Frankston Central Activities Area · 3D block model of existing heights Figure 3 - 3D block model...

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

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■ 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


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


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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

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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


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’


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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


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

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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


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

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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

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2.2.3 Reinforce the ‘human scale’ of city centre streets


An example of a building responding to ‘human scale’ in Elwood

Wells Street

Nepean Highway

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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

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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


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

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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


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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

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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

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3.1 EXISTING SITUATION3.1.1 Analysis / Existing Building Height and Setback Controls

Figure 9 - Precinct 1 Analysis Plan

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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


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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

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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

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Figure 10 - Precinct 1 Recommendations Plan

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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


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

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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:


■ 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


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






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

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■ 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


4.1.1 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

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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



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)




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

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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


Figure 16 - Cross section of preferred maximum building envelopes: Wells Street

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Figure 17 - Cross section of preferred maximum building envelopes: Shannon Street Mall

Figure 18 - Cross section of preferred maximum building envelopes: Playne Street

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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


■ 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




DESIRABLE HARD EDGE

DESIRABLE ACTIVE EDGE




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

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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


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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

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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


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





LANDSCAPED FRONT SETBACK (ACTIVATED FRONTAGE)

ENHANCED / FUTURE PEDESTRIAN LINKS

LANE - SERVICE VEHICLE ACCESS REQUIRED


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





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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


5.4 5.3 RECOMMENDATIONS5.4.1 Cross Section - Young Street

Figure 21 - Cross section of preferred maximum building envelopes: Young Street

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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


■ 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


■ 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:


EXISTING PLANNING CONTROLS


LANSCAPED GROUND LEVEL SETBACK OF 3-5m (DDO5)

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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


DESIRED GREEN EDGE TO THE CITY CENTRE - STREETSCAPE STRATEGY




EXISTING LANE - SERVICE VEHICLE ACCESS REQUIRED


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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

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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


Significant opportunities to provide greater activation of Beach Street


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





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FUTURE ‘OPEN AIR’ PEDESTRIAN LINK


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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



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

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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


■ 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


■ 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

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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

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Frankston Oval and Beauty Park


7.1 EXISTING SITUATIONEXISTING PLANNING CONTROLS

BUILDING HEIGHTS UNDER DDO5 & DDO6 (METRES)

6m LANDSCAPED SETBACK (DDO5)

HERITAGE OVERLAY

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■ 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


SENSITIVE INTERFACE



PROPOSED GREEN EDGE TO THE CITY CENTRE - STREETSCAPE STRATEGY




7. PRECINCT 5 - DAVEY STREET

PARK STREET

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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


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


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


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LANDSCAPED SETBACK

HERITAGE SETBACK



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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

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■ Park Street - Ground level landscaped front setbacks of at least 3m and side and rear setbacks in accordance with ResCode


■ 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




7.3.2 Other built form recommendations ■ Heritage Overlay - Development to respond to the

heritage setting if within or immediately abutting the Heritage Overlay


■ Activate streetscape edges and ensure that the ground level habitable floors are no more than 1.5m above pavement level

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7.3.4 Cross Section - Davey Street

Figure 27 - Cross section of preferred maximum building envelopes: Davey Street

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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.


■ 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


■ 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


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

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Ring Road planting - Provide front setbacks to Fletcher Road to achieve a ‘green’ edge to the city centre

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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




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



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


■ 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


■ 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


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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


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



9.1.2 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


■ No overall preferred height is proposed for this precinct. This is consistent with what currently exists within the planning scheme


51

10

PR

EC

INC

T 8

- N

OR

TH

ER

N



RESIDENTIAL INTERFACE TREATMENT

KANANOOK CK LANDSCAPED SETBACK

LANDSCAPED FRONT SETBACK


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



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


■ 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


■ 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


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


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



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


■ 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


■ 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

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SO

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RN



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


12. PRECINCT 10 - SOUTHERN



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


2pm


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


12pm

2pm

59

AP

PE

ND

IX -

3-D

IME

NSIO

NA

L S

HA

DO

W A

NA

LYSIS


■ 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



■ 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


61

AP

PE

ND

IX -

3-D

IME

NSIO

NA

L S

HA

DO

W A

NA

LYSIS


■ 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


2pm


■ 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


63

AP

PE

ND

IX -

3-D

IME

NSIO

NA

L S

HA

DO

W A

NA

LYSIS


■ 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



■ 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


10am

65

AP

PE

ND

IX -

3-D

IME

NSIO

NA

L S

HA

DO

W A

NA

LYSIS


■ 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


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