SUMMARY REPORT

In support of Crossway Master Plan amendment to Whitehorse Planning DPO

October 2011Studio B Architects

crossway development plan overlay application

• the basic request• the land• the context• the site history• the proposal• the activities• the potential configuration• the community• the benefits• built form, density & identity• sustainability issues• streetscapes & landscapes• carparking• conclusion• appendices: appendix A. Planning Report appendix B. Traffic Report appendix C. Masterplan drawings

This report prepared by Studio B Architects 23 Fenwick Street, Clifton Hill, Vic 3068

T (03) 9486 4425E info@studiob.net.au

the basic requestWe are seeking to amend the City of Whitehorse

Council Planning Scheme

by introducing a DPO to

enable Crossway Baptist

Church to develop their property in stages in order

to meet their anticipated

needs over the coming

years.

This masterplan has evolved following analysis of membership trends and has been carefully and critically reviewed both internally by Crossway and externally with Whitehorse Council Planning Officers, City of Whitehorse consultants and Crossway’s professional advisors.

It has taken into consideration the recommendations for development in the area given in the Tally Ho Urban Design Framework (prepared for the City of Whitehorse by MGS Architects).

It anticipates development over 10 years.

Planning permit applications will be lodged over the coming years for parts of the project in stages. It may be that the first of these will be lodged before this DPO application is determined owing to the likely protracted timescale for DPO determination.

Crossway volunteers carrying out community work

Property

Crossway originally acquired the corner of Vision Drive / Springvale Rd in 1990. Following construction of most of the current buildings, the adjoining land along Springvale Rd frontage down to Highbury Road was acquired, and in 2004 the former World Vision overflow carpark was acquired.

Thus the current Crossway property comprises 3 parcels totalling 5.2ha :• 2-18 Vision Drive• 709 Highbury Rd• 27-29 Vision Drive

(see Hellier McFarland-Cityplan (HMC) report. Appendix A, section 2.1)

the land

the contextThe property is located on the southern edge of the Tally Ho Major Activity Centre alongside Springvale Rd. Crossway is located on a ridgeline overlooking the Dandenong Creek Valley and the Dandenong Ranges. The north-eastern quarter of the Crossway property is thus, potentially visible from a broad visual catchment within the Dandenong Creek Valley and from points east of this on the Dandenong Ranges.

The current Crossway buildings and carparks are relatively low profile and screened from all but foreground views by intervening trees and buildings. To the north of Vision Drive along the Springvale Road frontage is the multi-storeyed MYOB Offices and the Canon Offices. The Motorola Offices are situated to the rear of MYOB and to the immediate north of the Crossway northern car park.

Along Springvale Road, the most revealing view of the Crossway Centre and Chapel buildings is available from near and at the intersection with Highbury Road, looking northwest and uphill into the site, over trees planted along the eastern boundary of the Crossway site. As north bound motorists

and pedestrians move up this hill along Springvale Road vegetation along the eastern boundary of the Crossway site effectively screens most foreground views to the building.

For southbound motorists, a combination of median trees and the eastern site boundary vegetation effectively screen most views to the Crossway buildings and carparks.

The site occupies a key high ground position in the locality. Its activity is one that need not be visually screened or hidden; on the contrary, it is socially significant. This marriage of topography and activity provide an ideal opportunity to celebrate its location with a well-designed landmark feature that also promotes sustainability.

Site analysis from Scenic Spectrums

Current entry view

the site history

Property

The first parcel of land, 2-18 Vision Drive, was purchased by the church in 1990. Prior to this it was owned by another church and used as a farm run by a boys hostel.

The Tally Ho business park was developed during the 1980’s and the surrounding residential development during the 1990’s. The recent designation of the area as a Major Activity Centre under Melbourne 2020 has consolidated it as a local social and employment focus.

The improved transport links with the extended tram route on Burwood Highway and the Eastlink tollway will increase accessibility.

The church later acquired 209 Highbury Road, which includes a retarding basin, and more recently acquired the land now used as a car park land at 27-29 Vision Drive. All of this land lies within the Business 2 Zone and Tally Ho Design Framework zone.

The Crossway community had previously been known as Blackburn Baptist Church and prior to 1995 was located at Holland Rd, Blackburn South. It can therefore be traced back over many decades as a significant community activity that has grown with the community that it serves.

The present Crossway buildings are not distinguishable as church buildings. These proposed changes to Crossway’s buildings are seen within the context of a landscape that has changed dramatically from the 1960s suburban fringe that was set primarily within a rural farm and orchard landscape.

Although the current landscape is predominantly one of urban commercial and residential use, it remains set within a well-treed “hill and vale” landscape but with relatively low building heights and a lack of prominent architectural or natural landmarks.

The buildings proposed in outline will be constructed over several years to a masterplan that will meet the predicted needs of the growing church community. These expanded and varied facilities will also serve other organisations within the whole local community including schools, adjacent businesses and community groups.

The existing facilities will be retained and reconfigured. New additions will be located around the present buildings and they will be designed to:

Enhance the visual character giving the building street presence, legibility, transparency and strong visual identity

Improve the environmental sustainability

Reinforce the Major Activity Centre

Utilise the whole site including setting aside a parklands landscaped basin

Increase the buffer to the adjoining residences

Sustainable dual use of the proposed Multi-level carpark with the Business Park users who need it at complimentary times (7 day utilisation)

the proposalThe proposal is to reconfigure and extend the present facilities to

provide for an enlarged capacity to

serve an attendee increase from the

current 4000 to 10,000 per week.

A range of different gathering spaces and auditoria relative to their needs

will serve these attendees. The first

stage will be the welfare educational

centre towards the south of the site

Signalisation of the Springvale Road and Vision Drive intersection is

proposed to deal with the increased

traffic load (refer Appendix B).

1000 audit’m

kids

chapel &

counselling

chapel &

counselling

foyer & links

routes

staff

Symbol Space Uses

1000 seat auditorium

worship servicesconcerts

drama performanceconferences

children's centrechildren's activities for different ages

youth meetings

250 seat chapel

worship auditorium for smaller gatheringsethnic language ministry groups

weddings and funerals

counselling centre interview rooms for individual and group therapy

entry & foyer

entryrefreshment area

orientationexhibitionbookshop

gathering and meeting

staff offices

open plan and individual officesboard roomreception

interview rooms

the activities now

2500 audit’m

1000 audit’m

kids

ethnic

chapel &

counselling

chapel &

counselling

foyer & links

routeshub

staff

beacon

Symbol Space Uses

2500 seat auditorium

worship servicesconcerts

drama performancesconferences

1000 seat auditorium

worship services incl ethnic languageconcerts

drama performancesconferences

enlarged children's centre

children's activities for different agesyouth meetings

smaller auditorium500 seat Auditorium

kitchens and serveriessmaller conferences

250 seat chapel worship auditorium for smaller gatherings

ethnic language ministry groupsweddings and funerals

life care centreinterview rooms for individual and group therapy

welfare support & training

entry & foyer

entryrefreshment area

orientationexhibitionbookshop

gathering and meeting

staff offices

open plan and individual officesboard roomreception

interview rooms

smaller auditoria complex

2 auditoria (245 & 230) with platform for speaker or musicians

group gatherings, informal discussion, kitchen and serveries

outdoor activities

children’s playlandscaped parkland

outside cafe & barbecuecar parking

the activities proposed

potential configuration of main complex spaces

the crossway communityCrossway Church Community serves a large number of people within Whitehorse City and beyond.

Programs

Crossway provides programs and support for children:

Giggles Playgroups age 0–4CK Schools all ages

Concerts Kids’ Hope (World Vision) CRE teacher support

School holiday programs Weekend activities

Playhouse age 0–2.5Toota 6 age 2–6Refresh and PS5 grades 1– 6Youth and young adults

It also provides specific Ethnic Language ministries for :

IndonesianKoreanMandarinCantonese

Other adult ministries:SeniorsMen WomenMothers of pre-schoolersHearing ImpairedCounsellingDomestic violence supportCreative ministries and artsConferencesMarriage preparationMarriage enrichmentAlphaWelfare supportLife skills education

Crossway has 3 satellite churches in Moreland, Cranbourne and Cragieburn.

Crossway actively supports overseas missions and aid organisations. This includes 63 overseas personnel (2011). Its weekly services are broadcast nationally on 119 radio stations

This project seeks to make Crossway’s life more visible within the community that it serves as well as accommodating its growing central activities.

the benefits

Crossway’s masterplan is designed on many levels to provide benefits to the community and the physical environment as well as providing a lead in sustainability

Community outcomes

Crossway works together to create the following desirable outcomes:

Gathering focus -the social activity of meeting in groups is acknowledged to be positive in terms of combating loneliness and promoting well-being.

Social and moral focus -the teachings and ethics of Crossway includes contributing to the community in many ways and to promoting morality among citizens

Giving life positive meaning -the core Christian faith relationship of Crossway’s message develops individuals who have a clear view of life’s purposes

This community focus is in accordance with the Tally Ho Urban Design Framework Clause which indicates a need for increased use of the buildings in the area and also shared use during out of general business hours’ hours

Sustainability initiatives include environmental, social and economic sustainability issues to ensure the future development of the surrounding community

Meeting the desired aims of the Tally Ho Urban Design Framework including the following major advantages:

Encouraging economic developmentFacilitating growth in the areaCreating a more sustainable environ-mentEncouraging alternative transport useReducing on-grade carparkingIncreasing mix of uses in communityIncreasing community facilities for fu-tureEnhancing the quality of landscaping

(Tally Ho Urban Design Framework Objectives)

Site Planning

The existing retarding basin located on the lower southwest of the site will remain as a shaded native parkland providing a ‘cool sync’ and ‘natural lung’ for the area (subject to approval of authorities).

The boundary landscaping to the west and south east will be reinforced to separate carparking from nearby residences.

Strategic planting will be included to create screening to adjoining properties, shade for different spaces, focus views and vistas as well as defining outdoor activity areas.

Hard surface areas will utilise permeable paving where possible to reduce the amount of rainfall run-off and help to alleviate the loads on stormwater drains during downpours

the benefitsBuilt form, density and identity

The proposed Crossway Masterplan is an opportunity to create a landmark building on this prominent site, creating local identity and a visual reference point in the region. The masterplan proposes to extend the building footprint towards Springvale Road thereby creating a more prominent elevation that has visual and physical permeability at street level.

This serves to activate this street edge through the activities of Crossway being visible to the wider community and providing publicly accessible venues where people have an opportunity for interaction, dialogue, recreation and hospitality.

This activated facade also improves opportunities for passive surveillance along this section of Springvale Road thereby improving personal security for members of the wider community walking on this side of the road and acts of vandalism and damage to nearby streets and buildings.

The masterplan seeks to reinforce the wider planning objective of improved pedestrian amenity along the Springvale Road Elevation through co-ordination of appropriate native vegetation to provide shade and shelter, rest stops for pedestrians, bicycle parking and direct entry points to Crossway at grade relative to the nearby bus stops. (refer Appendix C, Landscape Master Plan).

Suggested site development

from Tally Ho

Urban Design

Framework

report for City of

Whitehorse

Connection

Presently the Crossway buildings are set back from the Springvale Road street edge and masked behind native vegetation. This reinforces the lack of pedestrian amenity on Springvale Road and fails to create a visible presence for Crossways activities in the community. This

design attempts to rectify this lack of connection and amenity by “activating” the street frontage and visually demonstrating sustainability.

Locating the extended Crossway buildings closer to Springvale Road improves the relationship to the Smart Bus service and bicycle network.

sustainability issuesThere are many economic, social and environmentally sustainable features of this development that should be recognised:

EconomicIncreased use of the church building and facilities by the wider community allows the development to prosper financially and continue to contribute to the area. Recent increases in the patronage of the Crossway Baptist Church indicate a strong growth and with a greater community focus this can only increase.

SocialThe Tally Ho Urban Design Framework identifies the desire to integrate the business use of buildings more with the surrounding community and residential zones. This development aims at increasing this link by making the facilities available for use by the wider community, creating a recreation / meeting destination to bring together different members of the surrounding area. This will lead to greater harmony and understanding between the different user groups

EnvironmentalThere are many Environmentally Sustainable Design (ESD) features incorporated in the design including the following initiatives:

Corner of Springvale Road and Vision Drive looking towards Crossway Baptist

Church (northeast corner)

Additional ESD Initiatives (Environmental)

The building fabric will be designed to harness and utilise passive energy as well as insulate against unwanted transmission of heat and cool. This will be achieved through solar collection, adequate insulation and appropriate orientation and shading of buildings and openings.

Stormwater collection from the roof will be stored on site and filtered for reuse on site and consumption of externally supplied energy will be minimised through:

Reflected natural lightingHigh efficiency solar absorbersStack effect solar chimneys to drive natural ventilationGround pipes to provide pre-warmed/cooled airWind turbines to generate electricityPassive solar gain in WinterAutomatic control systemsNight purge cooling

Transport Crossway Centre is located on a major arterial route. Access by vehicle is achieved without nuisance to residences. Parking will be created on site close to all activities and allowing grade level entry on 2 floors. The main car park is conveniently located to serve the business park as well as Crossway. These 2 users require parking at complimentary times making dual use of the facility. For business park users this decanting of parking may allow intensification of their property in the Activity Area. Cycle parking will be provided and links to the long distance cycle route through the business park will be possible. The route 75 tramline has a nearby stop at Springvale Road and the North / South Smart Bus stops outside World Vision.

The increased traffic flows have been carefully analysed by our consultants and necessary improvements are proposed to Springvale Road/ Vision Drive junction, Vision Drive itself and Highbury Road / Crossway south entry junction.

Infrastructure. The current infrastructure is to be sustainably reused within the enlarged complex. By determining this masterplan we are also seeking to ensure that the future development will minimise wastage by avoiding the need for demolition. By making the facility available to other groups such as schools, when it is not required by Crossway, it is sustainably sharing the facilities and avoiding the need for duplication

streetscapes and landscapesOpportunities

The design for Crossway follows the recommendations of Whitehorse’s Urban Design Framework in all aspects for this site:

Landmark opportunityShared multi level carparking facilitiesLandscape reinforcement to protect and enhance adjacent properties.Activates street frontage to Springvale RoadIncreases activity in the business park outside normal business hours.

Increased accessibility and use of connections from the site to Springvale Road

Most of Crossway’s activities occur at the weekends or in the evenings. This results in the area having activity during most waking hours, creating less community fragmentation and reduced opportunities for vandalism.

Landmark opportunity space. The opportunity to create a landmark on this ridge line is welcomed. The response will highlight and champion sustainability as well as making the activities within the church more visible and accessible.

Championing sustainability. Crossway wants to make a commitment to care for our world by embracing sustainable design princi-ples. These will be apparent to the thousands of people who visit and pass by the building every week and will encourage responsibility.

Carparking

The current Tally Ho Urban Design Framework masterplan suggests a section of multi level carparking to the south of the existing church buildings that would adjoin Springvale Road.

Our masterplan proposes that this section of land should not be multi-deck carparking but increased carparking space should be provided in a 2 level carparking facility on the west side of the current site.

This allows for a greater concentration of carparking spaces away from Springvale Road, increased area for building and green space and improving the visual amenity from Springvale Road.

Carparking spaces are also available on the nearby piece of land currently used by World Vision during the week on the north west side of Vision Drive.

Crossway is looking to create a more aesthetically appropriate frontage to Springvale Road through the relocation of the existing on grade carparking space and creating more connection between the road and the Crossway church buildings and community.

Better connection to the existing public transport links and careful planting along the west side of Springvale Road (adjacent to the church property) will create a more obvious visual and physical connection with the surrounding community

Current view of Crossway from the southeast corner (Springvale Road and Highbury Road)

Crossway is also committed to contributing to the cost of signalisation of the major intersection at Springvale Road and Vision Drive which has been identified as a high priority in the Tally Ho Urban Framework masterplan.

conclusion

This project can be considered beneficial to the community and an asset to Whitehorse City on the basis of any one of the issues identified here. That it exhibits so many positive features is a testimony to Crossway’s commitment to this future facility and its core mission.

Detailed consideration of aspects of this proposal are addressed in the

attached documents:

Planning Report Helier McFarland - Cityplan

Traffic and Parking Impact ReportCPG Australia - Traffic

DPO Design & Co-ordinationStudio B Architects

APPENDICES FOLLOW