1.5 427 HUNTINGDALE ROAD, CHADSTONE AMENDED PLANS … · 4/26/2016 · First floor level –...

Council Meeting, 26 April 2016 Section 1.5 – Page 1

427 Huntingdale Road, Chadstone - Construction Of A 3 Level Apartment Building With

Associated Basement Parking, And Alteration To Access To A Road Zone

1.5 427 HUNTINGDALE ROAD, CHADSTONE AMENDED PLANS FOR VCAT HEARING CONSTRUCTION OF A 3 LEVEL APARTMENT BUILDING WITH ASSOCIATED BASEMENT PARKING, AND ALTERATION TO ACCESS TO A ROAD ZONE (TPA/43914)

EXECUTIVE SUMMARY:

At its meeting on the 24 November 2015, Council determined to refuse planning permit application TPA/43914 to develop a three storey apartment building on the subject site, following the officer’s recommendation for same. The permit applicant subsequently lodged an application for review with VCAT and on 22 March 2016, circulated an amended proposal which will be substituted at the upcoming merits hearing scheduled for the 26 May 2016. VCAT will determine the matter based on the amended proposal. This report has been prepared to consider the proposed amendments which have been formally circulated to Council, all residents formally notified during the advertising period and all objectors. No objectors have joined as party to the current VCAT proceeding as yet. The original application was advertised and received three (3) objections. This report describes the proposed changes and compares them to the original proposal refused by Council. Assessment of the amended proposal against the provisions of the Monash Planning Scheme including the relevant state and local planning policy framework, Clause 55 and issues raised by objectors is also covered in the report. The reason for presenting this report to Council is to allow Council to consider the proposed amendments prior to the VCAT hearing which is listed for 26 May 2016. The amended proposal, while an improvement on the original proposal, is considered inappropriate and it is recommended that Council does not support the proposal. RESPONSIBLE DIRECTOR: Peter Panagakos

RESPONSIBLE MANAGER: Angela Hughes

RESPONSIBLE PLANNER: Sue Monagle

WARD: Mount Waverley

PROPERTY ADDRESS: 427 Huntingdale Road, Chadstone

PRE-APPLICATION MEETING: Yes

NUMBER OF OBJECTIONS: The original application received 3 objections




ZONING: General Residential 2 (GRZ2)

EXISTING LAND USE: Single dwelling

OVERLAY: Nil

RELEVANT CLAUSES: State Planning Policy Framework Clause 11 (Settlement) Clause 11.02 (Urban Growth) Clause 11.04 (Metropolitan Melbourne) Clause 15 (Built Environment & Heritage) Clause 16 (Housing) Clause 16.01-2 (Location of Residential Development) Clause 16.01-4 (Housing Diversity)

Local Planning Policy Framework Clause 21 (Municipal Strategic Statement) Clause 21.04 (Residential Development) Clause 22.01 (Residential Development and Character Policy) Clause 22.04 (Storm Water Management Policy) Clause 22.05 (Tree Conservation Policy) Particular Provisions Clause 52.06 (Car Parking) Clause 55 (Two or more dwellings on a lot and residential buildings) General Provisions Clause 65 (Decision Guidelines)

STATUTORY PROCESSING DATE: Not applicable

DEVELOPMENT COST: Original development $4.5 million




LOCALITY PLAN

NEIGHBOURHOOD PLAN

SUBJECT SITE




RECOMMENDATION:

That Council resolves not to support the amended plans for the construction of a two (2) and three (3) storey apartment building with associated basement parking, and alteration to access to a road zone, at 427 Huntingdale Road, Chadstone on the following grounds:

1. The proposal is not consistent with Council’s Residential Development Character Policy in to built form and scale, the ability to provide meantinful landscaping and building setbacks.

2. The proposal is not consistent with the objectives of the future character

of the ‘Garden City Suburbs’ as stated in the Monash Housing Strategy October 2014.

3. The proposal does not incorporate screening of all habitable room windows in accordance with Clause 55.04-6 of the Monash Planning Scheme.

BACKGROUND:

History Planning permit application TPA/43914 proposed a three storey apartment building above a basement car park with the creation of a new crossover to Huntingdale Road. The application was refused by Council in November 2015 at the recommendation of the Planning Officer. Of most concern with the proposal was the scale of the building and the continual built form and mass proposed along the length of the site, and the resulting impacts on neighbouring residential properties. From the broader strategic policy objective, the proposal was considered too intense for the site and not consistent with the broader vision of the Monash Housing Strategy. The permit applicant appealed Council’s decision to refuse the application to VCAT and a Merits hearing to determine the matter is scheduled for the 26 May 2016. On the 21 March 2016 Council received an amended proposal which was circulated by the permit applicant in accordance with VCAT procedure. The amended proposal will be substituted at the upcoming VCAT hearing on 26 May and VCAT will determine the matter based on the amended proposal hereby discussed. The Site and Surrounds The subject site is located on the west side of Huntingdale Road approximately 30 metres north of its intersection with Waverley Road. It is rectangular in shape




with a frontage of 19.20 metres to Huntingdale Road, a depth of 50.83 metres and a total site area of 966 square metres. The site falls gently away from its front to rear boundary by approximately 1 metre. No covenants are registered on title. A single storey, detached weatherboard house with a hipped roof currently occupies the site, along with a garage, bungalow and small shed located within its backyard. Vehicle access to the site is via a double vehicle crossover located at the northern end of the lot. A large established street tree is located centrally on the nature strip at the front of the site. Features of adjoining developments are as follows: North: An existing three dwelling development, comprising the original home

(Ministry of Housing) fronting Huntingdale Road (known as 24 Nyrang Street and also owned by permit applicant), and two single storey dwellings at the rear fronting Nyrang Street (corner site). The main area of secluded open space for all three dwellings adjoins the common boundary of the subject site.

South: Three separate properties abut the southern boundary of the lot,

consisting of a medical centre at the corner of Huntingdale and Waverley Road (169 Waverley Road) and two medium density housing developments (2x single storey dwellings at 167 Waverley Road and 3x double storey dwellings at 165 Waverley Road).

East: Land on the eastern side of Huntingdale Road directly opposite the site

is zoned Commercial 1 and comprises a small local strip of shops. West: The adjoining lot to the west (rear) is developed for medium density

housing (2 dwellings) with the rear double storey dwelling located opposite the rear boundary of the subject site.

The site sits at the eastern edge of an established residential neighbourhood developed by the Ministry of Housing in the post war era. Ministry of Housing dwelling stock is distinguished by its concrete sheet construction, and the small scale single storey nature of dwellings. However, the Ministry of Housing Estate does not extend to the Huntingdale Road frontage with dwellings to the north of the site generally constructed of brick and capped with hipped tiled roofs. Single storey dwellings are the prevailing scale of development in the area, however double storey extensions, replacement homes and medium density housing developments are growing in numbers as existing housing stock is improved. Huntingdale Road is a Category 1 Road and relatively busy at this location. The small commercial centre opposite the site contains convenience type shops such as a chemist, liquor store, bakery, newsagency and take away food premises.




The site has good access to public transport options including bus routes along both Huntingdale Road and Waverley Road, and is within walking distance of Jordanville Railway Station. Bus Routes also provide direct access to Chadstone Shopping Centre, Oakleigh Shopping Centre and Mt Waverley Shopping Centre. An aerial photograph of the subject site and surrounding land can be found attached to this report (Attachment 2).

PROPOSED AMENDMENTS:

Original Proposal previously refused by Council

Amended Proposal

Number of apartments – 18 Ground floor – 7x2 , 1x1 bed First floor – 4x2, 3x1 bed Second floor – 3x2 bed

Number of apartments reduced to 15 Ground floor – 7x2 bed First floor - 6x2 bed Second floor – 2x2 bed

Front setback - 6.35 metres Front setback increased to 7.6 metres Ground floor site coverage - 56.6% Summary of Floor Areas Basement - 596m2 Ground floor-550m2 First floor- 533m2 Second floor – 300m2

Site coverage reduced to 53.7% Summary of Floor Areas Basement – 563m2 Ground floor – 522m2 First floor – 469m2 Second floor – 183m2 Each level of the development has been reduced in area

Ground floor - articulated side and rear setbacks however not providing good opportunity for planting around the perimeter of the site. Ground floor apartments secluded open space size (m2) • G.01 – 9.25 • G.02 – 22.25 • G.03 – 54.75 • G.04 – 43m2 • G.05- 50.5m2 • G.06- 23m2 • G.07- 23m2

Ground floor side and rear setbacks reconfigured and generally increased to provide larger ground floor secluded outdoor courtyards and better setbacks to adjacent residential properties and abutting secluded open spaces. This allows for increased opportunity for planting around the perimeter of the site and is sympathetic to the garden feel of the neighbourhood. Ground floor apartment secluded open space size (m2) • G.01 – 40m2 • G.02 – 35m2 • G.03 – 50.25m2 • G.04 – 53.5m2 • G.05- 35m2 • G.06- 35m2 • G.07- 40.25m2

First floor level – continuous building mass along the length of site.

The rear half of the building redesigned to introduce a 3 metre break midway down the building length at first floor level. The rear first floor level (containing apartments F.03 and F.04) also proposes articulated/increased setbacks to




side and rear boundaries.

Third level of building floor area – 300 square metres Three apartments proposed

Third level floor area reduced to 183.25 square metres and the number of apartments on this level reduced from 3 to 2. The length of the third level has been reduced by approximately 16 metres and now confined to the front half of the lot. Increased side setbacks to northern and southern (side) boundaries coupled with increased articulation to the facade setbacks.

Three storey building scale proposed along the length of the lot

Rear section of building reduced in scale to 2 storey.

Front elevation – modern contemporary facade proposed

Minor changes to accord with revised layout of building. Generally the same in appearance.

Rear elevation – Three storey modern building mass. Fairly bold, modern facade characterised by cubic type elements.

Significant change in building height and scale. A hipped roof form has also been added to better integrate the development with surrounding town house developments which share similar roofing characteristics. The rear of the development now presents as a finer grain built form.

North and south elevation - Three level, continuous building mass along length of site

Building mass reduced and significant breaks introduced along the length of the building. The rear double storey element now displays the characteristics of a town house style development.

Basement level - Total basement area – 596m2 Total of 22 car spaces including four visitor spaces. Eight double car stackers were proposed to accommodate 16 of the 22 spaces. Car parking was provided in accordance with Clause 52.06 requirements.

Total basement area reduced to 563m2 (due to reduced car parking requirement) A total of 18 surface level car spaces including 3 visitor spaces. Each apartment will be provided with 1 car space Deletion of all mechanical car stackers. Car parking is provided in accordance with Clause 52.06 requirements (noting that apartment numbers have reduced).

Attachment 1 details plans forming part of the application.

PERMIT TRIGGERS:

Zoning The land is zoned General Residential 2 (GRZ2) under the provisions of the Monash Planning Scheme. Pursuant to the zone, a dwelling is a use that does not required a permit. However under zone provisions, a planning permit is required to construct two




or more dwellings on a lot and a development must meet the requirements of Clause 55 (Rescode). Overlays No overlay controls apply to the site. Particular Provisions

Clause 52.06: Car Parking Prior to a new building being occupied the car parking spaces required under clause 52.06-5 must be provided on the land. In this instance, on site car parking provision satisfies the requirements. Clause 52.29: A planning permit is required to create or alter access to a Category 1 Road. The current proposal includes the removal of the existing crossing and the creation of a new crossing to Huntingdale Road which is zoned Road Zone Category 1. Attachment 3 details the zoning and overlays applicable to the subject site and surrounding land.

CONSULTATION:

The amended plans presented with this report have been circulated by the applicant to the following list of persons/authorities. • Council. • All persons originally notified of planning application TPA/43914. • All objectors. • All parties to the current VCAT proceeding. • VicRoads (Determining Authority). Persons who are party to the proceeding may rely on the statement of grounds previously lodged with VCAT or may amend their statement of grounds. Persons who are not currently party to the proceeding, may decide that they now wish to contest the amended proposal. In this instance, VCAT will join the person or persons, as party to the proceeding. Essentially, all those previously notified have been provided with the opportunity to view and if not already party to the appeal, may lodge a statement of grounds with VCAT and become party to the current proceeding. Referrals VicRoads Referral of the amended proposal is not required as the amended proposal does not propose any changes to the proposed crossover location or its attributes as was considered under the original proposal. Conditions required by VicRoads




have been included in the recommendation and must be placed on any permit issued. Traffic Engineers Council’s Traffic Engineers have considered the amended proposal and have no objection subject to certain conditions being placed on any permit issued. The conditions require minor design changes for improved vehicle movement. Drainage Engineers Council’s Development Engineers have provided advice on the original proposal and the recommended conditions should be included on any permit issued.

DISCUSSION:

Consistency with State and Local Planning Policies The raft of State Planning Policy relevant to the current proposal all promote the: • provision of a diversity of housing types that meets community needs

(Clause 16.01-4); • encouragement of housing types at higher densities in and around activity

centres (Clause 11.01-2); • location of new housing in or close to activity centres, employment

corridors and areas that offer good access to services and transport (Clause 16.01-2 and clause 11.04-2);

• provision of housing that recognises and protects neighbourhood character and achieves architectural and urban design outcomes that contribute positively to local urban character (Clause 15).

The Local Planning Policy Framework seeks to expand on these broader State objectives and in doing so, identifies the ‘Garden City Character’ as a core value held by the community and Council. Garden City Character policy objectives are significant and important considerations in all land use and development decisions throughout the municipality. Clause 21.04 (Residential Development Policy); seeks to balance residential development within the city by providing a variety of housing styles whilst remaining sympathetic to existing neighbourhood character. Council’s Residential Development and Character Policy (Clause 22.01) aims to ensure that new development is successfully integrated into existing residential environments with minimal streetscape or amenity impact and to achieve outcomes that enhance the Garden City Character of the area. Council’s Tree Conservation Policy (Clause 22.05) also contains objectives designed to maintain, enhance and extend the Garden City Character throughout the municipality.




From the broader strategic perspective, the concept of developing the site for some form of medium density housing is supported given the size of the site and its location within an established urban area. While not the site is not within an activity or neighbourhood centre, it is located on a main road and is near to shopping and community facilities and public transport options. The amended development responds to Council’s concerns and grounds of refusal for the original application by reducing the building mass and increasing the setbacks of the proposed building to adjoining properties. This is considered to be more sympathetic to both the broader neighbourhood character and the amenity of abutting dwellings and secluded open space. Monash Housing Strategy Under The Monash Housing Strategy 2014 (adopted by Council in October 2014), The subject site is located within a ‘Garden City Suburb’. The site is not located on one of the main ‘Boulevards’ (i.e. being Springvale Road and Princes Highway) nor is it located within one of the ‘activity or neighbourhood centres.” It is also located outside of the ‘Accessible areas’. Given the above, any proposal to develop the site for apartment style development must be respectful of the low scale nature of the established residential interfaces. The Housing objective for the Garden City Suburbs (i.e. Areas suitable for incremental change) is;

“Provision of opportunities for modest housing growth and diversification with emphasis on preserving and enhancing Monash’s Garden City Character.”

The future character of the Garden City suburb is envisaged as (summarised); • Continuing to provide lower scale residential development with new

development comprising a mix of single dwellings and medium density units and townhouses.

• On larger sites, apartment development may be appropriate, provided the development is sited within generous open space, is well landscaped while still retaining the ‘open landscape character’ of the garden suburban setting, and any development tapers down in scale closer to the boundaries of the site.

• The character of the area will be notable for is spacious garden settings, canopy trees and consistency in front setbacks.

In terms of residential outcomes, it is envisaged that Garden City Suburbs will;

“continue to provide predominantly conventional detached houses, units and townhouses reflecting the existing scale and neighbourhood character. On larger lots, in suitable locations, lower to medium scale apartment




developments may be appropriate, subject to careful design and provision of substantial landscaped setbacks.”

Any proposed development in these areas will not be supported unless it is respectful of the neighbourhood character, site responsive, and respectful of the layout and amenity of adjoining residential uses. The subject site is slightly larger than surrounding sites, however, is not considered a large site, being less than 1000 square metres in area. In terms of its consideration for apartment style development, it does have some constraints, in particular;

• It has a total of seven separate residential abuttals.

• Any development needs to ensure that it does not overshadow adjoining dwellings and secluded open space to the south.

• The northern (side) façade is located along side the main area of secluded open space for 20, 22 and 24 Nyrang Street.

The original proposal did not respond well to these site specific constraints and hence, it was refused by Council. The amended proposal adopts a more sympathetic design response to the adjoining properties by increasing the setbacks of the building from the side boundaries. In particular, it proposes good ground floor setbacks and a much reduced level of building scale and mass. This also has the affect of creating a ‘break’ in the built form between the first (and second) floors to give some visual relief to the adjoining properties at 20 and 22 Nyrang Street and 167 Waverley Road. Abutting secluded open spaces would have been overwhelmed by the scale of building originally proposed, however the amended proposal provides good building breaks, better opportunity for perimeter planting, and a scaled down development across the rear half of the site where potential for adverse impacts are greatest. This has the effect of improving the impact of the development on these adjoining properties. With regard to the future character of the ‘Garden City’ suburb as envisaged by the Housing Strategy, it is not considered that the amended plans go far enough in providing this proposed development with generous area(s) of open space, providing opportunity for landscaping and retaining the ‘open landscape character’ of the garden suburban setting and this area. On this basis, it is considered that while the amended plans are an improvement of the original plans, they do not go far enough in addressing key objectives in the Housing Strategy. Neighbourhood Character




In accordance with Clause 22.01, the subject site is located within the Residential Character Type ‘D’ area under the Monash Urban Character Study. Elements that contribute to this character include;

• Undulating topography sloping to the west.

• Spacious curvilinear subdivision pattern.

• Ministry of Housing concrete sheet houses.

• Generous front setback greater than 7 metres.

• Views towards the City.

• Some well planted front gardens.

• Low timber fences or no fences.

• Varied and intermittent mature street trees.

• 2 metre wide nature strips.

• Overhead services.

The relevant Desired Future Character Statement for the Character area ‘D’ seeks (summarised);

• Generous building setbacks.

• Architecture that integrates sympathetically with the landform and its scale and form respecting and enhancing the spacious curvilinear urban form.

• Contemporary building form.

• Well planted front gardens with visually dominant native and exotic street trees.

• Low front fencing.

• The Character type will evolve as a well-planted, open and spacious garden suburb.

• Soft quality of the street will be maintained by ensuring that there is only one single crossover per lot.

The following discussion will now focus on the more detailed design aspects of the amended proposal, providing a detailed assessment of the revised layout in terms of its scale, bulk, on site amenity and offsite impacts. ASSESSMENT

Neighbourhood Character and Built Form Streetscape/street setback The front setback has been increased from 6.35 metres to a minimum of 7.6 metres at each level, with balcony sections recessed further to provide articulation and ‘light and shade’ across the front facade.




The increased front setback dimension provides a more appropriate transition to adjoining development and the reduced basement area allows for a larger percentage of ‘deep soil’ area to be achieved on site, with the front setback now relatively clear of basement construction. This will in turn support the planting of canopy trees across the front of the site which will enhance the development by adding a soft layer of green at the street interface. The contemporary architecture of the building (as originally proposed) is supported noting that the site sits adjacent to a non residential use to the south. Vehicle crossings and location of garaging. Basement car parking results in the garaging and car parking areas not dominating the street frontage. The proposed crossover width is determined by VicRoads to be 6 metres, however given the wide site frontage of 19.20 metres, this is considered acceptable, representing 31% of the site frontage and complying with relevant ResCode standard B14 (maximum of 40% allowed). With a crossover width of 6 metres, the setback to the existing street tree will be 2 metres and any permit issued should include a condition requiring that a qualified Arborist be employed to ensure that the construction technique for the crossover is designed and carried out in a manner that will not impact on the health or structure of the street tree. Council’s Horticulture Department has recommended a setback of 3 metres to the trunk of the tree, however it is recognised that there are construction techniques that can be explored which would be suitable to ensure the ongoing health of the tree. In this instance and it is considered reasonable that the permit applicant is given the opportunity to explore this. Built form and scale of development Clause 22.01-3 (Residential Development and Character Policy) sets out broader policy statements regarding the scale, setbacks, articulation and facade detailing of future residential development. The original proposal failed significantly when compared with the objectives and design guidelines of the policy, mainly due to its excessive scale and continual building mass proposed along the length of the site, and the impacts these would have on abutting residential properties. The original proposal was simply not appropriate for this particular site. The amended proposal displays a number of marked improvements, namely the reduction in the overall mass and scale of the building along its length and the ‘breaking’ of the building at the first floor. This has been achieved by reducing apartment numbers (from 18 to 15) and redesigning the rear half of the building as a double storey element which displays the typical characteristics of a town house style built form. ‘Side and rear interfaces’ Both the northern and southern (side) facades of the development have been scaled down significantly from the original proposal. The continual three storey




mass has been erased and meaningful building breaks across the full width of the building have been introduced midway along its length. The double storey building element proposed at the rear of the site is a marked improvement and the addition of the hipped roof form is considered sympathetic to abutting low scale single and double storey homes. Under the amended proposal, third level apartments S.01 and S.02 have been, for the most part, recessed to 5.49 metres from side boundaries which effectively centres the third level on the building and reduces its presence and impact on adjacent properties. It is also noted that the third level of the development now sits adjacent to the car park of the medical centre to the south, the rear boundary of 167 Waverley Road (residential property to south) where a large shed is located adjacent to the common boundary (i.e. not used as functional outdoor space), and the side boundary of the adjoining lot to the north (24 Nyrang Street) which is also owned by the permit applicant. Its impact on abutting secluded open spaces is improved under the amended proposal. The rear, western facade abuts the driveway and garage of an existing dual occupancy development at 18 Nyrang Street. The amended development proposes similar setbacks to ground and first floor levels however any views to the third level have now been erased (third level originally setback 8.3 metres from rear boundary and under the amended proposal will be setback 24.3 metres). The addition of the hipped roof form will soften the appearance of the building from the west and is considered reasonable. The proposed reduction to the scale and mass of the building responds well to Council’s concerns with the initial application as formalised by the Notice of Refusal. Front Fencing No front fencing is proposed at the street interface, however fencing to privatise the ground floor courtyard of apartment 8 remains as originally proposed and will be setback approximately 5.8 metres from the front boundary. This is considered acceptable. Car Parking, Traffic and Access The amended proposal provides for the requisite number of resident and visitor car parking spaces pursuant to Clause 52.06 as detailed in the following table:

AMENDED PROPOSAL – CARPARKING ASSESSMENT

No. of dwellings Clause 52.06 requirement

Car spaces required

Car spaces provided

1 & 2 bedroom dwellings

15 1 spaces per dwelling 15 15




3 bedroom dwellings

Nil Nil Nil Nil

Visitor parking 3 1 space per 5 dwellings 3 3

Total required 18

Total provided 18

All resident car parking and visitor parking will be accommodated in the basement. The basement will continue to be secured by a security gate entrance located midway along the basement ramp.

The amended development provides for sufficient on-site car parking provision to satisfy clause 52.06 requirements. Council’s Traffic Engineers have assessed the amended car parking and access arrangements and have provided the following summarised advice:

• Plans must comply with VicRoads requirements.

• Approval from Telstra is required as proposed crossover affects existing Telstra Pit.

• Corner splays required to driveway to provide clear view of pedestrians of the footpath.

• Appropriate ventilation is required for bin store.

• On site rubbish collection should be required. Placing bins on the nature strip along Huntingdale Road is not supported.

• Modifications for vehicles to exit forwards. Amenity of adjacent residential properties

Boundary wall construction No boundary wall construction is proposed as part of the amended layout. Overlooking Elevation plans show that the majority of upper floor windows and all balconies facing side and rear boundaries will be screened to mitigate views across boundaries, except for the north facing bedroom and living room windows of apartment S.02, the south facing bedroom and living room windows of apartment S.01 and the west facing bedroom windows of apartments S.01 and S.02. Further screening of these habitable room windows would be required to comply with ResCode and to limit the impact of overlooking into the adjoining properties. Overshadowing




The project architect has prepared the required shadow plans for 9 am, 12 midday and 3 pm. The reduced scale of the building proposed under the amended development reduces shadows cast and is an improvement on the original plan. The extent of additional shadowing is compliant with relevant ResCode standard (B21) in this regard. On site amenity Open Space All upper floor apartments in the amended development will be provided with outdoor balcony areas directly adjacent to main living areas. Balcony areas are functional and are generally of similar size to the original proposal. Compliance with Standard B28 of ResCode (Private open space objective) is achieved. Ground floor apartments in the amended layout will be provided with larger secluded courtyard areas than the original proposal, ranging between 40 and 53.5 square metres in area. This is considered a good outcome for the apartments themselves, whilst creating more space around the building for the landscaping, and increasing the separation distance to neighbouring residential properties. Landscaping The reduced basement level and increased setbacks around the building generate improvements in regard to landscaping opportunities on the site; for example, the front setback is now relatively free of basement construction below which in turn allows for larger canopy trees to be planted within this area. While the reduced ground floor area of the building and results in creating additional areas of open space around the building, such gains are not considered sufficient enough to provide areas of open space and landscape that would make a meaningful contribution to the ‘garden city’ character of this area. This is especially true of the rear setback where a 3 metre wide setback has been provided, of which 2 metres comprises an easement, where planting of canopy trees can typically not occur. Site Coverage and Permeability. The amended application proposes a reduced site coverage and increased permeability as follows.

Original Proposal Amended Proposal

Ground floor Site Coverage 550.25m2 (56.4%) 522.25m2 (53.5%)

Permeability 312.5m2 (32.5%) 360.75m2 (37%)

Basement construction 596m2 (61%) 563m2 (57.7%)




Compliance with Clause 55.03-3 (Site Coverage) and 55.03-4 (Permeability) is achieved by the amended development. Internal spaces Apartments within the amended development are generally well set out, and reasonable in size (ranging between 54 – 70 square metres (original proposal – 59-117 square metres)). All apartments contain 1 or 2 bedrooms and all have direct sunlight access. No habitable rooms will rely on borrowed light. At ground floor level, the main pedestrian entry to the building is clearly identifiable from the Huntingdale Road frontage. The entry foyer will be secured by a locked entry door. An elevator and internal stairwell provides access between all levels within the front section (3 storey section) of the amended development. Overall, a good level on internal amenity is achieved with the exception of apartments F.03 and F.04. These apartments are located on the first floor toward the rear of this site and can only be accessed by a stairwell located at the western end of the ground floor hallway. These stairs do not extend to basement level and so, occupants of these apartments will be required to walk back to the front foyer area of the building to gain access to the basement car park where their car space and external storage is located. This is not an ideal or particularly functional arrangement and is indicative of this proposal being an over development of the site.

CONCLUSION:

It is acknowledged that the amended proposal is an improvement on the plans originally considered by Council; however these changes are not considered to be sufficient enough to warrant support. At a policy level, there is not particular support for an apartment building in this location. This is because the site is not located on one of the main ‘Boulevards’ (i.e. being Springvale Road and Princes Highway), nor is it located within one of the ‘activity or neighbourhood centres’ and nor is the site located within an ‘accessible areas’. Given this, the Housing Strategy says that on larger sites, apartment development may be appropriate provided that such development is respectful of the low scale nature of the established residential interfaces and couched within an open and landscaped setting so as to make a positive contribution to the garden city objectives and character of and for this area. For the reasons outlined in this report, it is not considered that these amended plans provide the type of development envisaged by the Housing Strategy in this location. It is recommended that the amended proposal not be supported.




LIST OF ATTACHMENTS: Attachment 1 – Proposed Development Plans. Attachment 2 – Aerial Photograph (October 2014). Attachment 3 – Zoning and Overlays Map. Attachment 4 – Objector Properties Location Map.

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