5 Policy Analysis CLAUSE OBJECTIVE OUR … Ryman Healthcare - Comprehensive Care Retirement Village Development Plan Beca Pty Ltd 5 Policy Analysis Outlined in this section is the

Ryman Healthcare - Comprehensive Care Retirement Village // Development Plan // Beca Pty Ltd37

5 Policy Analysis

Outlined in this section is the response to the relevant planning requirements stipulated in the State and Local Planning Policy frameworks within the Monash Planning Scheme.

5.1 State Planning Policy Framework (SPPF)Table 08 presents those provisions of the State Planning Policy Framework (SPPF) relevant to this Development Plan. It also provides a response describing how the retirement village meets the objectives of each clause.

CLAUSE OBJECTIVE OUR RESPONSE

Clause 11 - Settlement

11.03-1 - Open space planning

To assist creation of a diverse and integrated network of public open space commensurate with the needs of the community.

The proposed retirement village will allocate a 16.4% of the site area as land for public use planning scheme. This will be complemented by a publicly accessible linear open space linkage between Strada Crescent and Brandon Park Drive.

11.04-2 - Housing choice and affordability

To provide a diversity of housing in defined locations that cater for different households and are close to jobs and services.

The comprehensive care retirement village at the Brandon Park site succeeds in enhancing the diversity of housing stock available within the municipality.

15.01-2 - Urban design principles

To achieve architectural and urban design outcomes that contribute positively to local urban character and enhance the public realm while minimising detrimental impact on neighbouring properties.

The proposed urban design response, in terms of the character and scale of the surrounding neighbourhood and the proposed function of the site, has been thoroughly considered and reflected in the proposed comprehensive car retirement village. The site is considered well suited to use as a comprehensive care retirement village of the type and scale proposed. The village will not detract from the indoor and outdoor amenity and privacy of adjacent residential properties.

Clause 16 - Housing

Clause 16.02-3 - Residential aged care facilities

To facilitate the timely development of residential aged care facilities to meet existing and future needs.

The proposed comprehensive care retirement village will service the needs of current and future generations in the area supporting the prevailing demographic profile. It will also enable older people to live in appropriate housing within their local community, close to shops, services and their family.

Clause 16.02-4 - Design and location of residential aged care facilities

To encourage well-designed and appropriately located residential aged care facilities.

The proposed retirement village will provide for a mix of housing for older people that is tailored to their individual needs and provides appropriate access to on-site care and support services. Residential aged care communities contribute to housing diversity and choice, and are appropriately positioned in residential areas such as the subject area. The proposed retirement village is consistent with State Planning Policy to appropriately utilise large sites in established residential areas close to community facilities and public transport.

Ryman Healthcare - Comprehensive Care Retirement Village // Development Plan // Beca Pty Ltd 38


Clause 18 - Transport

18.02-2 - Cycling To integrate planning for cycling with land use and Development Planning and encourage as alternative modes of travel.

An east-west pedestrian and bicycle link between Strada Crescent and Brandon Park Drive will maintain permeability of the site and promote cycling within the community. Bicycle parking facilities will also be supplied for staff and visitors.

18.02-5 - Car parking

To ensure an adequate supply of car parking that is appropriately designed and located.

The provision of car parking on the site will exceed the requirements determined under Clause 52.06 and following a Car Parking Demand Assessment. To improve visual amenity, the majority of car parking spaces will be provided in basement areas and parked cars will predominately remain unseen.

Clause 19 - Infrastructure

Clause 19.02-1 - Health facilities

To assist the integration of health facilities with local and regional communities.

The proposed comprehensive care retirement village will incorporate independent living apartments, assisted living suites and care beds to provide a range of health options that will service the needs of residents in one central location.

19.03-2 - Water supply, sewerage and drainage

To plan for the provision of water supply, sewerage and drainage services that efficiently and effectively meet State and community needs and protect the environment.

Rainwater collection and re-use will be implemented as part of the retirement village, which will incorporate efficient fittings to reduce water supply demand. From a stormwater management perspective, the village will deliver significant environmental improvement to the site that is currently providing a minimal level of stormwater management. An underground tank will enable on-site detention of stormwater. This water will be re-used on-site to water the significant allocation of landscaped areas.

19.03-3 - Stormwater

To reduce the impact of stormwater on bays and catchments.

An appropriate on-site stormwater detention and management system has been professionally designed to appropriately connect and discharge to Council’s stormwater management network.



Clause 55 - Two or More Dwellings on a Lot and Residential Buildings

55.02 - Neighbourhood Character and Infrastructure

To ensure that the design respects the existing neighbourhood character or contributes to a preferred neighbourhood character.

To support medium densities in areas where development can take advantage of public transport and community infrastructure and services.

To ensure development does not unreasonably overload the capacity of utility services and infrastructure.

To integrate the layout of development with the street.

The proposed urban design response, in terms of the character and scale of the surrounding neighbourhood and the proposed function of the site, has been thoroughly considered and reflected in the proposed comprehensive care retirement village.

The retirement village is considered an appropriate density that will utilise the surrounding public transport, retail and community infrastructure observed throughout the BPMAC and the City of Monash.

An assessment of site services has been completed and all relevant service providers have been contacted for preliminary advice on design and supply of these services.

The village will be appropriately integrated with the street. The location, height, set-back and massing of buildings on-site have been designed with respect to adjacent built form and are compliant with requirements of the DPO. On-street car parking will be provided along Collegium Avenue.

55.03 - Site Layout and Building Massing

To ensure that the setbacks of buildings from a street respect the existing or preferred neighbourhood character and make efficient use of the site.

To ensure that the height of buildings respects the existing or preferred neighbourhood character.

To ensure that the site coverage respects the existing or preferred neighbourhood character and responds to the features of the site.

To reduce the impact of increased stormwater run-off on the drainage system.

To achieve and protect energy efficient dwellings and residential buildings, including appropriate use of daylight and solar energy.

To integrate the layout of development with any public and communal open space provided in or adjacent to the development.

To ensure the layout of development provides for the safety and security of residents and property.

To encourage development that respects the landscape character of the neighbourhood and the retention of mature vegetation on the site.

To ensure the number and design of vehicle crossovers respects the neighbourhood character.

To provide convenient parking for resident and visitor vehicles.

A setback of at least 7 metres opposite existing residential properties has been adopted. Additionally, in parts of the site where large trees are located within 15 metres of frontages, the setback will be increased to accommodate retention of identified trees. The village’s proposed setbacks will reduce the perception of visual bulk and provide an opportunity for landscaping and tree retention that will suitably soften the impact of the retirement village.

The proposed village building height has been designed to comply with the prescribed building heights of the Development Plan Overlay. The height of the proposed comprehensive care retirement village considers existing built form surrounding the site.

The total site coverage for the proposed development is 28% (up to 60% permissable). Compared to a standard residential development, the footprint of buildings for this comprehensive retirement village is relatively low. This limited site coverage will enable the village to respect the existing neighbourhood character and respond to natural features of the site.

The existing function of the site is currently providing a minimal level of stormwater management. As such, the net result of the development from a stormwater management perspective is a significant improvement.

The north facing village and articulation of site buildings enables habitable rooms to receive appropriate levels of daylight.

The village will incorporate significant landscaped open space for enjoyment by residents and their guests and will also allocate 16.4% of the site as land for public use.

Apartments will face on to communal areas and Collegium Avenue, Strada Crescent and Brandon Park Drive, providing passive surveillance of the public realm, thereby making it safer for residents and those using the immediate surrounding area.

In response to Monash’s Garden City Character, the proposed retirement village will incorporate professionally designed, high quality landscaping, evident throughout all Ryman retirement villages. Throughout the site, a modest building footprint and careful arrangement and articulation of buildings, internal roads and paths will allow several significant trees to be retained.

Two vehicle crossovers will be established. One off Collegium Avenue will act as the main entrance to the site, while a secondary entrance on Brandon Park Drive will provide access for residents, staff and contractors only. Both crossovers will be suitably integrated with existing road infrastructure.

519 car parks, approximately 80% of which will be located in building basements to reduce impact on neighbourhood amenity, plus an additional 10 on-street car parks will be provided. An evaluation of expected parking demand has determined that this will be an adequate level of car parking for the proposed use of the site.



55.04 - Amenity Impacts

To ensure that the height and setback of a building from a boundary respects the existing or preferred neighbourhood character and limits the impact on the amenity of existing dwellings.

To ensure that the location, length and height of a wall on a boundary respects the existing or preferred neighbourhood character and limits the impact on the amenity of existing dwellings.

To allow adequate daylight into existing habitable room windows.

To ensure buildings do not significantly overshadow existing secluded private open space.

To limit views into existing secluded private open space and habitable room windows.

To protect residents from external noise.

There are no existing dwellings adjoining the proposed retirement village. The proposed village building height has been designed to comply with the prescribed building heights of the Development Plan Overlay.

The north facing village and articulation of site buildings enables habitable rooms to receive appropriate levels of daylight.

The proposed building layout respects the privacy of all residents and existing residents surrounding the site.

The proposed retirement village will cast no shadow on residential properties in any of these three scenarios and open space within the village will receive adequate sunlight throughout the day.

Well-constructed and setback buildings will reduce the impact of noise on residents, where noise intensive activity is not located in close proximity to the site.

55.05 - On-Site Amenity and Facilities

To encourage the consideration of the needs of people with limited mobility in the design of developments.

To provide each dwelling or residential building with its own sense of identity.

To provide adequate private open space for the reasonable recreation and service needs of residents.

All Ryman retirement villages are comprehensively designed according to the needs and mobility of future residents.

All proposed village buildings comprise varied building forms, wall and roof elements and materials that give each building its own identity, while complimenting existing neighbourhood amenity.

The site’s total impervious footprint is 44% (28% buildings plus 16% additonal impervious area). This allows for the provision of adequate landscaped private open space, including a bowling green, paths and sitting areas on the balance of the site, to cater for the recreation needs and enjoyment of residents.

Higher Density Residential Development Guidelines (four storeys and above)

This retirement village does not reflect the intention of a high density residential development as typified by these guidelines which are more commonly geared to residential infill developments in inner urban areas. Where the development does include a fifth level in parts of the site, the design guidelines have been acknowledged and considered, where relevant, and is reflected throughout the proposed village design.


5.2 City of Monash Local Planning Policy Framework (LPPF)


Clause 21.01-3: Municipal Overview

The following objectives are relevant to this application:

� The population in Monash is noticeably ageing, with over 20% of the population over 60. Since 1996, the largest increase in population has occurred in the 70 – 84 age bracket, which comprises nearly 14,000 people.

� The predicted population trend is primarily caused by smaller sized households (estimated to drop from 2.66 in 2001 to 2.5 by 2021), ageing of the population, continued changes in lifestyle, changes to structure of family households and a static birth rate.

An established ageing population within the City of Monash highlights the necessity of the proposed comprehensive care retirement village that will cater for the needs this demographic group.

As a primarily ageing municipality, Monash’s housing stock tends to comprise single family homes built in the 1950s and 1960s. These homes are becoming difficult to manage for this ageing population. As local residents move into the village, they will sell their family home. This will release approximately 500 family homes back onto the market to be more efficiently utilised by families desperate for homes.

A high density development, such as the one proposed, will suitably accommodate many local elderly residents.

There are few suitable sites in the area which can meet the needs of this demographic group. The Brandon Park site provides an outstanding opportunity to not just meet this need, but create a village of exceptional quality that is a signature of Ryman retirement villages across Australia and New Zealand.

Clause 21.04 - Residential Development

The following objectives are relevant to this application:

� Monash’s population is noticeably ageing and there is a clear preference for older people to remain in familiar environments within the municipality. This changing demographic requires strategies to ensure there is appropriate accommodation, such as small, single storey units and purpose built housing available now and into the future.

� To recognise the need to conserve treed environments and revegetate other areas including new residential developments to maintain and enhance the Garden City Character of the municipality.

� To ensure that development is appropriate having regard to the residential environment of the area, in particular neighbourhood character and amenity.

The proposed comprehensive care retirement village will incorporate diverse housing options, including independent living apartments, assisted living suites and care rooms that will provide suitable housing needs for the ageing local population within a familiar environment.

Apartments will be one, two or three bedrooms, to accommodate varying occupancy levels.

This village will be purpose built to ensure an appropriate design response as well as a high quality and functional amenity that will service the community well into the future.

The village will contribute to Monash’s Garden City Character. There will be extensive landscaping throughout the village, brick and palisade fencing consistent with neighbourhood character, architecturally designed building facades, retention of existing vegetation and dedicated land for public use.

Clause 21.05 - Economic Development

To encourage appropriate mixed use development while ensuring that the amenity of neighbourhoods is not adversely affected.

The proposed retirement village will respond to the existing amenity of the neighbourhood surrounding the site. The village design has considered appropriate height, setbacks and massing that will help achieve this outcome.



Clause 21.06 - Activity Centres

Brandon Park Major Activity Centre Structure Plan

To promote and facilitate the hierarchy of activity centres as the most efficient and equitable framework to provide the range of civic, retail, recreational, residential, entertainment, health, educational, restaurant and other service requirements of the community.

The proposed retirement village will sit within and contribute well to the Brandon Park Activity Centre. The village will utilise the site’s outstanding potential to deliver a retirement village that will provide residential and health services, and support surrounding business activities.

Clause 21.08 - Transport and Traffic

To improve local area traffic management, safety and amenity and promote appropriate traffic speeds in local residential areas.

To ensure that adequate vehicle parking is provided for all new uses and developments and that the cost is shared on an equitable basis.

To provide an accessible integrated network of walking and cycling routes for safe and convenient travel to local destinations such as employment, convenience facilities and public transport nodes as well as points of interest that encourages increased levels of walking or cycling within the municipality.

Access to the site will be available via two strategically located entrances that will efficiently integrate with the surrounding road network and promote safe driving conditions.

Adequate on-site parking is provided, predominantly via basement car parking in each of the five buildings. 10 additional on-street public parking spaces will also be provided along Collegium Avenue, at no cost to the community.

Pedestrian infrastructure surrounding the site will not be impeded. A public access east-west pedestrian and bicycle link through the site will connect residents to Brandon Park Shopping Centre and other activities west or east of the site.

Clause 21.10 - Open Space

To maximise opportunities to add to the open space network in all new development and redevelopment in the municipality.

The proposed village will promote open space for the enjoyment of residents and their visitors. Buildings, which occupy only 28% of the site, have been carefully articulated to allow significant open space. 16.4% of the site has also been allocated as land for open space including public open space.

Clause 21.12 - Heritage

To conserve heritage buildings and areas and allow for their sensitive redevelopment. A row of sugar gums located along the east boundary of the site are protected by a Heritage Overlay and will be retained as part of the village.

Clause 21.13 - Sustainability and Environment

To ensure that planning, development and associated infrastructure complies with the principles of economic prosperity, social advancement and environmental protection.

Indoor environment quality, energy efficiency (electrical and gas), water efficiency and stormwater management initiatives proposed will ensure that a lasting, occupant-friendly and environmentally sensitive development is achieved.

Clause 22.04 - Stormwater Management Policy

To minimise the introduction of polluted stormwater to the drainage and waterway system.

An appropriate stormwater detention and management system has been professionally designed to complement the proposed retirement village.

Clause 22.05 - Tree Conservation Policy

To promote the retention of mature trees and encourage the planting of new canopy trees with spreading crowns throughout Monash.

Throughout the site, a modest building footprint and careful arrangement and articulation of buildings, internal roads and paths will allow some significant trees to be retained. Three groups of trees and other individual trees with moderate retention value will be retained.


5.3 Development Plan Overlay

REQUIREMENT OUR RESPONSE

Building heights that allow for a graduation in building heights across the site.

Across the site, the increase in height is staged in response to requirements outlined in Schedule 4 to the Development Plan Overlay. Buildings opposite existing single storey residential development in Collegium Avenue will graduate from 2 storeys to reach four and five storeys in the central and western areas where limited impact is expected on surrounding residential environments. Additionally, articulation of building frontages and substantial building separation will further reduce the perceived mass of the village. Where building height has not been staged from Collegium Avenue, significant setback has been allowed to reduce any impact on neighbourhood amenity due to this building design.

Development setback a minimum of 4.5 metres opposite existing houses.

A setback of at least 7 metres, and up to 39.4 metres, has been adopted opposite existing houses in Collegium Avenue. The retirement village setbacks will reduce the perception of visual bulk and provide an opportunity for landscaping and tree retention that will suitably soften the visual impact of the village.

Provision of an east-west pedestrian and bicycle link from Strada Crescent through to Brandon Park Drive and the shopping centre.

Public access to the site will be maintained post-construction through the provision of a pedestrian and bicycle link that will connect Strada Crescent to Brandon Park Drive.

Provision of at least six indented car spaces on Collegium Avenue opposite the existing Kindergarten and Infant Welfare Centre for short term parking associated with these uses.

The proposed retirement village will include construction of 10 on-street car parking spaces along Collegium Avenue. These will be in parallel arrangement and include locations opposite the existing Kindergarten and Infant Welfare Centre.

Provision of 15% open space. 16.4% of the site has been allocated as land for open space including public open space and will not be developed. This allocation will include a community garden located near Brandon Park Drive and south of the proposed buildings. A significant portion of the site will also be private open space for residents and their guests.

Retention within the front setbacks of buildings, public open space and street reserves of mature canopy trees that were rated as ‘moderate’ by the Tree Logic Arboricultural Assessment.

Significant trees within front setbacks of buildings, public open space and street reserves will be retained. Three significant tree groups that include trees with moderate retention value will also be retained. Additional individual trees with moderate retention value will be incorporated into a new, extensive landscaping arrangement.


6 CommunityBenefit

The Monash Planning Scheme acknowledges that social changes are apparent within the community including a shift in the median age of residents. As this population shift becomes more established, an increased demand for adequate services to meet the needs of this population will become increasingly important.

Residential aged care services, such as the proposed village, should ensure that the provision of services for the elderly within the community remain available. This will also enable elderly residents within the area to transfer into accommodation that meets their needs while remaining in close proximity to family, friends and community networks.

The general aging population across Monash creates demand for additional community infrastructure and services. As recognised in the Monash Planning Scheme, the co-location of community infrastructure, services and appropriate retail ensures that these services are accessible to those who rely on them. The proposed village provides an opportunity to further strengthen and grow the Brandon Park Activity Centre, providing benefit to the wider population of Monash and surrounding areas.

The proposed retirement village also introduces an area of consolidated housing which reduces development pressure on surrounding green-field sites. As local residents move into the village, they will sell their family home releasing approximately 500 family homes (35-40 hectares of residential property) back onto the market to be more efficiently utilised by families desperate for homes.

The proposed retirement village also has the potential to generate numerous direct and indirect economic benefits to the local area. With an anticipated development cost of over $200 million dollars, this retirement village contributes positively to the local economy of Monash in terms of employment in the construction industry, full-time employment and continued spending by residents. The village will also deliver an economic boost to the Brandon Park Activity Centre, where the adjacent Brandon Park Shopping Centre will provide a ‘one-stop shop’ for residents’ daily shopping needs.


7 Next Steps

Upon receiving the Development Plan, the City of Monash will display the plan for public comment between 14 and 28 days at the Council offices and online. Notice of the Development Plan will also be given to the owners and occupiers of adjoining land. This process forms part of the rigorous and on-going engagement and consultation required to achieve a successful project that will positively contribute to the community.

Following this consultation period, the Development Plan will be reviewed by the City of Monash who will consider any concerns of the community and the requirements of the Planning Scheme and relevant Overlays. The City of Monash must be satisfied that all relevant requirements have been adequately addressed before deciding to approve the Development Plan.

ENGAGEMENT AND CONSULTATION

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5 Policy Analysis CLAUSE OBJECTIVE OUR … Ryman Healthcare - Comprehensive Care Retirement Village Development Plan Beca Pty Ltd 5 Policy Analysis Outlined in this section is the