARD EDGE)
KEY PEDESTRIAN LINKS AT GROUND LEVEL AND OPEN TO SKY (IN THIS VICINITY)
GROUND LEVEL SETBACK TO BE PROVIDED
26 12
12
12
32
Building Heights ■ South of Wells Street - Preferred height is 38m (10-12
storeys) ■ North of Wells Street - Preferred height is 32m (8-10
storeys) ■ Site immediately north of Beach Street - Preferred
height of 26m (7-8 storeys) ■ East side of Nepean Highway - Preferred height is
32m (8-10 storeys)
Street Edge ■ Preferred height to Kananook Creek pathway - 12m
(3 storeys) ‘human scale’ edge. This may be varied with other design solutions that reduce the impact of a sheer facade to the public realm and mitigate the effects of wind.
■ Preferred height to Nepean Hwy - 20m (5-6 storey) ‘street wall, built to boundary.
■ Preferred setback to Kananook Creek above 12m (3 storeys) is 5m.
■ Preferred setback to Nepean Hwy above 20m (5-6 storeys) is 5m.
Tower spacing and width ■ Preferred setback to common / shared boundaries is
5m (allows for 10m gaps between towers) ■ Preferred tower setback to the centreline of adjoining
laneway is 5m (allows for 10.0m space between towers)
■ Towers above the podium should have a maximum width / depth of 40m
3.3 RECOMMENDATIONS3.3.1 Building Heights & Setbacks
12
1220
Figure 10 - Precinct 1 Recommendations Plan
20
1212
12
20
17
12
12
12
20
2020
20
2012
32
19
03
P
RE
CIN
CT
1 -
NE
PE
AN
HW
Y /
KA
NA
NO
OK
CR
EE
K
Frankston Activities Area BUILDING HEIGHTS AND SETBACKS STUDY
3.3.2 Other built form recommendations ■ Active Frontages - Ensure engaging and active
frontages along all streets as marked on the recommendations plan
■ Weather protection - Provide building awnings to Nepean Highway, Beach Street, Wells Street Playne Street and Davey Street
■ Fine-grain development - Encourage new development to provides for narrow tenancies at ground level or utilise articulation and building form to create the sense of a fine-grain subdivision
■ Laneways surveillance - Encourage land uses that provide for passive surveillance of laneways
■ Pedestrian Links - Create ground level pedestrian links in the vicinity of locations shown on the plan
Frankston Activities Area DRAFT BUILDING HEIGHTS AND SETBACKS STUDY 20
Figure 11 - Cross section of preferred maximum building envelopes: Kananook Creek - Long Island InterfaceRecommended built form control Long Island interface (north of Wells Street)
Figure 12 - Cross section of preferred maximum building envelopes: Kananook Creek - Foreshore Interface Recommended built form control foreshore interface (south of Wells Street)
3.3.3 Cross sections
2
2
21
03
P
RE
CIN
CT
1 -
NE
PE
AN
HW
Y /
KA
NA
NO
OK
CR
EE
K
Frankston Activities Area BUILDING HEIGHTS AND SETBACKS STUDY
3.4 STRATEGIC JUSTIFICATION / RATIONALE
3.4.1 Solar Access ■ Sunlight to Kananook Creek Boulevard and the
shared path are key elements to consider when determining building heights and setbacks in this precinct. The east west orientation of allotments assist in maintaining solar access throughout the year with the shadow impacts at the equinox (September 22) comparable to the impacts at the winter solstice (June 22)
■ For the area north of Wells Street, sunlight is provided to shared path from 10:30am onwards on September 22. For the area south of Wells Street sunlight is provided to the entire public realm from 11:00am onwards on September 22 (refer to Figures 1, 2 and 3 in Appendix - 3-Dimensional Shadow Analysis)
■ The proposed building envelopes north of Wells Street (Long island interface) also satisfy relevant ResCode Standards for providing sunlight to private open space on adjoining properties. The shadow testing demonstrated that 5hrs and 40 minutes of sunlight is provided to Long Island properties between 9am and 3pm on September 22. The standard requires a minimum of 5 hours of sunlight to be provided
3.4.2 Street / creek edge ■ The street level edge along Kananook Creek will
be a continuous, 3 storey built edge that is highly activated with public, commercial and social uses that opens up and engages with the footpath space and the creek. The emphasis at this edge is on a high quality, comfortable and inviting public space. Fine grain design detailing in the levels addressing the creek will further enhance the ‘human scale’ elements of the creek edge
■ Above the 3 storey edge, a 5m setback to the upper levels of development allows for signficiant visual distinction between street level storeys and upper storeys, for upper level balconies, terraces or articulation of 2-3m depth that still retains a setback, and for a commercially feasible construction setback in terms of structural grid.
■ The proposed 5m setback for upper levels also responds to the sensitivity of wind, local wind patterns and gusts on the foreshore by helping to deflect down drafts
■ The Nepean Highway edge is defined by a 6 storey ‘street wall’ which responds to the significant width and grandeur of the Nepean Hwy section, providing a level of enclosure to this as a activity centre boulevard (refer to Figure 13). Above this 6 storey edge, a 5m setback to the upper levels of development allows for a significant visual distinction between street level storeys and upper storeys, whilst retaining upper levels overlooking and interacting with the Nepean Highway environment.
3.4.3 Overall heightThe overall building heights for Kananook Creek were developed by balancing the following factors:
■ The role of Frankston as a CAA - As a CAA, Frankston will need to provide for a greater intensity of land uses throughout. This should be focused in areas which have good access to shops, services, transport and amenity, and where the market is likely to deliver the development. The Kananook Creek precinct satisfies these elements
■ Impacts on solar access - The shadow testing demonstrated that significant building heights could be accommodated whilst maintaining good sunlight to the Kananook Creek public realm
■ Impacts on the Long Island Residential area - There is a distance of 40-45 metres between Long Island dwellings and commercial properties along Kananook Creek Boulevard. Future building envelopes will impact on residences when viewed from rear yards, even with upper levels set back 5m from the front facade. The proposed separation between towers will prevent a solid ‘wall’ of buildings to the residences helping to diminish the visual impact. In terms of overshadowing, the proposed building envelopes will have minimal impact on residences as discussed under Solar Access.
The preferred building heights and setbacks for the precinct are justified as a balance of the following factors at play within the FAA:
Frankston Activities Area DRAFT BUILDING HEIGHTS AND SETBACKS STUDY 22
■ Impacts on the foreshore public realm - There is a distance of 115m (approx.) from the foreshore to commercial properties along Kananook Creek Boulevard and a distance of 75m (approx.) to picnic tables in the foreshore reserve. This significant distance is likely to reduce the visual impact of buildings. Views from the foreshore environment are more likely to be diminished by a continuous ‘wall’ of unbroken buildings or unarticulated buildings. The proposed side setbacks will ensure that there are sufficient gaps between buildings. The building envelopes cast no additional shadow to the foreshore reserve from 9:00am onwards on September 22
■ Development feasibility - The current building controls of 6 storeys lies within the 4-8 storey building height range that is less readily developed because the additional costs of unionised sites and lifts is not offset by the development yield. Development of 8 storeys or greater is more readily delivered in the market place. In Frankston, there is also a greater demand for development which has good access to water views, which are provided in the Kananook area
■ On balance, it was considered that there were good opportunities to increase the building heights through this precinct from the existing mandatory 6 storey heights, which has not resulted in any development within the precinct since its introduction
3.4.6 Setbacks
■ Buildings are recommended to be built to the street edge and each side boundary for the height of the podium. This will reinforce the hard edged urban character of the city centre
■ For levels above the podium, side setbacks of 5m from each boundary provides visual breaks of 10m between upper levels of buildings and reinforces a sense of shared amenity and views to and from the Bay to the CAA. This also allows for sufficient privacy between potential future apartments, which is recommended as a 9m gap under ResCode
Frankston Activities Area BUILDING HEIGHTS AND SETBACKS STUDY
3 storey street edge: View from western footpath of Nepean Highway (between Wells and Beach Street)
6 storey street edge: View from western footpath of Nepean Highway (between Wells and Beach Street)
Figure 13 - Nepean Highway Street edge analysis
3.4.7 Nepean Highway street edge
■ The indicative 3D modelling indicates that a six storey edge to the Nepean Highway provides a stronger sense of enclosure without overwhelming the street space
Figure 14 - Precinct 2 - Analysis Plan
Frankston Activities Area DRAFT BUILDING HEIGHTS AND SETBACKS STUDY 24
KEY VISUAL LINK (TO THE BAY)
KEY PEDESTRIAN STREETS
KEY PEDESTRIAN LINKS
EXISTING DEVELOPMENT PROPOSAL (HEIGHT IN LEVELS)
EXISTING LANEWAYS
EXISTING FINE GRAIN SHOPFRONTS
‘Human scale’ environment along Key Pedestrian Streets - Opportunities to enhance key streets with fine-grain shopfronts and a building scale that relates to pedestrians
Solar access - Maintain solar access to key pedestrian streets, particularly
southern footpaths
Solar access - Narrow width of Shannon Street Mall will make it difficult to maintain solar access
8
EXISTING DDO5 BUILDING HEIGHTS (METRES)
32 20 12
32
32
32
3232
32
32
20
3232
3232
PARK
LAN
E
SHAN
NO
N S
T M
ALL
CINEMA & PLAZA
WELLS ST
PLAYNE STDAVEY ST
NEP
EAN
HW
Y
THO
MPS
ON
ST
14
7
YOUNG ST
BAYSIDE SHOPPING
CENTRE
Key Issues and Opportunities
■ Maximising solar access to retail streets is important to provide a point of difference to the Bayside Shopping Centre
■ Opportunity to create a more ‘urban’ character to laneways through future building heights and setbacks
4. PRECINCT 2 - CORE RETAIL STREETS
4.1 EXISTING SITUATION
4.1.1 Analysis / Existing Building Height and Setback Controls
Shannon St Mall is a key link and retail stipSunlight to the public realm on the south side of Wells Street will need to be maintained
25
04
P
RE
CIN
CT
2 -
CO
RE
RE
TA
IL S
TR
EE
TS
Frankston Activities Area BUILDING HEIGHTS AND SETBACKS STUDY
The key principles for support of good urban amenity in Precinct 2 are:Solar access to key streets and public spaces – The key point of difference between the retail streets and Bayside Shopping Centre is being able to experience sunlight. This must be maintained in order for the retail streets to enhance their role particularly for outdoor dining.
Reinforce the human scale of key city streets – A key ingredient to the success of the retail streets will be to create spaces where pedestrians feel comfortable at street level and engaged with the built form. A building scale that relates to the street proportions with fine-grain articulation will be key elements that help to reinforce the human scale
Network of active frontages – This precinct is the street based retail heart of the FAA therefore engaging and active frontages to all streets is mandatory
Design excellence – As the retail heart buildings will need to be of exemplar quality with a strong focus on presentation to the footpath
4.2 APPLYING THE PRINCIPLES
Frankston Activities Area DRAFT BUILDING HEIGHTS AND SETBACKS STUDY 26
Maintain solar access to key city centre streets including Wells Street, Thompson Street, Playne Street and Shannon Street Mall. In particular sunlight should be preserved to the public space in front of the Cinema
Maintain solar access to southern footpath
Station Street Mall - Provide additional height at the street edge
BUILDING HEIGHT RECOMMENDATIONS (METRES)
ENGAGING AND ACTIVATED FRONTAGE (HARD EDGE)
ACTIVATED FRONTAGE (HARD EDGE)
KEY PEDESTRIAN LINKS
LANE
Develop recommendations for retention of fine grain character
4.3 RECOMMENDATIONS 4.3.1 Building Heights and Setbacks
Building Heights ■ Precinct wide - Preferred maximum height of 32m (8-
10 storeys) ■ Preferred street edge / podium height to Wells Street,
Thompson Street and Shannon Street Mall is 12m (3 storeys)
■ Preferred street edge / podium height to Playne Street is 14m (3-4 storeys)
■ Preferred street edge / podium height to Station Street Mall is 20m (5-6 storeys)
Setbacks ■ Podium levels should have zero front and side setbacks ■ Development above podium should be set back at
least 5m from the primary / front street boundary ■ North side of Wells Street and north side of Playne
Street - Development above the podium should set back to maintain sunlight to southern footpaths from 10:00am at the equinox (September 22)
■ Common boundary setbacks - Preferred tower setback to common / shared boundaries is 5m (allows for 10m gaps between towers)
■ Adjoining laneway setbacks - Zero setback for podium levels to the laneway. Preferred tower setback to the centreline of adjoining laneway is 5m (allows for 10m space between towers)
■ Tower width / depth - Towers above the podium should have a maximum width / depth of 40m
Figure 15 - Precinct 2 - Recommendations Plan
32 20 12
CINEMA & PLAZA
WELLS ST
PLAYNE ST
DAVEY ST
THO
MPS
ON
ST
BAYSIDE SHOPPING
CENTRE
12
12
1232
12 12
12
12
20
1212
14
14
32
3232
32
32
32
32
3232
32
12
12
12
14
12
32
PARK
LAN
E
SHAN
NO
N S
T M
ALL
STATION ST MALL
4.3.3 Street cross sections
27
04
P
RE
CIN
CT
2 -
CO
RE
RE
TA
IL S
TR
EE
TS
Frankston Activities Area BUILDING HEIGHTS AND SETBACKS STUDY
4.3.2 Other built form recommendations ■ Active Frontages - Ensure engaging and activated
frontages along all streets as marked on the built form plan
■ Weather protection - Provide building awnings to all streets within the precinct with the exception of Shannon Street Mall, Station Street Mall and laneways
■ Fine-grain development - Encourage new development to provides for narrow tenancies at ground level or utilise articulation and building form to create the sense of a fine-grain subdivision
■ Laneways surveillance - Encourage land uses that provide for passive surveillance of laneways
Figure 16 - Cross section of preferred maximum building envelopes: Wells Street
2
Frankston Activities Area DRAFT BUILDING HEIGHTS AND SETBACKS STUDY 28
Figure 17 - Cross section of preferred maximum building envelopes: Shannon Street Mall
Figure 18 - Cross section of preferred maximum building envelopes: Playne Street
29
04
P
RE
CIN
CT
2 -
CO
RE
RE
TA
IL S
TR
EE
TS
Frankston Activities Area BUILDING HEIGHTS AND SETBACKS STUDY
4.4 STRATEGIC JUSTIFICATION / RATIONALEThe preferred building heights and setbacks for the precinct are justified as a balance of the following factors at play within the FAA:
4.4.1 Solar access
■ Sunlight to footpaths is a key driver for determining building heights and setbacks in this precinct. Wells and Playne Street both have north facing footpaths which will require the building envelopes of sites on the northern side of the street to be carefully considered
■ Providing adequate sunlight to the southern footpath on September 22 was considered a reasonable measure resulting in feasible development outcomes. This measure is also supported in a number of other planning schemes
■ Testing demonstrated that sunlight is achievable from 10am on September 22, whilst allowing for generous building envelopes. This approach will enable these streets to fulfil their outdoor cafe role
4.4.2 Street edge
■ A human scale is desired for each of the streets in this precinct to in order to fulfil their retail and hospitality role
■ A three storey edge is considered an appropriate scale for Wells Street and Thompson Street to provide a 1:2 building height / street width proportion. This will provide for sufficient enclosure without the effect of buildings dominating the street space
■ Playne Street is wider than other streets therefore a recommended street edge of 4 storeys is proposed to provided a 1:2 street proportion.
■ A fine grain built form response will be required for all sites within the precinct which will further enhance the human scale elements
4.4.3 Overall height
■ Building heights have generally been determined based on the potential development outcome on a typical site once the solar access requirements are met. Larger sites may be able to accommodate taller development which is why a ‘preferred’ building height is recommended
■ The overall building heights are generally consistent with what currently exists under DDO5
■ The south side of Playne Street is the only exception which has increased in height from 6 to 10 storeys. This increase can be supported based on a number of reasons, including: - The large lots in Playne Street can comfortably
accommodate development of 10 storeys without shadowing or amenity impacts
- Limiting heights through this precinct is not going to protect views to the water unless heights are limited to 3-4 storeys along Playne Street (refer to Figure 28)
- This height provides for a subtle transition in scale to the approved development at 10-12 Davey Street
- Taller development will not adversely impact on views to the area
4.4.4 Setbacks
■ Buildings are recommended to be built to the street edge and each side boundary for the height of the podium. This will reinforce the hard edged urban character of the city centre
■ For levels above the podium, side setbacks of 5m from each boundary will be required in order to provide gaps between buildings and break up visual mass. This also allows for sufficient privacy between potential future apartments, which is recommended as a 9m gap under ResCode
■ There will be many narrow sites where the proposed side setbacks are not feasible. These sites will require individual consideration with a focus on: - Whether or not there will be suffiicient privacy
for the proposed dwellings once the adjoining properties are developed in a similar manner
- Whether or not the development significantly diminshes the amenity of adjoining properties and will prevent access to amenity in future development
- The potential impact of large scale unarticulated party walls that are visible from key public viewing locations
Figure 19 - Precinct 3 - Analysis Plan
Frankston Activities Area DRAFT BUILDING HEIGHTS AND SETBACKS STUDY 30
KEY VISUAL LINK (TO THE BAY)
DESIRABLE HARD EDGE
DESIRABLE ACTIVE EDGE
KEY PEDESTRIAN STREETS
KEY PEDESTRIAN LINKS
EXISTING DEVELOPMENT PROPOSAL (HEIGHT IN LEVELS)
LANE - VEHICLE ACCESS REQUIRED
POTENTIAL GATEWAY OR LANDMARK SITE
DESIRED GREEN EDGE TO THE CITY CENTRE - STREETSCAPE STRATEGY
Key redevelopment opportunity - At grade car parks provide major redevelopment opportunities
Young Street - Solar access to footpaths and a human scale to built form will be important to reinforce its key pedestrian role
Park Lane car park link - Opportunity to enhance
link with activated buildings
Sherlock and Hayes site - Potential for new link through the site to
connect arts precinct to Young St and transit
interchange
8
Green edge to the city centre - Ground level setbacks will be required to implement ring road planting proposed as part of the streetscape strategy
5.1 EXISTING SITUATIONEXISTING PLANNING CONTROLS
EXISTING DDO5 BUILDING HEIGHTS (METRES)
12 20 32
Key Issues
■ A number of large development sites provide good opportunities for higher scale development
■ Opportunities for higher quality built form to address Young Street and transit interchange and enhance this key arrival precinct
■ Potential for future links through the Sherlock and Hayes site to connect transit interchange into the arts precinct
32
32
32
YOUNG ST
40
40
40
32
32
WELLS ST
PLAYNE ST
TRANSIT INTERCHANGE
YOUNG ST
CINEMA
CHISHOLM TAFE
10
3
5. PRECINCT 3 - TRANSIT INTERCHANGE
5.1.1 Analysis / Existing Building Height and Setback Controls
31
04
P
RE
CIN
CT
2 -
CO
RE
RE
TA
IL S
TR
EE
TS
Frankston Activities Area BUILDING HEIGHTS AND SETBACKS STUDY
The key principles for support of good urban amenity in Precinct 3 are:Solar access to key streets and public spaces – Young Street provides a major role for pedestrian movement and gathering. Access to sunlight will be important
‘Reinforce the human scale of key city streets – Built form along Young Street will create and reinforce a level of pedestrian comfort at street level, in spaces, footpaths, and places that people want to walk, linger, sit and eat
Emphasise landmark sites – There are several key sites which are highly visible within this precinct and will require a high quality development response that enhances entries and key viewlines.
Design excellence – As a key arrival precinct the design of buildings will need to establish a benchmark of quality that is carried through the rest of city centre
Network of active frontages – Young Street should provide a continuous network of active frontages to fulfil its retail role by providing vibrant and visually permeable frontages
Define a clear edge to the city centre - Fletcher Road will provide a role in creating a green edge to the city centre which requiring ground level front setbacks to achieve significant tree planting
5.2 APPLYING THE PRINCIPLES
The wide road reserve of Young Street provides opportunities for taller buildings at the street edge to create a stronger sense for enclosure
Young Street is a key arrival point for many people
Frankston Activities Area DRAFT BUILDING HEIGHTS AND SETBACKS STUDY 32
BUILDING HEIGHT RECOMMENDATIONS (METRES)
ENGAGING AND ACTIVATED FRONTAGE (HARD EDGE)
ACTIVATED FRONTAGE (HARD EDGE)
LANDSCAPED FRONT SETBACK (ACTIVATED FRONTAGE)
ENHANCED / FUTURE PEDESTRIAN LINKS
LANE - SERVICE VEHICLE ACCESS REQUIRED
POTENTIAL GATEWAY OR LANDMARK SITE
Sherlock and Hayes Site - Future pedestrian link to be provided to connect into arts precinct
Provide reduction in building scale to Playne Street to minimise overshadowing of footpath and library forecourt
Fletcher Road - Front setbacks of 3-5m to achieve Ring Road planting
Improved pedestrian link with active frontages
32 20 12Building Heights ■ West of Young Street - Preferred maximum
height of 32m (8-10 storeys) ■ East of Young Street - Preferred maximum
height of 44m (12-14 storeys) ■ Preferred street edge to Young Street is 14m (3-4
storeys) ■ Preferred street edge / podium height to
Fletcher Road is 20m (5-6 storeys)
Setbacks ■ West of the rail line - Podium levels should have
zero front and side setbacks ■ Fletcher Road - Ground level landscaped
setback of 3-5m to Fletcher Road to provide sufficient space for ring road planting
■ Development above podium should be set back at least 5m from the primary / front street boundary
■ Sherlock and Hayes site - Additional setbacks above 29m in height will be required to provide sunlight to the southern footpath of Playne Street at 10am on the equinox
■ Common boundary setbacks - Preferred tower setback to common / shared boundaries is 5m (allows for 10m gaps between towers). Where this is not achievable provide an assessment of the potential for
■ Adjoining laneway setbacks - Zero setback for podium levels to the laneway. Preferred tower setback to the centreline of adjoining laneway is 5m (allows for 10m space between towers)
■ Tower width / depth - Towers above the podium should have a maximum width / depth of 40m
5.3 RECOMMENDATIONS5.3.1 Building Heights & Setbacks
Figure 20 - Precinct 3 - Recommendations Plan
WELLS ST
STATION ST MALL
BALMORAL ST
ROSS SMITH AVE
PLAYNE STYOUNG ST
CINEMA
32
32
32
2014
44
44
44
44
32
3214
14
14
14
14 14
14
14
20
14
33
05
P
RE
CIN
CT
3 -
TR
AN
SIT
IN
TE
RC
HA
NG
E
Frankston Activities Area BUILDING HEIGHTS AND SETBACKS STUDY
5.3.2 Other built form recommendations
■ Active Frontages - Ensure engaging and active frontages along all streets as marked on the recommendations plan
■ Weather protection - Provide building awnings to Young Street
■ Park Lane car park link - Provide an enhanced pedestrian link through the Park Lane car park with active ground floor uses
■ Mid-block link - Provide link through the Sherlock and Hayes site in future redevelopment with active ground floor uses
■ Fine-grain development - Encourage new development to provide narrow tenancies at ground level or utilise articulation and building form to create the sense of a fine-grain subdivision
■ Laneways surveillance - Encourage land uses that provide for passive surveillance of laneways
5.4 5.3 RECOMMENDATIONS5.4.1 Cross Section - Young Street
Figure 21 - Cross section of preferred maximum building envelopes: Young Street
2
Frankston Activities Area DRAFT BUILDING HEIGHTS AND SETBACKS STUDY 34
5.5 STRATEGIC JUSTIFICATION / RATIONALE
5.5.1 Solar access
■ Sunlight to footpaths in Young Street and Playne Street is a key driver for determining building heights and setbacks in this precinct.
■ The proposed building envelopes will enable full sunlight to the eastern footpath of Young Street including the transit interchange until 2pm on September 22
■ The Sherlock and Hayes site will require additional upper level setbacks to maintain sunlight to the southern footpath Playne Street on the equinox
5.5.2 Street edge
■ A human scale is desired for Young Street to integrate with the network of other key pedestrian streets in the city centre. A four storey edge is considered an appropriate scale to provide a 1:2 (approx.) building height / street width proportion. This will ensure buildings do not dominate the street space and south of Wells Street will create a greater sense of containment in the street
■ A fine grain built form response will be required for all sites west of the rail line to further enhance the pedestrian scale
■ For Fletcher Road a ground level setback of 3-5m is proposed in order to achieve the ‘green edge’ to the city identified in the Streetscape Strategy by providing additional space for significant tree planting. The six storey edge to the landscaped setback can be supported in order to create a greater sense of containment within the street and enhance the boulevard character of the ring road
■ A 5m setback from the podium edge to the tower is proposed. This prevents a sheer wall to the street and provides for sufficient visual separation between the podium and tower. Tower setbacks will also help to deflect down drafts
5.5.3 Side and rear setbacks
■ Buildings are recommended to be built to the street edge and each side boundary for the height of the podium. This will reinforce the hard edged urban character of the city centre
■ For levels above the podium, side setbacks of 5m from common boundaries and the centreline of laneways are proposed to provide for significant breaks between towers and sufficient spacing to maintain privacy for future apartment buildings
5.5.4 Overall height
■ The overall building heights are generally consistent with what currently exists under DDO5 and can continue to be supported based on Frankston’s role as a Central Activities Area. Preferred heights are recommended in order to allow a greater intensity of development on sites where there will be minimal impact on solar access
■ The recommended heights for the Sherlock and Hayes site and the railway land have increased marginally from 12-13 storeys to 14 storeys. These sites were tested to be large enough to accommodate this scale of building with minimal impact on sunlight to adjoining public spaces. There are no sensitive interfaces on these sites.
The preferred building heights and setbacks for the precinct are justified as a balance of the following factors at play in development within the Frankston CAA:
Figure 22 - Precinct 4 - Analysis Plan
EXISTING PLANNING CONTROLS
EXISTING DDO5 BUILDING HEIGHTS (METRES)
LANSCAPED GROUND LEVEL SETBACK OF 3-5m (DDO5)
32
35
06
P
RE
CIN
CT
4 -
NO
RT
HE
RN
RE
TA
IL
Frankston Activities Area BUILDING HEIGHTS AND SETBACKS STUDY
Key link to the bay - Opportunity to enhance Beach Street with active uses and high quality development
to make it a desirable link to the bay
Service / Access streets - Recognise the importance of some street for a
service / access role whilst encourage greater activation particularly on the
ground floor
Beach Street - Significant opportunities for greater activation of Beach Street through improvements to the shopping centre and redevelopment of adjoining lots
Keys Street - Opportunity to enhance the souther end of Key
Street with greater level of activation
KEY VISUAL LINK (TO THE BAY)
DESIRED GREEN EDGE TO THE CITY CENTRE - STREETSCAPE STRATEGY
KEY PEDESTRIAN STREETS
KEY PEDESTRIAN LINKS
EXISTING DEVELOPMENT PROPOSAL (HEIGHT IN LEVELS)
EXISTING LANE - SERVICE VEHICLE ACCESS REQUIRED
POTENTIAL GATEWAY OR LANDMARK SITE
8
6.1 EXISTING SITUATION
Key Issues
■ Improvements to the street edge should be a key focus for future development through rationalisation of loading / servicing areas and activation of ground levels
■ Opportunities for a more ‘urban’ edge to some streets because there is less of a focus on human scale and solar access
32
BEACH ST
32
32
32
32
32
32
KEYS
ST
OLS
EN S
T
FLETCHER RD
ROSS SMITH AVE
ROSS SMITH AVE
WELLS ST
TRANSIT INTERCHANGE
BAYSIDE SHOPPING
CENTRE
BAYSIDE SHOPPING
CENTRE
BAYSIDE SHOPPING
CENTRE 10
3
NEP
EAN
HW
Y
32
6. PRECINCT 4 - NORTHERN RETAIL
6.1.1 Analysis / Existing Building Height and Setback Controls
Frankston Activities Area DRAFT BUILDING HEIGHTS AND SETBACKS STUDY 36
The key principles for support of good urban amenity in Precinct 4 are:Strengthen the connection to the water – Beach Street provides direct access to the beach for a significant residential catchment in Frankston. There are opportunities to enhance this link with engaging ground floor uses and high quality development
Design excellence – High quality design will be paramount to lead the revitalisation of this precinct and encourage greater use of the streets by pedestrians
Network of active frontages – There are significant opportunities to enhance the public realm throughout this precinct with engaging and visually permeable frontages particularly along Beach Street, Station Street Mall, Shannon Street Mall and the southern end of Keys Street
Define a clear edge to the city centre - Fletcher Road will provide a role in creating a green edge to the city centre which requiring ground level front setbacks to achieve significant tree planting
6.2 APPLYING THE PRINCIPLES
Significant opportunities to provide greater activation of Beach Street
6.3 RECOMMENDATIONS6.3.1 Building Heights & Setbacks
Building Heights ■ Entire precinct - Preferred maximum height of
32m (8-10 storeys) ■ Preferred street edge / podium height to Beach
Street, Fletcher Road and Station Street Mall is 20m (5-6 storeys)
■ Preferred street edge / podium height to Shannon Street Mall is 12m (3 storeys)
Setbacks ■ Podium levels should have zero front and side
setbacks ■ Development above podium should be set
back at least 5m from the primary / front street boundary
■ Common boundary setbacks - Preferred tower setback to common / shared boundaries is 5m (allows for 10m gaps between towers)
■ Adjoining laneway setbacks - Zero setback for podium levels to the laneway. Preferred tower setback to the centreline of adjoining laneway is 5m (allows for 10m space between towers)
■ Tower width / depth - Towers above the podium should have a maximum width / depth of 40m
Figure 23 - Precinct 4 - Recommendations Plan
37
06
P
RE
CIN
CT
4 -
NO
RT
HE
RN
RE
TA
IL
Frankston Activities Area BUILDING HEIGHTS AND SETBACKS STUDY
BUILDING HEIGHT RECOMMENDATIONS (METRES)
ENGAGING AND ACTIVATED FRONTAGE (HARD EDGE)
ACTIVATED FRONTAGE (HARD EDGE)
FUTURE ‘OPEN AIR’ PEDESTRIAN LINK
LANE - VEHICLE ACCESS REQUIRED
KEYS
ST
EVEL
YN S
T
OLS
EN S
T
32
BEACH ST YOU
NG
ST
FLETCHER RD
STATION ST MALL
BAYSIDE SHOPPING
CENTRE
BAYSIDE SHOPPING
CENTRE
32
32
32
32
20
20 20
2012
20
20
20
20
20
32
32
32 20 12
6.3.2 Other built form recommendations ■ Active Frontages - Ensure active frontages along all streets
marked on the built form plan ■ Bayside Shopping Centre - Encourage an ‘open air’ east west
link through the Bayside Shopping Centre connecting the east and west legs of Ross Smith Avenue
■ Weather protection - Provide building awnings to Beach Street
■ Fine-grain development - Encourage new development to provide narrow tenancies at ground level or utilise articulation and building form to create the sense of a fine-grain subdivision
■ Laneways surveillance - Encourage land uses that provide for passive surveillance of laneways
Frankston Activities Area DRAFT BUILDING HEIGHTS AND SETBACKS STUDY 38
Figure 24 - Cross section of preferred maximum building envelopes: Beach Street
6.3.3 Cross section - Beach Street
Potential built form outcome to Station Street Mall
2
39
06
P
RE
CIN
CT
4 -
NO
RT
HE
RN
RE
TA
IL
Frankston Activities Area BUILDING HEIGHTS AND SETBACKS STUDY
6.4 STRATEGIC JUSTIFICATION / RATIONALE
Potential built form edge to Beach Street
6.4.1 Street edge
■ A six storey edge / podium to Beach Street will provide for a more urban character and enable a greater intensity of development. This street provides less critical retail role than the core city centre streets therefore there is less of a focus on access to sunlight and a pedestrian scale. Station Street Mall will similarly provide a more urban character with a six-storey edge
■ A six storey edge to Fletcher Road provide a consistent building scale along the entire road and enhance the boulevard character
■ Elsewhere there are no requirements to provide a lower scale street edge because of the servicing nature of the streets
■ A critical outcome for streets within the precinct is to provide a greater level of activation. This is particularly encouraged along Beach Street and Keys Street south
6.4.2 Side and rear setbacks
■ Buildings are recommended to be built to the street edge and each side boundary for the height of the podium. This will reinforce the hard edged urban character of the city centre.
■ For levels above the podium, side setbacks of 5m from common boundaries and the centreline of laneways are proposed to provide for significant breaks between towers and sufficient spacing to maintain privacy for side balconies in future apartment buildings
6.4.3 Overall height
■ The overall building heights are consistent with what currently exists under DDO5 and can continue to be supported based on Frankston’s role as a Central Activities Area. Preferred heights are recommended in order to allow a greater intensity of development on sites where there will be minimal impact on streetscape amenity
The preferred building heights and setbacks for the precinct are justified as a balance of the following factors at play within the FAA:
PERFORMING ARTS CENTRE
DDO6 APPLIES
20
20
2020
9
20
Figure 25 - Precinct 5 - Analysis Plan
14
Frankston Activities Area DRAFT BUILDING HEIGHTS AND SETBACKS STUDY 40
8
NEPEA
N HW
Y
LIBRARY
CIVIC CENTRE
SCHOOL
FRANKSTON OVAL
BEAUTY PARK
Define the edge of the city centre - Opportunity to strengthen the green edge to the city centre whilst providing for higher intensity land uses
High point with views to the bay - Intvestigate opportunities to protect key views from the public realm in Davey Street
Heritage Overlays - Future development will need to provide
setbacks and a low scale edge that integrates with the heritage setting
PLAYNE ST
DAVEY ST
BAXT
ER S
T
YOUNG S
T
PLOWMAN PL
FORESHORE PARKLAND &
BAY
Sensitive Interface - Opportunity to enhance interface with
Frankston Oval and Beauty Park
7.4.1 Analysis / Existing Building Height and Setback Controls
7.1 EXISTING SITUATIONEXISTING PLANNING CONTROLS
BUILDING HEIGHTS UNDER DDO5 & DDO6 (METRES)
6m LANDSCAPED SETBACK (DDO5)
HERITAGE OVERLAY
20 9
Key Issues and Opportunities
■ Recent approval of 10-12 Davey Street for 14 storeys may establish a precedent for building heights in the precinct
■ Development will need to integrate with heritage character
■ Ground level setbacks required to implement ‘green edge’ to the city along Davey Street
■ Solar access to Beauty Park, Frankston Oval and the shared path should be maximised
KEY VISUAL LINK (TO THE BAY)
SENSITIVE INTERFACE
KEY PEDESTRIAN STREETS
KEY PEDESTRIAN LINKS
PROPOSED GREEN EDGE TO THE CITY CENTRE - STREETSCAPE STRATEGY
LANE - VEHICLE ACCESS REQUIRED
POTENTIAL GATEWAY OR LANDMARK SITE
EXISTING DEVELOPMENT PROPOSAL (HEIGHT IN LEVELS)
7. PRECINCT 5 - DAVEY STREET
PARK STREET
41
07
P
RE
CIN
CT
5 -
DA
VE
Y S
TR
EE
T
Frankston Activities Area BUILDING HEIGHTS AND SETBACKS STUDY
The key principles for support of good urban amenity in Precinct 4 are:Define a clear edge to the city centre - Davey Street will play a key role in defining the city edge with a strong landscape setting while providing a greater intensity of built form
Strengthen the connection to the water – Davey Street provides an attractive link to the water with its heritage character and iconic Norfolk Island Pines. Active uses and engaging building frontages will seek to enhance this key link whilst integrating with the landscaped setting of the street
Solar access to key streets and public spaces – Solar access to the southern footpath of Davey Street and the band of public open space to the south will be maintained and a key driver in determining building heights and setbacks
Emphasise landmark sites – Exemplar development on key sites will help to define the southern edge to the FAA and be visible from many surrounding locations
7.2 APPLYING THE PRINCIPLES
Design excellence – The prominent location of this precinct will require the worlds best practice design quality and and no less
Enhance Sensitive interfaces – Maximise sunlight to the adjoining band of open space to the south of the precinct and provide passive surveillance of public spaces through new development. The heritage elements of the street will be reflected in new development
Enhance views to the city - Located on a prominent high point in the FAA, new development will enhance long distance and closer views by providing high quality, articulated built form, varied roof forms that provide interest to the skyline, and allowing visual permeability between buildings
Shared Amenity / Equitable Access - Future development within the precinct will be designed to ensure that existing amenity is not significantly diminished
Servicing development - The existing laneways within this precinct will need to be utilised to service new development so that the impact of driveways and vehicle access is minimised to the public realm
Development will need to be compatible with the heritage character
7.3 RECOMMENDATIONS7.3.1 Building Heights & Setbacks
Building Heights ■ North of Davey Street - Preferred maximum
height of 32m (8-10 storeys) ■ South side of Davey Street and west of
Frankston Primary School - Preferred maximum height of 38m (10-12 storeys)
■ Properties fronting Plowman Place - Preferred maximum height of 26m (7-8 storeys)
■ South of Davey Street and east of Baxter Street - Preferred maximum height of 9m (3 storeys residential)
■ Preferred street edge / podium height to north side of Davey Street is 17m (4-5 storeys)
■ Preferred street edge / podium height to south side of Davey Street - to be consistent with heritage buildings
■ Preferred street edge / podium height to Plowman Place, Beauty Park and Park Street is 12m (3 storeys)
Setbacks ■ Davey Street north side - Ground level
landscaped setback of 6m integrate with heritage setting and achieve ‘green’ edge to the city centre
■ Davey Street south side - Ground level setbacks to be consistent with heritage setting
■ Plowman Place and Civic Centre site - Ground level landscaped front setbacks of at least 3m and upper levels set back from podium to maintain sunlight to the southern shared path of Plowman Place and Beauty Park from 10am on September 22 Figure 26 - Precinct 5 -Recommendations Plan
Frankston Activities Area DRAFT BUILDING HEIGHTS AND SETBACKS STUDY 42
12
12
17
17
32
32
12
BUILDING HEIGHT RECOMMENDATIONS (METRES)
DESIRABLE SECONDARY ACTIVE EDGE (ZERO SETBACK)
LANDSCAPED SETBACK
HERITAGE SETBACK
KEY PEDESTRIAN LINKS
LANE - VEHICLE ACCESS REQUIRED
NEPEA
N HW
Y
YOUNG S
T
BAXT
ER S
T
LIBRARY
PERFORMING ARTS CENTRE
CIVIC CENTRE
SCHOOL
FRANKSTON OVAL
BEAUTY PARK
DAVEY ST
PLOWMAN PL
PARK STREET
Sensitive Interface to the south - Scale buildings to open space interface to maximise solar access
Ring Road planting - Provide front setbacks of at least 6m to Davey Street to achieve a ‘green’ edge to the city
Equitable amenity - Maintain solar access to private open space and existing / future buildings
38
38
9
26
38 20 12
26
26
■ Park Street - Ground level landscaped front setbacks of at least 3m and side and rear setbacks in accordance with ResCode
■ Development above podium should be set back at least 5m from the primary / front street boundary
■ Davey Street / Plowman Place common laneway - Ground level setbacks of 3m to the laneway and upper level setbacks on the north side of the laneway to enable adequate solar access to a future development on the south side of the laneway
■ Common boundary setbacks - Preferred tower setback to common / shared boundaries is 5m (allows for 10m gaps between towers)
■ Adjoining laneway setbacks - Zero setback for podium levels to the laneway. Preferred tower setback to the centreline of adjoining laneway is 5m (allows for 10m space between towers)
■ Tower width / depth - Towers above the podium should have a maximum width / depth of 40m
7.3.2 Other built form recommendations ■ Heritage Overlay - Development to respond to the
heritage setting if within or immediately abutting the Heritage Overlay
■ Laneways surveillance - Encourage land uses that provide for passive surveillance of laneways
■ Activate streetscape edges and ensure that the ground level habitable floors are no more than 1.5m above pavement level
43
07
P
RE
CIN
CT
5 -
DA
VE
Y S
TR
EE
T
Frankston Activities Area BUILDING HEIGHTS AND SETBACKS STUDY
Frankston Activities Area DRAFT BUILDING HEIGHTS AND SETBACKS STUDY 44
7.3.4 Cross Section - Davey Street
Figure 27 - Cross section of preferred maximum building envelopes: Davey Street
2
2
45
07
P
RE
CIN
CT
5 -
DA
VE
Y S
TR
EE
T
Frankston Activities Area BUILDING HEIGHTS AND SETBACKS STUDY
7.4 STRATEGIC JUSTIFICATION / RATIONALEThe preferred building heights and setbacks for the precinct are justified as a balance of the following factors at play in within the FAA:
7.4.1 Solar access
■ Maintaining sunlight to the southern band of public open space is a key driver for determining heights and setbacks in this precinct. The proposed building envelopes will ensure sunlight is provided to the shared path along Plowman Place and through Beauty Park from 10am on September 22 (refer to Figure 10 in Appendix 1 - 3-Dimensional Shadow Analysis)
■ The building evelope on the northern side of Davey Street will allow for sun to hit the southern footpath from 10am on September 22 (Figure 9 in Appendix 1 - 3-Dimensional Shadow Analysis).
■ Providing equitable access to sunlight and amenity has also been considered in determining rear setbacks. It is recommended that properties on the south side of Davey Street provide a minimum of 5 hours of sunlight to the habitable rooms of adjoining properties to the south on September 22. This will also need to have consideration of future development outcomes on properties to the south.
7.4.2 Street edge
■ The built form edge to the south side of Davey Street will largely be determined by the response to the Heritage Overlays. Front setbacks should be consistent with heritage buildings with a lower scale built form edge
■ For the north side of Davey Street a ground level setback of 6m is proposed in order to achieve the ‘green edge’ to the city identified in the Streetscape Strategy and integrate with the heritage setbacks on the south side of the street. The five storey
building edge to the landscaped setback can be supported in order to create a greater sense of containment within the street and enhance the boulevard character of the ring road
■ A 5m setback from the podium edge to the tower is proposed. This prevents a sheer wall to the street and provides for sufficient visual separation between the podium and tower. Tower setbacks will also help to deflect down drafts.
■ A 3m ground level setback is proposed for properties fronting Plowman Place, the Civic Centre site and Park Street. This setback is considered to allow for greater intensification while allowing for substantial landscaping within the front setback. It will also enhance passive surveillance of the public open space.
7.4.3 Side and rear setbacks
■ For the north side of Davey Street buildings are recommended to be built to each side boundary for the height of the podium. For levels above the podium, side setbacks of 5m from common boundaries and the centreline of laneways are proposed to provide for significant breaks between towers and sufficient spacing to maintain privacy for future apartments
7.4.4 Overall height
■ The recent approval of 10-12 Davey Street at 14 storeys esablishes a new precedent for height within the precinct. The shadow testing demonstrated that it would be difficult to
achieve this height without adversely impacting on sunlight to existing development and future potential development on properties to the south. The testing indicated that a maximum height of 12 storeys would be achievable.
■ An overall 8 storey preferred height is proposed for properties fronting Plowman Place with 3 storey edge to the street interface. This scale provides for a good transition from the 12 storey recommended height for properties on the south side of Davey Street to the Frankston Oval and shared path. The three storey edge will ensure development does not dominate the public realm whilst increasing opportunities for passive surveillance
■ The north side of Davey Street is proposed to be 10 storeys which has increased from 6 storeys under DDO5. This increase can be justified on the basis that: - The large lots in Davey Street can comfortably
accommodate development of 10 storeys without shadowing or amenity impacts
- Views to the water will not be maintained even if building heights are limited to 6 storeys (refer to Figure 38)
- This provides for a subtle transition in scale to the approved development at 10-12 Davey Street
- Development of this scale will not adversely impact on views to this area
Frankston Activities Area DRAFT BUILDING HEIGHTS AND SETBACKS STUDY 46
Existing view from the war memorial
Future building heights limited to retain water views
Figure 28 - 3D analysis of views from the War Memorial
Future building heights limited to retain water views - impacts on building heights
7.4.5 Protection of water views from War Memorial
■ The War Memorial is identified as a key public realm view providing expansive views to the water across buildings
■ The testing inidates that development will need to be significantly restricted to retain views across buildings to the water
■ Buildings at Kananook Creek would need to be limited to 3-4 storeys and the Council owned car park at the corner of Davey and Young would be limited to a single storey development
3-4 Storeys
3 Storeys
1 Storey 3 Storeys2 Storeys
EVEL
YN S
T
Figure 29 - Precinct 6 - Recommendations Plan
14
47
08
PR
EC
INC
T 6
- F
LE
TC
HE
R R
OA
D
Frankston Activities Area BUILDING HEIGHTS AND SETBACKS STUDY
LAW COURTS
LOW DENSITY RESIDENTIAL
FLETCHER RD
NEP
EAN
HW
Y
26
26
BUILDING HEIGHT RECOMMENDATIONS (METRES)
LANDSCAPED SETBACK
DESIRABLE HARD EDGE - SECONDARY ACTIVE FRONTAGE
26
Ring Road planting - Provide front setbacks to Fletcher Road to achieve a ‘green’ edge to the city centre
26 20 14
20
20
14
14
8. PRECINCT 6 - FLETCHER ROAD
8.1 RECOMMENDATIONS
Building Heights ■ Entire precinct - Preferred maximum height of 26m
7-8 storeys) ■ Preferred street edge / podium height to Fletcher
Road and Nepean Highway is 20m (5-6 storeys) ■ Preferred street edge / podium height to O’Grady
Avenue is 14m (3-4 storeys)
Setbacks ■ Fletcher Road and Nepean Highway - Ground level
landscaped setback of 3-5m to provide green edge to the city centre
■ O’Grady Avenue - Ground level landcaped setback of at least 3m
■ Development above podium should be set back at least 5m from the primary / front street boundary
■ Common boundary setbacks - Preferred tower setback to common / shared boundaries is 5m (allows for 10m gaps between towers)
■ Tower width / depth - Towers above the podium should have a maximum width / depth of 40m
8.1.1 Other built form recommendations ■ Provide development which provides for greater
activation to Fletcher Road, Nepean Highway and Dandenong Road west
■ Provide loading, servicing and car park access from secondary streets
8.1.2 Building Heights & Setbacks
Frankston Activities Area DRAFT BUILDING HEIGHTS AND SETBACKS STUDY 48
8.2 STRATEGIC JUSTIFICATION / RATIONALE
8.2.1 Street edge
■ For Fletcher Road a landscaped ground level setback of 3-5m is proposed in order to achieve the ‘green edge’ to the city identified in the Streetscape Strategy. The six storey edge to the landscaped setback will create a greater sense of enclosure within the street and enhance the boulevard character of the ring road. A similar approach is proposed for Nepean Highway to enhance the boulevard entry in to Frankston
■ A 5m setback from the podium edge to upper levels is proposed. This prevents a sheer wall to the street and provides for sufficient visual separation between the podium and upper levels
■ A 3m ground level setback is proposed for properties fronting O’Grady Avenue. This setback is considered to allow for greater intensification while allowing for substantial landscaping within the front setback
8.2.2 Side and rear setbacks
■ Buildings are recommended to be built to each side boundary for the height of the podium. For levels above the podium, side setbacks of 5m from common boundaries and the centreline of laneways are proposed to provide for significant breaks between towers and sufficient spacing to maintain privacy for side balconies in future apartments
8.2.3 Overall height
■ An overall 8 storey preferred height is proposed for all properties within the precinct, which is an increase from 6 storeys under existing DDO5. This increase in height can be justified in order to provide a scale of building that is more readily developed by the market. The proposed transition in building scale to the residential areas will enhance this interface
Figure 30 - Precinct 7 - Recommendations Plan
49
09
PR
EC
INC
T 7
- C
HIS
HO
LM
TA
FE
Frankston Activities Area BUILDING HEIGHTS AND SETBACKS STUDY
Provide front setback to Fletcher Road to achieve Ring Road planting
FLET
CHER
RD
BEACH ST
SMYT
H S
T
OLI
VE G
VE
CRANBOURNE RD
SAMUEL SHERLOCK RESERVE(FUTURE AQUATIC CENTRE)
CHISHOLM TAFE
TRANSIT INTERCHANGE RESIDENTIAL
RESIDENTIAL
Key Pedestrian Connection - Link city centre, open space and TAFE
Ensure solar access to open space
Provide an appropriate transition in scale to adjoining residential areas
3-5m LANDSCAPE SETBACK (ACTIVATED EDGE)
MAINTAIN SOLAR ACCESS TO SAMUEL SHERLOCK RESERVE
KEY PEDESTRIAN LINKS
LANE - SERVICE VEHICLE ACCESS REQUIRED
SENSITIVE RESIDENTIAL EDGE
9. PRECINCT 7 - CHISHOLM TAFE
Building Heights ■ No preferred height recommended for the precinct.
This is consistent with the existing policy/control situation
■ Provide transition in building scale to residential areas in Smyth Street and Olive Grove with buildings of 3-4 storeys
Setbacks ■ Fletcher Road / Beach Street / Cranbourne Road
- Ground level landscaped setback of 3-5m to provide green edge to the city centre
■ Chisholm Tafe - Provide upper level setbacks to buildings fronting the northern edge of Samuel Sherlock Reserve to minimise so that sunlight is provided to the reserve from 10:00am on September 22
9.2.1 Other built form recommendations ■ Reinforce east west links through Chisholm Tafe
to provide greater permeability to surrounding residential areas and the Aquatic Centre / Samuel Sherlock Reserve
■ Ensure development provides activation to Beach Street, Fletcher Road and Cranbourne Road with windows, entries and habitable rooms to these frontages
9.1 RECOMMENDATIONS9.1.1 Building Heights & Setbacks
Frankston Activities Area DRAFT BUILDING HEIGHTS AND SETBACKS STUDY 50
9.1.2 Solar access ■ Solar access to Samuel Sherlock Reserve is to be
protected by recessing upper levels of future development in the Chisholm Tafe site. It is proposed that sunlight to the northern edge of the reserve will be provided from 10:00am on September 22
9.1.3 Street edge
■ For Fletcher Road a landscaped ground level setback of 3-5m is proposed in order to achieve the ‘green edge’ to the city identified in the Streetscape Strategy. This is generally consistent with existing setbacks within Chisholm Tafe however some Tafe buildings extend to the street edge
■ A similar ground level setback is proposed for Cranbourne Road and Beach Street which is intended to differentiate this precinct from the more urban parts of the city centre on the west side of the rail line
■ Lower scale buildings of 3-4 storeys are proposed at the Olive Grove and Smyth Street interface to provide a suitable transition in scale to these residential areas
9.1.4 Overall height
■ No overall preferred height is proposed for this precinct. This is consistent with what currently exists within the planning scheme
9.2 STRATEGIC JUSTIFICATION / RATIONALE
51
10
PR
EC
INC
T 8
- N
OR
TH
ER
N
Frankston Activities Area BUILDING HEIGHTS AND SETBACKS STUDY
BUILDING HEIGHT RECOMMENDATIONS (METRES)
RESIDENTIAL INTERFACE TREATMENT
KANANOOK CK LANDSCAPED SETBACK
LANDSCAPED FRONT SETBACK
KEY PEDESTRIAN LINKS
Sensitive Interface - Residential adjoining industrial
Retain DDO6 controls relating to interface with Kananook Creek but provide ground level setback to the creek
Sensitive Interface - Residential Large Format Retail
BEACH ST
NEP
EAN
HW
Y
DAN
DEN
ON
G R
D W
EST
PARK
Maintain existing building heights within industrial and large format retail areas but provide guidance on interface with residential
12m (NO CHANGE)
12m (NO CHANGE)
12m (NO CHANGE)
12m (NO CHANGE)
12m (NO CHANGE)
12m (NO CHANGE)
12m
10. PRECINCT 8 - NORTHERN
10.2.1 Building Heights and Setbacks
10.1 RECOMMENDATIONS
Building Heights ■ Retain existing 12m (4 storey) building height
under DDO6 throughout the residential precinct ■ No change to industrial areas where there is no
existing building height control
Setbacks ■ Nepean Highway - Ground level landscaped
setbacks of at least 5m to provide for substantial tree planting to enhance Boulevard entry
■ Residential Streets - Ground level landscaped setback of 3-5m allowing for retention of trees and planting of new trees
■ Side and rear setbacks in accordance with DDO6 and ResCode
■ Kananook Creek Interface - Ground level setback of at least 6m to the rear property boundaries. Upper levels recessed from the creek
■ Recess upper levels of development from side boundaries to reduce visual impact to the streets and adjoining properties
10.1.1 Other built form recommendations ■ Incorporate the ‘Urban Design Principles for the
Ebdale Precinct’ into future design guidelines for the precinct
Figure 31 - Precinct 8 - Recommendations Plan
Frankston Activities Area DRAFT BUILDING HEIGHTS AND SETBACKS STUDY 52
10.2 STATEGIC JUSTIFICATION / RATIONALE
10.2.1 Street edge
■ For Nepean Highway a landscaped ground level setback of at least 5m is proposed in order to achieve the ‘boulevard’ entry to the city centre. This will allow for substantial landscaping within the front setback creating an attractive setting for high quality buildings.
■ A 3-5m ground level setback is proposed for properties within the residential areas. This setback is considered to provide for greater intensification while allowing for landscaping within the front setback
10.2.2 Side and rear setbacks
■ Side and rear setbacks are to be provided in accordance with ResCode Standards and DDO6. Although ResCode applies to development of up to 3 storeys, many of the standards are applicable to four storey development and adequately protect residential amenity
■ A six metre landscaped ground level setback is proposed for properties that back onto Kananook Creek This will allow for a sufficient landscape buffer to the creek environs
10.2.3 Overall height
■ An overall four storeys is proposed which is consistent with what currently exists under DDO6. This will enable a greater intensification of areas close to the city centre whilst maintaining a scale of development that is compatible with established 1 and 2 storey streets
53
11
PR
EC
INC
T 9
- E
AST
ER
N
Frankston Activities Area BUILDING HEIGHTS AND SETBACKS STUDY
SENSITIVE INTERFACE
SMALL LANDSCAPED FRONT SETBACK
NON-RESIDENTIAL BUILDING HEIGHT RECOMMENDATIONS (METRES)
RESIDENTIAL BUILDING HEIGHT RECOMMENDATIONS (METRES)
Low scale office development - provide front and side setbacks to integrate with residential character
Medical precinct - provide front and side setbacks to integrate with residential character
Provide recommendations for interface with Botanic Gardents
CRANBOURNE RD
RAIL
HASTINGS RD
MONASH UNIVERSITY
FRANKSTON HOSPITAL
FRANKSTON CEMETERY
POWER CENTRE
BOTANIC GARDENS
SAMUEL SHERLOCK RESERVE
CHISHOLM TAFE
12
12
1212
12
1214
1414
14 14 14
141414
NO CHANGE
NO CHANGE
NO CHANGE
RESCODE 9m(NO CHANGE)
RESCODE 9m (NO CHANGE)
RESCODE 9m (NO CHANGE)
14
14
1414
1414
1212
1212
14
11. PRECINCT 9 - EASTERN11.1 RECOMMENDATIONS
11.1.1 Building Heights and Setbacks
Building Heights ■ Dandenong Road East, Beach Street, Cranbourne
Road and Hastings Road, Chisholm Tafe interface - Preferred maximum height of 14m (4 storeys non-residential development) and 12m (4 storeys residential development)
■ Balance of Residential areas - Retain existing 9m (3 storeys) building height under ResCode
■ Monash University / Frankston Hospital / Power Centre - No recommended height limit (as currently exists)
Setbacks ■ Four storey areas - Ground level landscaped
front setbacks of 3- 5m. Side and rear setbacks in accordance with ResCode standards
■ Residential Streets - Front, side and rear setbacks in accordance with ResCode
■ Frankston Hospital - Upper levels recessed to ensure sunlight to Botanic Gardens from 10:00am on September 22
11.1.2 Other built form recommendations ■ Cranbourne Road office precinct and Hastings
Road medical precinct - Buildings to integrate with residential character and enhance entry roads by providing side and rear setbacks, articulated facades and varied roof forms
■ Encourage development to provide passive surveillance of the shared path along the rail line with windows and habitable rooms addressing the rail reserve
Figure 32 - Precinct 9 - Recommendations Plan
Frankston Activities Area DRAFT BUILDING HEIGHTS AND SETBACKS STUDY 54
11.2 STATEGIC JUSTIFICATION / RATIONALE
11.2.1 Street edge
■ For Nepean Highway a landscaped ground level setback of at least 5m is proposed in order to achieve the ‘boulevard’ entry to the city centre. This will allow for substantial landscaping within the front setback creating an attractive setting for high quality buildings.
■ A 3-5m ground level setback is proposed for properties within the residential areas. This setback is considered to provide for greater intensification while allowing for landscaping within the front setback
11.2.2 Side and rear setbacks
■ Side and rear setbacks are to be provided in accordance with ResCode Standards and DDO6. Although ResCode applies to development of up to 3 storeys, many of the standards are applicable to four storey development and adequately protect residential amenity
■ A six metre landscaped ground level setback is proposed for properties that back onto Kananook Creek This will allow for a sufficient landscape buffer to the creek environs
11.2.3 Overall height
■ The majority of residential areas within the precinct will retain the existing controls under ResCode. This currently allows for medium density development of up to three storeys which will continue to provide for further intensifcation of surrounding areas close to the city centre.
■ A number of streets are recommended for an increase in building height to four storeys. These streets are strategically selected based on their future land use roles and also their location along a main roads, to enhance entries into the city centre. A four storey building height is considered to allow for greater intensitifation through apartment / office development whilst maintaining a scale that is compatible with established residential areas
■ No recommended building height is proposed for the Frankston Hospital / Monash University and the Power Centre. This is consistent with what currently exists and provides sufficient scope for these sites to further develop their important role in the FAA.
55
12
PR
EC
INC
T 1
0 -
SO
UT
HE
RN
Frankston Activities Area BUILDING HEIGHTS AND SETBACKS STUDY
11.3.1 Building Heights and Setbacks
Building Heights ■ Retain DDO6 which allows for development of up
to 9m (3 storeys)
Setbacks ■ Front, side and rear setbacks in accordance with
ResCode11.3.2 Other built form recommendations
■ Encourage development to provide passive surveillance of adjoining public open space with windows and habitable rooms adressing the open space
■ This precinct will fulfil a role in providing a greater intensity of housing close the shop, services and transport. The existing planning controls will enable this to occur by allowing three storey medium density development
SENSITIVE INTERFACE
FRANKSTON OVAL
NOLAN STREET
VICTORIA PARK
BOWLING CLUB
BEAUTY PARK
CITY CENTRE
Enhance interface with open space
9m (DDO6)
11.3 RECOMMENDATIONS
11.4 STRATEGIC JUSTIFICATION / RATIONALE
12. PRECINCT 10 - SOUTHERN
Figure 33 - Precinct 10 - Recommendations Plan
Frankston Activities Area DRAFT BUILDING HEIGHTS AND SETBACKS STUDY 56
APPENDIX - 3-DIMENSIONAL SHADOW ANALYSIS
This appendix tests the shadow impacts of proposed building envelopes within key precincts outlined in section 3-12 of this report. The testing has been undertaken utilising 3-dimensional block forms intended to represent the maximum building height / setback envelopes. The images do not depict a preferred development / design outcome for each precinct.
■ Providing sunlight to the shared path along Kananook Creek is a key focus for this precinct
■ The proposed building envelope will enable the shared path to be in full sunlight from 10:30am onwards on September 22
■ A similar shadow is cast at June 22 (winter solstice) with the shared path to be in full sunlight from 10:45am onwards
5.0m
38.0m
1
2
3
4
5
6
7
8
9
10
Figure 1 - Shadow Analysis - Kananook Creek North of Wells StreetShadow taken at the equinox (September 22): 10am
10am
1.2.1 Precinct 1 - Kananook Creek North of Wells Street
N.B. The 3-dimensional building envelopes above have been developed to test the shadow impacts of maximum building height / setback envelopes. It does not depict a preferred development /design outcome for the precinct
1.1 OVERVIEW
1.2 SHADOW ANALYSIS
2pm
57
AP
PE
ND
IX -
3-D
IME
NSIO
NA
L S
HA
DO
W A
NA
LYSIS
Frankston Activities Area BUILDING HEIGHTS AND SETBACKS STUDY - DRAFT
31.5m42m
5.0m5.0m
1
110am
12pm
2
2
3
3
4
4
5
5
6
6
7
7
8
8
9
9
1010
1111
12 12
13
14
■ The proposed building envelope will enable the complete public space to have full sunlight from 11:00am September 22, with 80% (approx.) of the public space approx in sunlight from 10:30am at the equinox.
■ A similar shadow is cast at June 22 (winter solstice) with 90% (approx.) of the public realm in full sunlight at 10:30am onwards
1.2.2 Precinct 1 - Kananook Creek south of Wells Street
Figure 2 - Shadow Analysis - Kananook Creek - South of Wells StreetShadow taken at the equinox (September 22): 10am - 2pm
N.B. The 3-dimensional building envelopes above have been developed to test the shadow impacts of maximum building height / setback envelopes. It does not depict a preferred development /design outcome for the precinct
2pm
Frankston Activities Area DRAFT BUILDING HEIGHTS AND SETBACKS STUDY 58
5.0m
5.0m
25.0m
44.0m
21.0m
24.0m
11
10am12
pm
22
33
4
4
5
5
6
6
7891011
1112
12
■ The proposed building envelope will provide solar access to the Kananook Creek public realm from 11:30am onwards on September 22. This site is orientated slightly more north-south than other sites along Kananook Creek, which is why the shadow is cast for longer. A ground level setback is proposed to Kananook Creek to widen the public link
■ Solar access to the sand sculpting site can be provided however ground level setbacks and a lower scaled building will be required
1.2.3 Precinct 1 - Southern gateway site
Figure 3 - Shadow Analysis - Southern gateway siteShadow taken at the equinox (September 22): 10am - 2pm
N.B. The 3-dimensional building envelopes above have been developed to test the shadow impacts of maximum building height / setback envelopes. It does not depict a preferred development /design outcome for the precinct
12pm
2pm
59
AP
PE
ND
IX -
3-D
IME
NSIO
NA
L S
HA
DO
W A
NA
LYSIS
Frankston Activities Area BUILDING HEIGHTS AND SETBACKS STUDY - DRAFT
■ East-west orientation of lots will result in sunlight to the eastern footpath from approximately 11:00am-3:00pm at the equinox and sunlight to the western footpath from approximately 9:00am to 11:00am at the equniox
5.0m
5.0m
1
1
2
2
3
3
7
4
4
8
5
5
9
6
6
10
7
8
9
10
10am12pm
2pm
1.2.4 Precinct 1 - Nepean Highway
Figure 4 - Nepean Highway shadow analysisShadow taken at the equinox (September 22): 10am - 2pm
N.B. The 3-dimensional building envelopes above have been developed to test the shadow impacts of maximum building height / setback envelopes. It does not depict a preferred development /design outcome for the precinct
Frankston Activities Area DRAFT BUILDING HEIGHTS AND SETBACKS STUDY 60
■ Wells Street is relatively narrow with approximately 13m between northern property boundaries and the edge of the southern footpath
■ Providing sunlight the southern footpath of Wells Street can be achieved from 10:00am on September 22 however upper levels will need to be recessed
■ Maximum achievable building height on an average site is likely to be around 10 storeys however rear setbacks to common boundaries may reduce this on some sites
12pm
2pm
5.0m
3.0m
3.0m
3.0m
3.0m
3.0m
20m
1
2
3
4
5
7
6
8
9
10
10am
Figure 5 - Shadow Analysis - Wells StreetShadow taken at the equinox (September 22): 10am - 2pm
1.2.5 Precinct 2 - Wells Street
N.B. The 3-dimensional building envelopes above have been developed to test the shadow impacts of maximum building height / setback envelopes. It does not depict a preferred development /design outcome for the precinct
61
AP
PE
ND
IX -
3-D
IME
NSIO
NA
L S
HA
DO
W A
NA
LYSIS
Frankston Activities Area BUILDING HEIGHTS AND SETBACKS STUDY - DRAFT
■ Maintaining solar access to Shannon Street Mall will be difficult to achieve at the equinox because of the narrow width of the lane (7.5m)
■ The approach for the mall is to provide heights and setbacks that are consistent with other streets in the precinct and continue the three storey street edge into the laneway
1.2.5 Precinct 2 -Shannon Street Mall
12pm
2pm
1
1
4
4
2
2
5
5
7
7
3
3
6
6
8
8
9
9
10
10
5.0m
5.0m
15.0m 13.5m
10am
Figure 6 - Shadow Analysis - Shannon Street MallShadow taken at the equinox (September 22): 10am - 2pm
N.B. The 3-dimensional building envelopes above have been developed to test the shadow impacts of maximum building height / setback envelopes. It does not depict a preferred development /design outcome for the precinct
2pm
Frankston Activities Area DRAFT BUILDING HEIGHTS AND SETBACKS STUDY 62
■ Playne Street has a width of 30m making it easier to provide sunlight to the southern footpath from 10am on September 22
■ A four storey street edge will create a greater sense of enclosure to the wide street and will not adversely impact on sunlight to the southern footpath
■ Additional setbacks will be required for development above 8 storeys to maintain sunlight to the southern footpath
■ Development above 10 storeys will be achievable on a number of sites without impacting on shadows
1
2
3
4
5
6
7
8
9
10
5.0m
2.75m
2.75m
39.5m
10am
12pm
1.2.6 Precinct 2 - Playne Street
Figure 7 - Shadow Analysis - Playne StreetShadow taken at the equinox (September 22): 10am - 2pm
N.B. The 3-dimensional building envelopes above have been developed to test the shadow impacts of maximum building height / setback envelopes. It does not depict a preferred development /design outcome for the precinct
63
AP
PE
ND
IX -
3-D
IME
NSIO
NA
L S
HA
DO
W A
NA
LYSIS
Frankston Activities Area BUILDING HEIGHTS AND SETBACKS STUDY - DRAFT
■ The shadow analysis demonstrates that providing sunlight to the southern footpath from 10am on September 22 is achievable with a signficant building envelope on the Sherlock and Hayes site
■ Although 12 storeys is tested in this scenario, the preferred maximium height of 14 storeys could readily be achieved within a feasible development footprint
1
2
3
4
5
6
7
10
8
11
9
12
4.0m4.0m
4.0m
5.0m
56.0m
24.0m
10am
12pm
2pm
Figure 8 - Shadow Analysis - Sherlock and Hayes SiteShadow taken at the equinox (September 22): 10am - 2pm
1.2.7 Precinct 3 -Sherlock and Hayes Site
N.B. The 3-dimensional building envelopes above have been developed to test the shadow impacts of maximum building height / setback envelopes. It does not depict a preferred development /design outcome for the precinct
Frankston Activities Area DRAFT BUILDING HEIGHTS AND SETBACKS STUDY 64
■ The shadow analysis demonstrates that a 10 storey development can be provided on the north side of Davey Street and still allow sunlight to the southern footpath from 10:00am at the equinox
1
2
3
4
5
6
7
8
9
10
38.0m21.0m
6.0m
5.0m
10am
12pm
2pm
Figure 9 - Shadow Analysis - Davey Street north sideShadow taken at the equinox (September 22): 10am - 2pm
1.2.8 Precinct 5 -Davey Street north side
N.B. The 3-dimensional building envelopes above have been developed to test the shadow impacts of maximum building height / setback envelopes. It does not depict a preferred development /design outcome for the precinct
10am
65
AP
PE
ND
IX -
3-D
IME
NSIO
NA
L S
HA
DO
W A
NA
LYSIS
Frankston Activities Area BUILDING HEIGHTS AND SETBACKS STUDY - DRAFT
■ The shadow analysis demonstrates that the upper levels of buildings on Davey Street will need to be recessed from the rear boundary to provide equitable access to sunlight in future developments to the rear. 12 storeys is still achievable however the upper level only allows for a single apartment depth
■ Sunlight to the shared path adjacent to Frankston Oval can be provided from 10:00am on September 22 with a significant development on Plowman Place properties. An 8 storey building is achievable with a 5m ground level setback and an additional 5m setback for all levels above the third storey
1
1
2
2
3
3
5
54
6
4
6
7
7
8
8
9
10
11
12 2.5m9.0m
2.5m2.5m
2.5m
2.5m
2.5m2.5m
2.5m
2.5m
5.0m
5.0m
5.0m
37.0m
6.0m
12pm
Figure 10 - Shadow Analysis - Davey Street south side and Plowman PlaceShadow taken at the equinox (September 22): 10am - 2pm
12.4.2 Precinct 5 -Davey Street south side and Plowman Place
N.B. The 3-dimensional building envelopes above have been developed to test the shadow impacts of maximum building height / setback envelopes. It does not depict a preferred development /design outcome for the precinct