2315-2319 DANDENONG ROAD, MULGRAVE · Immediately east of the site is Lebanon Crescent, and 59 Lebanon Crescent, Mulgrave. Lebanon Crescent provides one lane of traffic in each direction

9 JUNE 2017 MA10736 PREPARED FOR AGT & CO PTY LTD

2315-2319 DANDENONG ROAD, MULGRAVE TOWN PLANNING REPORT

© Urbis Pty Ltd ABN 50 105 256 228 All Rights Reserved. No material may be reproduced without prior permission. You must read the important disclaimer appearing within the body of this report. urbis.com.au

URBIS STAFF RESPONSIBLE FOR THIS REPORT WERE:

Director Lloyd Elliott

Senior Consultant Rebecca Lyons

Consultant Monica Cameron

Project Code MA10736

Report Number Rep001

CONTENTS

URBIS MA10736 - TOWN PLANNING REPORT - 09.06.17

TABLE OF CONTENTS

Executive Summary ............................................................................................................................................. i

1. Subject Site and Surrounds .................................................................................................................. 3

1.1. Subject Site ........................................................................................................................................... 3

1.2. Site Interfaces ....................................................................................................................................... 6

1.2.1. North ..................................................................................................................................................... 6

1.2.2. East ....................................................................................................................................................... 6

1.2.3. South ..................................................................................................................................................... 7

1.2.4. West ...................................................................................................................................................... 8

1.3. Site Surrounds ...................................................................................................................................... 9

2. The Proposal ....................................................................................................................................... 11

3. Planning Policy Framework ................................................................................................................ 12

3.1. State Planning Policy Framework ....................................................................................................... 12

3.2. Local Planning Policy Framework ....................................................................................................... 13

3.3. Zoning ................................................................................................................................................. 14

3.4. Overlays .............................................................................................................................................. 16

3.5. Particular Provisions ........................................................................................................................... 18

3.5.1. Clause 52.06 – Car Parking ................................................................................................................ 18

3.5.2. Clause 52.29 – Land adjacent to a Road Zone, Category 1, or a Public Acquisition Overlay for a Category 1 Road ................................................................................................................................. 18

3.5.3. Clause 55 – Two or more dwellings on a lot and residential buildings ............................................... 18

3.5.4. Clause 65 – Decision Guidelines ........................................................................................................ 18

3.6. Proposed Planning Scheme Amendment C125 ................................................................................. 18

4. Planning Considerations ..................................................................................................................... 21

4.1. Planning Policy Support ...................................................................................................................... 21

4.2. Neighbourhood Character and Built Form .......................................................................................... 21

4.3. Offsite Amenity .................................................................................................................................... 22

4.3.1. Building Height & Massing .................................................................................................................. 23

4.3.2. Street Setback .................................................................................................................................... 23

4.3.3. Side & Rear Setbacks ......................................................................................................................... 24

4.3.4. Overshadowing ................................................................................................................................... 24

4.3.5. Overlooking ......................................................................................................................................... 24

4.3.6. Landscaping ........................................................................................................................................ 24

4.3.7. Private Open Space ............................................................................................................................ 24

4.4. Internal Amenity .................................................................................................................................. 25

5. Additional Considerations ................................................................................................................... 27

5.1. Traffic and Car Parking ....................................................................................................................... 27

5.2. Waste Management ............................................................................................................................ 27

5.3. Environmental Sustainable Design ..................................................................................................... 28

5.4. Arboricultural Report ........................................................................................................................... 28

6. Conclusion .......................................................................................................................................... 29

Appendix A Rescode Assessment


FIGURES:

Figure 1 – Aerial view of subject site .................................................................................................................. 4

Figure 2 – Subject site location ........................................................................................................................ 10

Figure 3 – Subject site zoning map .................................................................................................................. 15

Figure 4 – Subject site overlay map ................................................................................................................. 17

No table of figures entries found.PICTURES:

Picture 1 – Subject site, looking north from southern boundary ......................................................................... 5

Picture 2 – Landscaping along southern portion of site and western boundary................................................. 5

Picture 3 – Existing car parking and landscaping on the subject site ................................................................ 5

Picture 4 – Existing building on the subject site, currently used as a funeral parlour ........................................ 5

Picture 5 – Existing building on the subject site, looking northeast .................................................................... 5

Picture 6 – Existing building on the subject site, looking north ........................................................................... 5

Picture 7 – Existing accessway to subject site from Springvale Road ............................................................... 6

Picture 8 – Eastern boundary of subject site ...................................................................................................... 6

Picture 9 – North of subject site .......................................................................................................................... 6

Picture 10 – 43 Lebanon Crescent ..................................................................................................................... 6

Picture 11 – No. 59 Lebanon Crescent .............................................................................................................. 7

Picture 12 – No. 59 Lebanon Crescent .............................................................................................................. 7

Picture 13 – Lebanon Crescent, looking north ................................................................................................... 7

Picture 14 – Eastern boundary of subject site, facing Lebanon Crescent .......................................................... 7

Picture 15 – Springvale Road Junction, looking toward subject site .................................................................. 8

Picture 16 – Springvale Road Junction, looking east, showing the southern entry point to the subject site ..... 8

Picture 17 – Springvale Road, looking south...................................................................................................... 8

Picture 18 – Car parking off Springvale Road, to the west of the subject site ................................................... 8

Picture 19 – Shopping strip to the west of the subject site, off Springvale Road ............................................... 8

Picture 20 – Shopping strip to the west of the subject site, off Springvale Road ............................................... 8


EXECUTIVE SUMMARY i

EXECUTIVE SUMMARY Urbis Pty Ltd has been engaged by AGT and Co. Pty Ltd (the applicant) to prepare a town planning report in support of a planning permit application for the construction of a new 54 dwelling development at 2315-2319 Dandenong Road, Mulgrave (the subject site).

Planning Triggers

The subject site is located within the General Residential Zone - Schedule 2 (GRZ2) pursuant to Clause 32.08 of the Monash Planning Scheme and is not subject to any overlays.

A planning permit is required under the following provisions of the Monash Planning Scheme:

▪ Construct two or more dwellings on a lot in a General Residential Zone (Clause 32.08-6).

▪ Construct a building or construct or carry out works including a fence and roadworks (Clause 44.05-1).

▪ To create and alter access to a Road Zone, Category 1 (Clause 52.29).

Planning Merit

This assessment demonstrates that the proposed development is appropriate for the following key reasons:

▪ The proposed built form is consistent with the key objectives and policies governed by the State and Local Planning Policy framework which seeks to promote increased residential yield on a strategic (policy and physical) site.

▪ The proposal represents an appropriately consolidated redevelopment of currently underutilised residential land that is suited to well-designed housing.

▪ The design is reflective of thorough consideration of the existing and evolving neighbourhood character.

▪ The design takes advantage of its strategic setting, on a major arterial road and contributes to the emerging character of the area.

▪ The proposed development will not result in unreasonable off site amenity impacts regarding visual bulk, daylight access, overlooking and overshadowing.

▪ The proposed dwellings are afforded a high level of internal amenity.

▪ The proposed on-site car parking provision and waste storage and management is adequate and will not result in adverse amenity impacts.

Supporting Documentation

This planning report is to be read in conjunction with the following documentation:

▪ Architectural Drawings prepared by Cera Stribley Architects, dated June 2017.

▪ Landscape Plan prepared by Etched Projects, dated 6 June 2017.

▪ Waste Management Plan prepared by Leigh Design, dated 31 May 2017.

▪ Traffic Impact Assessment prepared by Impact, dated 6 June 2017.

▪ Environmentally Sustainable Design Report prepared by Sustainable Built Environments, dated 31 May 2017.

▪ Arboricultural Report prepared by SG Tree Consultancy, dated May 2017.

▪ Certificate of Title.

ii EXECUTIVE SUMMARY URBIS

MA10736 - TOWN PLANNING REPORT - 09.06.17

The following report provides an outline of the proposal, an overview of the relevant planning policies and an assessment of the merits of the proposal against these policies.


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1. SUBJECT SITE AND SURROUNDS 1.1. SUBJECT SITE The subject site is located at 2315-2319 Dandenong Road, Mulgrave and is legally described as Plan CP106214. The site is on the northeast corner of Springvale Road and Dandenong Road, and is bounded by Lebanon Crescent to the east, and residential development to the north and south-east. The property has a site area of approximately 9250 square metres, with a 107.91 metre frontage to Springvale Road and a 90.83 metre frontage to Dandenong Road.

The property currently contains two single storey brick buildings used as a funeral parlour with ample car parking spaces and landscaping of the site. Vehicular access is currently provided from both Springvale Road and Dandenong Road.

As shown on the Certificate of Title, attached, there is an existing easement on the allotment for the benefit of Melbourne Water. The proposal will not impact this easement.

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Figure 1 – Aerial view of subject site


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Picture 1 – Subject site, looking north from southern

boundary Picture 2 – Landscaping along southern portion of site

and western boundary

Picture 3 – Existing car parking and landscaping on the

subject site Picture 4 – Existing building on the subject site, currently

used as a funeral parlour

Picture 5 – Existing building on the subject site, looking

northeast Picture 6 – Existing building on the subject site, looking

north

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Picture 7 – Existing accessway to subject site from

Springvale Road Picture 8 – Eastern boundary of subject site

1.2. SITE INTERFACES The site’s immediate interfaces can be described as follows.

1.2.1. North

Directly to the north of the site is 43 Lebanon Crescent, Mulgrave, and 826-850 Springvale Road, Mulgrave. No. 43 Lebanon Crescent comprises a brick, single storey dwelling with a landscaped front garden and private rear open space. No. 826-850 Springvale Road comprises a public open space reserved for Local Government use.

Picture 9 – North of subject site Picture 10 – 43 Lebanon Crescent

1.2.2. East

Immediately east of the site is Lebanon Crescent, and 59 Lebanon Crescent, Mulgrave. Lebanon Crescent provides one lane of traffic in each direction with on-street parallel parking available on both sides. No. 59 Lebanon Crescent comprises five brick, single storey units, with a driveway that services the units running along the eastern boundary.


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Picture 11 – No. 59 Lebanon Crescent Picture 12 – No. 59 Lebanon Crescent

Picture 13 – Lebanon Crescent, looking north Picture 14 – Eastern boundary of subject site, facing

Lebanon Crescent

1.2.3. South

To the south of the subject site is Springvale Road Junction. Springvale Junction is the intersection of Princes Highway (Dandenong Road), Springvale Road, Centre Road and Police Road. There is an existing vehicular accessway from the junction to access the southern tip of the subject site.

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Picture 15 – Springvale Road Junction, looking toward

subject site Picture 16 – Springvale Road Junction, looking east,

showing the southern entry point to the subject site

1.2.4. West

Immediately west of the site is Springvale Road, which provides four lanes of traffic and two turning lanes travelling south, and three lanes of traffic travelling north, with a vegetated road reserve in the middle. There is an existing accessway providing entry and exit from the subject site to Springvale road located near the north-western edge of the site.

Picture 17 – Springvale Road, looking south Picture 18 – Car parking off Springvale Road, to the

west of the subject site

Picture 19 – Shopping strip to the west of the subject

site, off Springvale Road Picture 20 – Shopping strip to the west of the subject

site, off Springvale Road


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1.3. SITE SURROUNDS The surrounding area comprises a mix of commercial development around the Springvale Road Junction, extending along Dandenong Road and Springvale Road, and residential development to the north and east of the subject site. On the southern side of Dandenong Road and Police Road is Mixed Use and Commercially zoned land, with uses predominately consisting of retail, restaurant and commercial operations. East of Springvale Road is predominately zoned General Residential, and thus uses are mainly residential, while west of Springvale Road there are a mix of both residential and commercial uses, including a hotel, retail shops, and food and drink premises, as well as single detached dwellings. This includes a strip shopping centre located on the other side of Springvale Road, to the west of the subject site.

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Figure 2 – Subject site location


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2. THE PROPOSAL The submitted architectural plans prepared by Cera Stribley Architects illustrate the proposed development in detail. The key features of the proposal can be summarised as follows:

▪ The development of 54 new dwellings, comprising 30 two-bedroom townhouses and 24 three-bedroom townhouses.

▪ All dwellings comprise garaged car spaces, with the two bedroom dwellings having one space, and the three bedroom dwellings comprising two spaces.

▪ Vehicular access to the site is afforded from both Springvale Road (left turn exit only), to the west, and Lebanon Crescent, to the east.

▪ All dwellings comprise private open space in the form of either balconies or secluded backyards.

▪ Ample communal open space and significant landscaping is afforded throughout the subject site.

A permit is sought for the construction of two or more dwellings on a lot in a General Residential Zone Schedule 2, buildings and works in the Special Building Overlay, and the alteration of access under Clause 52.29 of the Monash Planning Scheme.

The proposed development has been designed to respond to the neighbourhood context, reflecting the existing pattern of development within the area. The unique location of the site was also a key determinant of the design, considering the site is located on the corner of Springvale Junction, one of Victoria’s busiest junctions. This is a very different context to consider compared to the more traditional residential suburban setting to the east, near Lebanon Crescent. As a result, higher density development of 3 storeys is proposed along the Dandenong Road and Springvale Road frontages, while a lower 2 storey height is proposed for dwellings along the northern and eastern boundaries of the lot.

Development Summary

Site Area 9250m2

Site Coverage 28%

Building footprint 2613m2

Permeability 30.2%

Garden Area 35.2%

Townhouses 30 two-bedroom (56%) and 24 three-bedroom (44%) townhouses

54 townhouses in total

Car Parking 78 resident and 10 visitor spaces

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3. PLANNING POLICY FRAMEWORK The site is subject to the provisions of the Monash Planning Scheme (the “Planning Scheme”). The key planning policies relevant to the assessment of the proposed application are detailed as follows:

3.1. STATE PLANNING POLICY FRAMEWORK The following SPPF Clauses are considered relevant to this application:

▪ Clause 9 – Plan Melbourne.

▪ Clause 11 – Settlement.

▪ Clause 15 – Built Environment and Heritage.

▪ Clause 16 – Housing.

In summary, these policies broadly seek to:

▪ Ensure a sufficient supply of land is available for residential, commercial, retail, industrial, recreational and other community uses.

▪ Ensure all new land use and development appropriately responds to its landscape, valued built form and cultural context, and protects places and sites with significant heritage, architectural, aesthetic, scientific and cultural value.

▪ Provide high quality urban design and architecture that contributes to local urban character and sense of place, enhances liveability and diversity and minimises detriment to neighbouring properties.

▪ Promote a housing market which meets the community’s needs and is accessible to a range of services, public transport, schools and open space.

Specifically, the following policies contained within the SPPF highlight the policy alignment for the proposed residential development:

▪ Clause 9 (Plan Melbourne) requires that regard must be given to the Plan Melbourne: Metropolitan Planning Strategy. The City of Monash falls within the ‘Eastern Subregion’. Plan Melbourne identifies the Eastern Subregion as a diverse subregion, with areas within having very different character and different forms of residential development. A key focus of the Eastern Subregion is to consolidate its future growth in targeted areas.

▪ Clause 11.02-1 (Supply of urban land) seeks to ‘ensure that a sufficient supply of land is available for residential, commercial, retail, industrial, recreational, institutional and other community uses’. Notably, the policy requires the consideration of opportunities for consolidation, redevelopment and intensification of existing urban areas whilst also having regard to neighbourhood character and landscape considerations. It is considered that the location of the review site is highly suitable to a more intensive built form, such as that proposed.

▪ The proposed development aligns with Clause 15.01-2 (Urban design principles) as it supports architect and urban design outcomes that contribute positively to local urban character and enhance the public realm while minimising detrimental impact on neighbouring properties.

▪ The proposal accords with the objectives of Clause 16.01-1 (Integrated housing) which encourages the increase in the supply of housing in existing urban areas by facilitating increased housing yield in appropriate locations, including under-utilised urban land.

▪ Clause 16.01-2 (Location of residential development) encourages an adequate supply of redevelopment opportunities within the established urban area to reduce the pressure for fringe development.

▪ Clause 16.01-3 (Strategic redevelopment site) identifies the review site as a strategic redevelopment site given that it satisfies the following criteria:

On or abutting tram, train, light rail and bus routes that are part of the Principal Public Transport Network and close to employment corridors, Central Activities Districts, Principal or Major Activity Centres.


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Able to provide 10 or more dwelling units, close to activity centres and well served by public transport.

▪ Clause 16.01-5 (Housing affordability) promotes the delivery of more affordable housing close to jobs, transport and services. To improve housing affordability, the following strategies have been set out:

Increasing choice in housing type, tenure and cost to meet the needs of households as they move through life cycle changes and to support diverse communities.

Promoting good housing and urban design to minimise negative environmental impacts and keep down costs for residents and the wider community.

3.2. LOCAL PLANNING POLICY FRAMEWORK The Local Planning Policy Framework builds on State policies and local strategic planning studies and applies them to a local context. Key themes throughout the City of Monash’s LPPF relate to, amongst other things, the provision of diversified housing, the built environment, transport and traffic, and sustainability. It also emphasises the importance of ensuring high quality urban design, appropriate consideration of the public realm and creating sustainable environments.

The proposal is found to respond appropriate to Monash’s local planning policy as follows:

▪ The MSS at Clause 21.01 denotes a significant majority of Monash’s housing stock being single detached dwellings on blocks greater than 600m². It is submitted that that the proposed townhouse development will add to diversity housing within the municipality. This type of housing also responds to a change in preference of residents as outlined under Clause 21.02, with an increase in people seeking to live in housing of a more intense nature, close to shops, restaurants, other commercial and community services and facilities.

▪ The proposal provides a high-quality design response which makes appropriate use of a large, well located site and which also provides a careful transition to residential land uses to the north and east, in line with Clause 21.03.

▪ The proposal provides increased housing choice and housing affordability via the provision of townhouses in close proximity to public transport and with easy access to services and facilities, as sought in Clause 21.04.

▪ The proposal provides a well resolved and high quality architectural design which increases residential density and housing choice on a large, strategically robust site, whilst also ensuring the landscape response takes account of existing character, as sought in Clause 21.04.

▪ The proposal caters to the increasing prevalence of smaller households in Monash, which often seek more compact dwellings with smaller, low maintenance open space areas, as set out at Clause 21.04.

▪ The proposal provides good opportunities for landscaping, including the planting of canopy trees along site interfaces. These planting opportunities are further enhanced via the provision of significant landscaping and vegetation throughout the site, and within private open space areas. It is considered the proposal provides a comprehensive landscape response as sought in Clause 21.04.

▪ The full provision of residential and visitor car parks (as required under Clause 52.06) within the subject site caters to the needs of future occupants and their visitors, and ensures no detriment is caused to local amenity, as sought under Clause 21.08.

▪ The proposal aligns with Clause 21.13 by providing compact housing in a well serviced location where public transport is an accessible alternative to car travel. The layout maximises natural light, sunlight and natural ventilation to dwellings. Building setbacks and the significant greening of all site interfaces reduces storm water runoff whilst increasing on-site vegetation.

▪ The proposal is consistent with Residential Character Type ‘B’ outlined under Clause 22.01 (Residential Development and Character Policy) by incorporating materials, scale and design element that are acceptable throughout the area.

▪ The proposed development incorporates environmentally sustainability principles throughout the design to achieve more sustainable outcomes, as outlined under Clause 22.13 (Environmentally Sustainable Development Policy).

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▪ An Arborist Report has been prepared as part of the application. The report considers that all trees within the subject site will require removal to facilitate the proposed design. Significant design constraints would be required if any trees within the site were to be retained. To offset the removal of vegetation, a landscape architect has prepared an appropriate landscape plan to compensate for the loss of canopy cover and amenity, and contribute to the garden character of the area. This is in accordance with the objectives of Clause 22.05 (Tree Conservation Policy).

▪ As the proposal comprises the development of more than 10 dwellings, a Sustainability Management Plan (SMP) is required to support the planning permit application. This has been prepared by Sustainable Built Environments, dated 31 May 2017.

Overall, the proposal responds appropriately to the relevant State and Local Planning Policies which seek to intensify built form where appropriate, build on the character of the area, and provide a high-quality design response for the site. Further, the proposal will provide an increase in residential density within an area that affords good access to a range of services, amenities and transport options, and will provide housing diversity while protecting the existing amenity of surrounding residential properties. It is found that the proposal is well aligned to the objectives and policies contained within the Monash Planning Scheme.

3.3. ZONING The subject site is located within the General Residential Zone Schedule 2 (GRZ2). The purpose of this Zone is:

▪ To implement the State Planning Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement and local planning policies.

▪ To encourage development that respects the neighbourhood character of the area.

▪ To implement neighbourhood character policy and adopted neighbourhood character guidelines.

▪ To provide a diversity of housing types and moderate housing growth in locations offering good access to services and transport.

▪ To allow educational, recreational, religious, community and a limited range of other non-residential uses to serve local community needs in appropriate locations.

Pursuant to Clause 32.08-2, a dwelling is an as-of-right use. However, a permit is required to be compliant with Clause 32.08-6, which states that a permit is required to construct two or more dwellings on a lot. A development of this type must meet the requirements of Clause 55.

Clause 32.08-9 relates to the ‘maximum building height requirement for a dwelling or residential building’ and specifies that the maximum building height must not exceed the building height specified in a schedule to this zone. Schedule 2 does not specify maximum building height.

The review site is subject to Schedule 2 of the General Residential Zone. Schedule 2 applies to ‘Monash Residential Areas’. The schedule features the following varied requirements to Clause 55:

▪ Standard B6 – Front setback of 7.6 metres. Side street setbacks as specified in the Tables to Standard B6 continue to apply.

▪ Standard B28 – A dwelling or residential building should have private open space consisting of: - An area of 75 square metres, with one part of the private open space at the side or the rear of the

dwelling or residential building with a minimum area of 35 square metres, a minimum width of 5 metres and convenient access from a living room; or

- A balcony of 8 square metres with a minimum width of 1.6 metres and convenient access from a living room; or

- A roof top area of 10 square metres with a minimum width of 2 metres and convenient access from a living room.

▪ Standard B32 – A front fence within 3 metres of a street should not exceed 1.2 metres.

The maximum building height requirement for a dwelling or residential building, as detailed within Clause 32.08-9, and the minimum garden area requirement in Clause 32.08-4, is not applicable to this planning permit application. This application enjoys transitional provisions, pursuant to Clause 32.08-14, as it is was lodged before the approval date of Amendment VC110.


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Figure 3 – Subject site zoning map

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3.4. OVERLAYS The site is affected by a Special Building Overlay (SBO). The land affected by the SBO has been identified by Melbourne Water as being subject to natural overland flows in the event of a storm exceeding the design capacity of the underground draining system.

The purpose of the SBO is:

▪ To implement the State Planning Policy Framework and the Local Planning Policy Framework, including the Municipal Strategic Statement and local planning policies.

▪ To identify land in urban areas liable to inundation by overland flows from the urban drainage system as determined by, or in consultation with, the floodplain management authority.

▪ To ensure that development maintains the free passage and temporary storage of flood waters, minimises flood damage, is compatible with the flood hazard and local drainage conditions and will not cause any significant rise in flood level or flow velocity.

▪ To protect water quality in accordance with the provisions of relevant State Environment Protection Policies, particularly in accordance with Clauses 33 and 35 of the State Environment Protection Policy (Waters of Victoria).

Pursuant to Clause 44.05-1, a permit is required to construct a building or to construct or carry out works including a fence and roadworks.

The Schedule to the Overlay specifies that the application has to be referred to the floodplain management authority if the application does not have prior written approval from the authority, or is in accordance with an adopted local floodplain development plan.


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Figure 4 – Subject site overlay map

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3.5. PARTICULAR PROVISIONS 3.5.1. Clause 52.06 – Car Parking

Clause 52.06 seeks to (amongst other things) ‘ensure the provision of an appropriate number of car parking spaces having regard to the demand likely to be generated, the activities on the land and the nature of the locality.’

Clause 52.06-5 specifies the following car parking provisions in relation to the proposed use of the land as a dwelling:

▪ One car parking space ‘to each one or two bedroom dwelling’.

▪ Two car parking spaces to each three or more bedroom dwelling (with studies or studios that are separate rooms counted as a bedroom)’.

▪ One car parking space ‘for visitors to every 5 dwellings for developments of 5 or more dwellings’.

Accordingly, the proposed development results in a car parking requirement of 78 resident car parking spaces and 10 visitor car parking spaces (total of 88 spaces). Given that the proposal provides 88 car spaces (i.e. 78 for residents and 10 for visitors), the statutory car parking requirements are satisfied.

3.5.2. Clause 52.29 – Land adjacent to a Road Zone, Category 1, or a Public Acquisition Overlay for a Category 1 Road

Pursuant to Clause 52.29, a permit is required to create or alter access to a road in a Road Zone, Category 1 (RDZ1) because:

▪ Access from Dandenong Road will be removed

▪ Access from Springvale Road will be modified to operate as exit only

▪ A new accessway will be created to Lebanon Crescent

▪ The proposed use of the subject site will change the volume and frequency of traffic the subject site

3.5.3. Clause 55 – Two or more dwellings on a lot and residential buildings

The key objectives of Clause 55 are the following:

▪ To achieve residential development that respects the existing neighbourhood character or which contributes to a preferred neighbourhood character.

▪ To encourage residential development that provides reasonable standards of amenity for existing and new residents.

▪ To encourage residential development that is responsive to the site and the neighbourhood.

The relevant standards and objectives of this Clause are discussed in Section 3 and in Appendix A of this report.

3.5.4. Clause 65 – Decision Guidelines

Clause 65 set out a range of ‘Decision Guidelines’ that the responsible authority must consider prior to deciding on an application.

3.6. PROPOSED PLANNING SCHEME AMENDMENT C125 Amendment C125 seeks to introduce the Monash Housing Strategy 2014 within the Monash Planning Scheme as a reference document and update the Local Planning Policy Framework to reflect the objectives, directions and actions of the strategy. The amendment modifies existing schedules and introduces new schedules to the General Residential Zone and Neighbourhood Residential Zone. In addition to the changes to the schedules, the amendment modifies the boundaries of these zones to reflect housing and development outcomes.


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The Amendment, including the new residential zones and development standards, was adopted by Council on 28 February 2017. Amendment C125 has now been submitted to the Minister for Planning for approval. The Amendment is considered by Council to have ‘serious weight’ now that it has been adopted. Despite the current planning application being lodged prior to 31 March 2017, the new zones and standards will be considered as part of the assessment process.

Under Amendment C125, the subject site will be rezoned to General Residential Zone – Schedule 3. Schedule 3 relates to “Garden City Suburbs – Southern Areas”. GRZ3 is ultimately targeting greater opportunities for substantial landscaping through varied design requirements under the Schedule to the Zone.

An assessment of the proposed schedule against the proposed development has been provided below. The requirements are based on the Officer recommendations.

Standard Requirement Proposed Development Level of Compliance

Minimum Street Setback 7.6 metres.

Garages/carports setback 1m from front facade adjacent to the structure.

There are streets on three sides of the subject site –

Springvale Road, Dandenong Road (Princes

Highway) and Lebanon Crescent. The 7.6 metre

requirement is not achieved to any of these setbacks,

however considering the irregular shape of the

subject site and the site context being a prominent

corner site, the proposal is considered to incorporate

appropriate setbacks.

A 6.8 metre street setback is provided along the most

sensitive interface to Lebanon Crescent. The large

road reserve along the other two street interfaces

provides a significant barrier between the proposed

townhouses and Springvale Road and Dandenong

Road.

Site Coverage Maximum 50% The proposed development has a site coverage of

28%.

Permeability Minimum 30% The proposed development consists of a permeable

area of 30.2%.

Landscaping A minimum of 1 canopy tree plus 1 canopy tree per 5 metres of soil width – to reach a mature height at least equal to the height of the proposed development.

All trees within the subject site will require removal to

facilitate the proposed design. Significant design

constraints would be required if any trees within the

site were to be retained. Notwithstanding, the

Arborist Report has confirmed that all trees within the

site are planted and not remnant to the area. To

offset the removal of vegetation, a landscape

architect has prepared an appropriate landscape plan

to compensate for the loss of canopy cover and

amenity, and contribute to the garden character of

the area.

Side & Rear Setbacks Side Setbacks

None specified.

Rear Setbacks

The rear setback, along the northern site boundary,

varies in width. The minimum setback is 1.58 metres

from the title boundary. Despite this not meeting the

preferred 5 metres, substantial landscaping is still

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Standard Requirement Proposed Development Level of Compliance

5 metres able to be provided along this interface, providing a

visual buffer between the two lots.

Private Open Space An area of 75 square metres, with

one part of the private open space

at the side or the rear of the

dwelling or residential building with

a minimum area of 35 square

metres, a minimum width of 5

metres and clear of all structures.

While an area of 75 square metres of private open

space is not able to be met for each dwelling, this is

offset by the ample public open space available on

the subject site for residents and their visitors. Each

dwelling also comprises private open space in the

form of a balcony and/or secluded backyard. See

Section 4.3.7 of this report for further details.

Maximum Building Height None specified Maximum building height of the development will be

9.4 metres

As indicated in the table above, not only does the proposed development achieve a high level of compliance with the current standards, it also achieves a high level of compliance with the proposed standards under Amendment C125.


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4. PLANNING CONSIDERATIONS

4.1. PLANNING POLICY SUPPORT The proposal enjoys considerable support from both State and local policy for accommodating increased housing density in the given location. The State Planning Policy Framework contains policies which seek to support opportunities for urban consolidation in existing urban areas, with Clause 11.02-1 directing population growth to be accommodated over at least a 15 year period where planning for growth is to consider opportunities for redevelopment and intensification, of which the subject site suitably offers. State Policy also seeks to provide a diversity of housing that can accommodate different households close to jobs and services, with the proposed development contributing to and respecting the predominant detached dwelling character of the area.

State Planning Policy Framework

As it relates to established residential suburban areas, State Policy intends to direct land use and development to be responsive to the existing landscape, built form and cultural context. It requires that planning achieve enhanced liveability, diversity, amenity and safety of the public realm through high quality architecture and urban design, which the proposal is considered to adequately satisfy as discussed within this report.

Housing policy further aims to ensure housing stock matches changing demand through encouraging development of well-designed housing which improves housing choice and makes improved use of existing infrastructure. Objectives to achieve this include increasing the supply of housing in existing urban areas where under-utilised land exists, such as the subject site.

Local Planning Policy Framework

Clause 21.04 (Residential Development) of the Monash Planning Scheme directs new residential developments to locations that are highly accessible to public transport and with easy access to services and facilities. The development site is a large, strategically robust site, that is capable of being redeveloped with multiple dwellings. Furthermore, it is considered that the development is designed to respect the character of the surrounding area. The proposal affords a careful transition to residential land uses to the north and east and does not unreasonably impact on the amenity of adjoining property occupiers.

Local policy further endorses the appropriateness of the proposal which serves to accommodate residential growth in an area that affords convenient access to existing services and infrastructure including public transport, commercial precincts and public open space. The neighbourhood character of the subject site is noted to demonstrate a mixed typology with the proposed development reflecting a considered architectural response that respects and enhances the neighbourhood character. In addition, the contemporary design and landscaping responds to local policy vision for innovative architectural additions to the municipality.

Notwithstanding the above, detailed consideration must be given to how the proposal specifically responds to the neighbourhood character and residential amenity. As such, an assessment against Clause 55, ‘Two or more dwellings on a lot and residential buildings’ of the Monash Planning Scheme is detailed in the below sections.

4.2. NEIGHBOURHOOD CHARACTER AND BUILT FORM The subject site is uniquely situated, particularly considering its neighbourhood context, as it is located adjacent to two major arterial roads, being Springvale Road and Dandenong Road, and on the corner of one of Victoria’s busiest junctions, the Springvale Junction. While it also interfaces with a quiet residential area to the east, given this robust context, a varied form of development response is appropriate for the site.

The site is not comparable to the wider suburban area for which the ‘Garden City Suburbs’ applies. This is not only confirmed through the robust context referred to above, but also the site’s past non-residential use as a funeral parlour.

22 URBIS


City of Monash Urban Character Study

The Residential Development and Character Policy at Clause 22.01 of the Monash Planning Scheme implements the City of Monash Urban Character Study 1997, which provides guidance regarding the design and development of the neighbourhood area.

The subject site is located within Residential Character Type ‘B’, which has a character derived from 1945-1965 development, flat topography and a grid subdivision pattern. Multi-dwelling developments occur intermittently throughout the Character Type, with most being single storey brick forms. Front gardens are varied in horticultural content and are often well planted, with few obscuring the buildings from the street.

The desired future character of this precinct expects multi housing developments to retain a modest character, and ensure they are appropriate in scale and form to existing dwellings. New dwellings will address the street, and complement the scale and form of adjacent buildings. Redevelopments will be single storey unless there is a gradated change in height or on-site trees and large shrubs to soften the transition between buildings.

The proposed development is in keeping with the desired future character of this precinct as it is respectful in height and well-articulated. Although the proposed dwellings will be two and three storeys in height, the development has been designed with the higher built form facing Dandenong Road and Springvale Road, with the two bedroom townhouses along the western, northern and eastern interfaces, transitioning the built form and scale to the predominately single storey dwellings located on the northern and eastern interfaces. Further, considerable landscaping, including trees and large shrubs, are proposed on the subject site to assist in softening this transition. This will also make an appropriate contribution to the desired Garden City Character.

Crossovers

A review of the area indicates the presence of additional and widened crossovers existing in the surrounding area and note that the size of the subject site provides ample space to allow for this. The proposed layout will comfortably accommodate the two crossovers (one proposed and one existing) and driveway access in addition to future canopy trees and ground level plantings. The provisions of Standard B14 of the Monash Planning Scheme require the width of acessways to not exceed 33 per cent of the site frontage. The proposed crossover to Lebanon Crescent comprises approximately 4% of the frontage, well within the requirements of this Standard. We note that through the operation of Clause 55, by meeting this Standard the proposed development is deemed to satisfy the objective of Clause 55.03-9: ‘To ensure the number and design of vehicle crossovers respects the neighbourhood character.’

Landscaping

Landscaping has been an important consideration throughout the development of this proposal. The proposed landscaping adds to the ‘Garden City’ character of the municipality, provides screening and privacy for residents from the robust interfaces to the south and west, and also assists in providing a transition for the site between the sensitive interfaces. Ample opportunity for landscaping is therefore provided throughout the subject site, and the substantial plantings proposed are appropriate to the style of the development as they are consistent with the existing and emerging character.

It is for these reasons that the built form and design of the proposed development is appropriate in this street and surrounding neighbourhood context.

4.3. OFFSITE AMENITY The opportunities of adverse amenity impacts are limited due to the proposal’s treatment towards all boundaries of the site. The design is respectful to adjacent interfaces and acknowledges the existing and future character to the area. Given the site is situated on a busy junction, adjacent to two main roads, the proposal’s context is considered unique, and very different to a standard residential setting. The site is also aided by a significant reserve to the west.

The resultant offsite amenity impacts are reviewed in accordance with ResCode Standards below however, for a detailed ResCode Assessment please refer to Appendix A.


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4.3.1. Building Height & Massing

The General Residential Zone and the schedule to the zone (Schedule 2) does not provide a preferred or mandatory maximum height, therefore Standard B7 of ResCode is applicable.

Standard B7 of ResCode stipulates that the height of the building must not exceed a height of 9 metres, unless the slope of the land exceeds 2.5 degrees and therefore a height of 10 metres is permissible at this site. All dwellings have a height of less than 10 metres, therefore the proposed dwellings are compliant with Standard B7. See Figure 5 for dwelling heights.

With regards to massing, dwellings are orientated toward the west, southwest, northeast, and east. As such, they are facing Springvale Road, Dandenong Road (Princes Highway) and Lebanon Crescent. Given the size of the block and the proposed dwellings, it is unlikely that this will result in unreasonable massing. Additionally, the proposed development is located within an established suburban area where moderate housing growth is encouraged, it is considered that this is an appropriate design response.

Figure 5 – Proposed dwelling heights

4.3.2. Street Setback

The proposal has been assessed against the ResCode B6 Standard, however given the site’s unique setting being adjacent to two main roads, and on the corner of one of Victoria’s busiest junctions, the context in which it should be considered is very different to a residential area. Further, as shown within the aerial image in Figure 1, the south and west boundaries interface with considerable vegetated road reserves, thus providing a significant barrier between the site and the two main roads. As such, the design considered the road reserves, and the location of the subject site on the corner of a busy junction, when determining appropriate setbacks.

Schedule 2 to the General Residential Zone stipulates a modified ResCode B6 Standard, where a dwelling should be setback 7.6 metres from the street. The street setback proposed for the development varies, but is not compliant with the modified ResCode B6 Standard. However, considering the size of the subject site and its interfaces, including the large vegetated road reserve along Springvale Road and Dandenong Road, the proposed setbacks are considered appropriate.

The two blocks of three storey townhouses (9.5m in height) adjacent to Dandenong Road (Princes Highway) afford a 3 metre setback at ground level, with recessed upper levels comprising balconies. This setback has been determined to be appropriate considering the existing footpath and wide vegetated road reserve separating the site boundary and Dandenong Road.

The block of three storey townhouses and two blocks of two storey townhouses on the western interface, adjacent to Springvale Road, have setbacks ranging between approximately 2.4m and 4m. However, there is a large vegetated open space existing between Springvale Road and the subject site, which has been

6.45m

6.45m

6.45m

6.45m

6.45m

6.45m

9.5m

6.45m

9.5m

6.45m

9.5m

6.45m

Lebanon Crescent

24 URBIS


reserved for future road widening. Thus, there is a significant distance between the dwellings and Springvale Road, therefore these setbacks are considered appropriate.

The three blocks of two storey dwellings positioned on the eastern interface, adjacent to Lebanon Crescent, have setbacks of approximately 6.8m from the site boundary. These larger setbacks have been provided in respect of the existing neighbouring residential development and allow the provision of significant landscaping to occur to add to the garden suburb character.

4.3.3. Side & Rear Setbacks

Schedule 2 to the General Residential Zone does not stipulate a modified ResCode B17 Standard, therefore ResCode requires a setback of 1.85 metres from the northern boundary. The setback varies along this boundary from 1.58m to 3.26m, therefore it is mostly compliant. The provided setback allows for considerable landscaping along the interface, thus providing a buffer between the site and the adjoining property.

4.3.4. Overshadowing

The shadow diagrams, prepared by Cera Stribley Architects, demonstrate the shadows shown at the 22 September Equinox at 9am, 10am, 11am, 12pm, 1pm, 2pm and 3pm. Both existing and proposed shadows on natural ground are shown.

It is difficult to compare overshadowing between the existing and proposed developments as they vary greatly in built form. The existing development partially overshadowed dwellings to the east of the subject site, at 59 Lebanon Crescent, Mulgrave, due to the existing fence. However, this fence will remain, therefore shadowing to these dwellings as a result of the fence will be unchanged. Two of the proposed dwellings at the subject site will overshadow dwellings at 59 Lebanon Crescent, Mulgrave. However this will only occur at 3pm, therefore this is considered satisfactory.

The remainder of the proposed dwellings on the subject site will not impact neighbouring dwellings or properties in regards to overshadowing. All overshadowing impacts will be limited to the subject site, aside from two dwellings at 59 Lebanon Crescent, Mulgrave (as previously mentioned). Overshadowing within the site is considered relatively minimal. Overall, the proposed overshadowing is considered acceptable and unlikely to result in detriment.

4.3.5. Overlooking

The proposed development is consistent with B22 Standard of ResCode as it limits views into existing private open space and habitable room windows. The proposed dwellings on the subject site adjacent to the dwellings at 59 Lebanon Crescent and 43 Lebanon Crescent, do not comprise windows along the walls facing the existing dwellings at ground level. At the first floor of the proposed dwellings, windows are strategically located to minimise overlooking opportunities.

4.3.6. Landscaping

The proposal includes the provision of new planting and tree protection zones for trees along the boundary of the site. Landscaping will be accommodated within all setbacks and throughout the subject site, which will soften the interfaces of the buildings and reduce the appearance of visual bulk.

Overall, it is considered that the proposed landscaping will make a positive contribution to the site. It will also assist in retaining the much-valued ‘Garden City’ character of Monash.

4.3.7. Private Open Space

Schedule 2 to the General Residential Zone stipulates a modified ResCode B28 Standard. A dwelling or residential building should have private open space consisting of:

• An area of 75 square metres, with one part of the private open space at the side or the rear of the dwelling or residential building with a minimum area of 35 square metres, a minimum width of 5 metres and convenient access from a living room; or

• A balcony of 8 square metres with a minimum width of 1.6 metres and convenient access from a living room; or

• A roof top area of 10 square metres with a minimum width of 2 metres and convenient access from a living room.


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Table 1 below details the provision of private open space that each of the types of dwellings afford. These are not all in compliance with the B28 Standard, however providing smaller amounts of private open space has allowed the provision of a large amount of communal open space within the subject site. When considering this, the amount of private open space provided is considered appropriate. The large amount of communal space provided also has allowed for significant landscaping opportunities and the planting of canopy trees throughout site. Many different ‘break-out’ areas within the site have been provided, including a communal lawn area and a BBQ area.

Table 1 – Provision of private open space at the subject site

Unit Type Unit Numbers Private Open Space

Type of Private Open Space

Type 2B-A TH41, TH42, TH43, TH44, TH45, TH46,

TH47, TH48 35.7m2

Ground level POS at rear of

dwelling

Type 2B-B

TH01, TH02, TH03, TH04, TH05, TH06,

TH07, TH08, TH09, TH10, TH11, TH12,

TH13

16m2 Ground level POS at rear of

dwelling and a balcony at f

Type 2B-C TH32, TH33, TH34, TH35, TH36, TH37,

TH38, TH39, TH40 8.5m2

Balcony at first level (1.9m in

width)

Type 3B-A TH49, TH50, TH51, TH52, TH53, TH54 35.7m2 Ground level POS at rear of

dwelling

Type 3B-B.1 TH15, TH16, TH17, TH18, TH21, TH22,

TH23, TH24, TH27, TH28, TH29, TH30 27m2

Ground level terrace at rear

of dwelling, and balconies at

first and second levels

Type 3B-B.2 TH14, TH19, TH20, TH25, TH26, TH31 27m2

Ground level terrace at rear

of dwelling, and balconies at

first and second levels

4.4. INTERNAL AMENITY The proposal has been designed so that residents can enjoy high levels of internal amenity which comply with the relevant ResCode Standards. Specifically, the following aspects of the design are noted:

▪ Each dwelling has a clearly defined entry point, creating a strong sense of address.

▪ The proposal has been designed so that each dwelling will be well ventilated and has direct access to daylight. All windows within the proposal can meet the relevant Standard (B27), and the proposal does not rely on borrowed light for any bedrooms.

▪ Adequate private open space is provided at each dwelling and is accessible from the main living area.

▪ The proposal provides generous setbacks at all boundaries to allow for significant landscaping to occur.

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▪ Dwellings are provided with storage facilities in accordance with the requirements of ResCode Standard B30.

▪ Each dwelling is provided with a garage that is visually pleasing and avoids becoming a dominate feature of the streetscape.

▪ Each dwelling has been designed to provide users with a functional, flexible space with an attractive look.


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5. ADDITIONAL CONSIDERATIONS The below matters have been considered as part of this application:

5.1. TRAFFIC AND CAR PARKING Impact have been involved in the design of the development to ensure that all traffic related components of the development are appropriately resolved on site. Impact have confirmed that car parking has been adequately provided, designed and located to appropriately service the development. They have also advised that the anticipated traffic movements generated by the proposal can be accommodated within the surrounding street network, without adverse impact on the safety and efficiency of the area.

Impact has considered the Springvale Junction Improvement Project, being conducted by VicRoads, in their assessment of the proposal, and the proposed design reflects this. Springvale Junction is a complex intersection, and has been identified as the worst accident blackspot in Victoria. The proposed development seeks to avoid further impacting on this intersection by removing the accessway from Dandenong Road (Princes Highway) and providing access from Springvale Road and Lebanon Crescent. This will be discussed further in Impact’s report.

The following is a summary of the assessment’s conclusions:

▪ The proposed on-site parking provision complies with the statutory requirements for residents and visitors pursuant to Clause 52.06 of the Monash Planning Scheme.

▪ The subject site has good access to a number of sustainable transport alternatives that may reduce individuals’ dependence on private motor vehicle ownership and travel.

▪ The closure of the existing access point to Dandenong Road will contribute positively to the operation of the road and on public safety.

▪ Existing access via Springvale Road will be modified to operate as exit only, to comply with VicRoads requirements.

▪ Car park and access design satisfies the requirements set out in Clause 52.06-8 of the Monash Planning Scheme.

▪ The site is well connected to the Principal Bicycle Network, encouraging bicycling as a means of transport for future residents.

▪ The anticipated traffic impact generated by the proposal is considered to be negligible in a traffic engineering context, and is expected to have no adverse impacts on capacity, road safety or amenity along Springvale Road or Lebanon Crescent.

This report concludes there is no traffic or parking grounds which should warrant refusal of the development as proposed.

5.2. WASTE MANAGEMENT A Waste Management Plan has been prepared by Leigh Design. In summary, the assessment notes:

▪ Private waste collection service is proposed for the development as the development’s internal roads do not suit Council’s kerbside collections strategy

▪ The proposed collection strategy for the development is a weekly collection of garbage, and fortnightly collection of co-mingled recycling.

▪ Residents are expected dispose of garbage and recyclables into collection bins located in their respective garages. Prior to the collection, residents shall place their beings next to the garage outside of their dwelling, and the private contractor shall collect the waste

▪ The Operator will be responsible for managing site operations, providing appropriate signage for the bins, and protect the equipment from theft and vandalism. Both the Operator and residents shall share

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the responsibility to maintain all waste areas, waste disposal systems equipment and components, to the satisfaction of users and the relevant authority, in accordance with relevant manufacturer specifications.

The report illustrates that the proposed development has been designed to “function” correctly with regard to waste management.

5.3. ENVIRONMENTAL SUSTAINABLE DESIGN A Sustainable Management Plan has been prepared by Sustainable Built Environments and confirms that that development will meet the ESD objectives provided within Clause 22.05 of the Monash Planning Scheme. The proposed development targets 52 points out of 100 in the Built Environment Sustainability Scorecard (BESS), which equates to Australian Best Practice. This will achieve a 47% reduction in potable water consumption, a 68% reduction in electricity consumption, and 47% reduction in gas consumption compared to a reference building. It is expected that this will satisfy Council’s desired performance of development within its boundaries.

5.4. ARBORICULTURAL REPORT An Arboricultural Report has been prepared by SG Tree Consultancy to assess trees on the subject site and trees surrounding the site. A total of 62 trees were assessed by the Arborist, of which 8 are located outside the subject site. All trees within the subject site will require removal to facilitate the proposed design. Significant design constraints would be required if any of the trees within the site were to be retained. It is noted that no trees within the site trigger Clause 52.17 of the Native Vegetation Framework, as all trees are planted, landscaped trees.

The removal of the existing vegetation from the site will be offset with an appropriate landscape plan, as prepared by Etched, and will compensate for the loss of canopy cover and amenity.


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6. CONCLUSION The proposal is considered to meet the policy objectives of the Monash Planning Scheme. Specifically, the development will result in:

• Additional dwellings for the neighbourhood that will contribute to the vibrancy of and benefit the local community.

• High quality and striking architectural forms in a key location that will be a positive contribution to the evolving streetscape in this locale.

• Appropriate building heights and massing that has regard to the site context, being on a corner site adjacent to one of Victoria’s busiest junctions, and possible future neighbouring development opportunities in the area.

• Appropriate built form that responds to the site and surrounds existing and future character, providing for an adaptive reuse of the site which will be successfully developed into a contemporary built form.

• An appropriate response to the surrounding interfaces so as to not result in unreasonable amenity impacts.

• Good internal amenity of dwellings as a result of generous floor areas, access to natural light and ventilation, and generous living areas.

• Suitable access and car parking for both residents and visitors provided on site.

For these reasons, we are of the view that this proposal is appropriate and recommend that planning approval can be supported.

30 URBIS



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DISCLAIMER This report is dated 9 June 2017 and incorporates information and events up to that date only and excludes any information arising, or event occurring, after that date which may affect the validity of Urbis Pty Ltd’s (Urbis) opinion in this report. Urbis prepared this report on the instructions, and for the benefit only, of AGT & Co Pty Ltd (Instructing Party) for the purpose of Town Planning (Purpose) and not for any other purpose or use. To the extent permitted by applicable law, Urbis expressly disclaims all liability, whether direct or indirect, to the Instructing Party which relies or purports to rely on this report for any purpose other than the Purpose, and to any other person which relies or purports to rely on this report for any purpose whatsoever (including the Purpose).

In preparing this report, Urbis was required to make judgements which may be affected by unforeseen future events, the likelihood and effects of which are not capable of precise assessment.

All surveys, forecasts, projections and recommendations contained in or associated with this report are made in good faith and on the basis of information supplied to Urbis at the date of this report, and upon which Urbis relied. Achievement of the projections and budgets set out in this report will depend, among other things, on the actions of others over which Urbis has no control.

In preparing this report, Urbis may rely on or refer to documents in a language other than English, which Urbis may arrange to be translated. Urbis is not responsible for the accuracy or completeness of such translations and disclaims any liability for any statement or opinion made in this report being inaccurate or incomplete arising from such translations.

Whilst Urbis has made all reasonable inquiries it believes necessary in preparing this report, it is not responsible for determining the completeness or accuracy of information provided to it. Urbis (including its officers and personnel) is not liable for any errors or omissions, including in information provided by the Instructing Party or another person or upon which Urbis relies, provided that such errors or omissions are not made by Urbis recklessly or in bad faith.

This report has been prepared with due care and diligence by Urbis and the statements and opinions given by Urbis in this report are given in good faith and in the reasonable belief that they are correct and not misleading, subject to the limitations above.

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APPENDICES

APPENDIX A RESCODE ASSESSMENT

APPENDICES


CLAUSE STANDARD COMPLIES / DOES NOT COMPLY / VARIATION REQUIRED

55.02-1 - Neighbourhood character objectives

Standard B1

✓ Complies

Refer to discussion in Section 4.2 of the report.

55.02-2 - Residential policy objectives

Standard B2 ✓ Complies

Refer to discussion in Section 3 of the report.

55.02-3 - Dwelling diversity objective


A range of dwelling types are provided, including both 2 bedroom (56%) and 3 bedroom (44%) units. Multiple units also provide a layout comprising a kitchen and bathroom at ground level.

55.02-4 - Infrastructure objectives Standard B4 ✓ Complies

The dwellings will be provided with appropriate utility services and infrastructure.

55.02-5 - Integration with the street objective


The dwellings are orientated to the proposed streets within the development, and provide appropriate pedestrian and vehicular access.

55.03-1 – Street setback objective Standard B6 Variation Required

There is a modified B6 requirement under the Schedule to zone, stipulating a front setback of 7.6m. This is not met within the current proposal. Refer to Section 4.3.2 of the report for further details.

55.03-2 - Building height objective Standard B7 ✓ Complies

Refer to Section 4.3.1 of the report.

55.03-3 - Site coverage objective Standard B8 ✓ Complies

The total site coverage is 28%

55.03-4 - Permeability objectives Standard B9 ✓ Complies

The site achieves a permeability of 30.2%.

55.03-5 - Energy efficiency objectives


Each dwelling is oriented to provide appropriate solar access.

55.03-6 - Open space objective Standard B11 ✓ Complies

Significant public and communal open space is provided on site. The spaces are accessible and useable for residents and visitors.

55.03-7 - Safety objective Standard B12 ✓ Complies

The proposed dwellings incorporate distinct entrances that are easily accessible to residents.


APPENDICES

55.03-8 - Landscaping objectives Standard B13 ✓ Complies

The proposed development has incorporated appropriate opportunity for landscaping on the site to ensure the ‘Garden City’ character is retained.

55.03-9 - Access objectives Standard B14 ✓ Complies

Vehicles can safely access to and from the subject site in a manageable and convenient way. The existing vehicle crossover from Springvale Road will be retained as part of the application and a new crossover is proposed from Lebanon Crescent. Refer to Sections 4.2 and 5.1 of the report for further detail.

55.03-10 - Parking location objectives


Convenient parking is provided for both residents and visitors. Each dwelling contains secure garaged car spaces at ground level. Visitor car spaces are interspersed around the site.

55.04-1 - Side and rear setback objectives


Refer to discussion in Section 4.3.3 of the report for further discussion.

55.04-2 - Walls on boundaries objective

Standard B18 Not Applicable.

55.04-3 - Daylight to existing windows objective


Existing dwellings on adjoining lots are setback sufficiently from the north and east side boundaries to ensure access to natural light is achieved.

55.04-4 - North facing windows objective

Standard B20 Not Applicable.

The development will have no impact on existing north-facing habitable room windows on abutting lots.

55.04-5 - Overshadowing open space objective


Refer to Section 4.3.4 of the report for further discussion.

55.04-6 - Overlooking objective Standard B22 ✓ Complies

Refer to Section 4.3.5 of the report for further discussion.

55.04-7 - Internal views objective Standard B23 ✓ Complies

Dwellings have been carefully design to limit views into secluded private open space and habitable room windows of other dwellings within the development.

At the northern and eastern boundaries of the site, the existing fences and vegetation assist in blocking direct views into the private open spaces at the adjacent properties.

55.04-8 - Noise impacts objectives


APPENDICES


All appropriate measures to contain and protect residence noise sources have been incorporated into the proposal.

55.05-1 - Accessibility objective Standard B25 ✓ Complies

The entries to each dwelling can be easily adapted to assist those with limited mobility to enter and exit the dwelling.

55.05-2 - Dwelling entry objective Standard B26 ✓ Complies

Each dwelling has incorporated its own sense of address through a distinct entry way.

55.05-3 - Daylight to new windows objective


All habitable room windows have access to natural light and do not rely on borrowed light.

55.05-4 - Private open space objective


Most dwellings meet the modified B28 Standard of 8m2 balconies, with a minimum width of 1.6 metres for private open space.

Refer to Section 4.3.7.

55.05-5 - Solar access to open space objective


There are no dwellings with private open space facing south. They are all east or west facing and will receive adequate solar access.

55.05-6 Storage objective Standard B30 ✓ Complies

Storage areas of 6 cubic metres are accommodated within the ground level of each dwelling, adjacent to garages.

55.06-1 - Design detail objective Standard B31 ✓ Complies

The proposed design is respectful of the existing neighbourhood character noting that there are several new contemporary developments in the area.

The proposal also provides for an appropriate amount of landscaping and planting of canopy trees to protect the ‘garden city’ character of the City of Monash.

55.06-2 - Front fences objective Standard B32 ✓ Complies

All fences proposed are located at a distance greater than 3 metres from adjoining streets. The proposed fences are detailed within the architectural plans, and will be 1.7m in height to protect privacy of residents.

55.06-3 - Common property objectives


Communal and public areas are clearly delineated from private areas.

55.06-4 - Site services objective Standard B34 ✓ Complies

The development will ensure site services and facilities can be installed, are accessible and easily maintained.

Documents

2315-2319 DANDENONG ROAD, MULGRAVE · Immediately east of the site is Lebanon Crescent, and 59 Lebanon Crescent, Mulgrave. Lebanon Crescent provides one lane of traffic in each direction