Amendment C230 - DDO 15 - City of Boroondara | City of ... · Web viewTo provide a transitional scale from the low rise commercial buildings at the street edge to the high scale buildings

BOROONDARA PLANNING SCHEME

SCHEDULE 15 TO THE DESIGN AND DEVELOPMENT OVERLAY

Shown on the planning scheme map as DDO15

GLENFERRIE ACTIVITY CENTRE

1.0 Design objectives

To protect and enhance the identity and character of the centre. To ensure new development respects heritage buildings and precincts. To respect the character and amenity of adjacent residential areas. To achieve a high standard of architecture and urban design. To encourage ecologically sustainable development. To reduce private vehicle travel to and around the centre and encourage people to use

public transport, walking and cycling as alternate modes of transport. To create a safe environment that is conducive to walking, cycling and public transport

use at all times of the day.

2.0 Permit requirements

A permit is required to construct a building or construct or carry out works, unless otherwise stated in this schedule. This does not apply to: The installation of an automatic teller machine. An alteration to an existing building facade provided:– The alteration does not include the installation of an external roller shutter.– At least 80 per cent of the building facade at ground floor level is maintained as an

entry or window with clear glazing. An awning that projects over a road if it is authorised by the relevant public land

manager.

Mandatory requirementsA permit cannot be granted increase the maximum overall building height as set out in this Schedule other than:

To accommodate roof top services that are hidden from view from any adjoining public space or designed as architectural roof top features. Roof top services includes but is not limited to plant rooms, air conditioning, lift overruns, roof top gardens, decks and communal outdoor spaces and their ancillary facilities.

Where the slope of the natural ground level at any cross section wider than 8 metres of the site of the building is 2.5 degrees or more, in which case the maximum overall building height may be exceeded by one (1) metre.

Where an existing building on the subject land already exceeds the mandatory maximum height allowed under this Schedule. In this event, a permit can be granted to construct a building or carry out works to the same height as the existing building. Note: building height excludes roof top plant equipment or similar services.

Application requirementsAn application to develop land should include, as appropriate, the following information to the satisfaction of the responsible authority: A statement addressing the design objectives and requirements for the centre and for

the individual precincts as set out in this Schedule.

DESIGN AND DEVELOPMENT OVERLAY - SCHEDULE 15 PAGE 1 OF 9

--/--/20--C230

--/--/20--C230

--/--/20--C230


An urban context report and design response. The urban context report and design response must show how the development addresses and achieves:– The design objectives of this Schedule and for the relevant precinct;– The general requirements of the relevant precinct;– For development of five or more storeys, the matters set out in Clause 52.35.

An Environmental Sustainability Design Statement, which demonstrates how ecologically sustainable design and Water Sensitive Urban Design principles have been incorporated into the development.

The responsible authority may waive or reduce a requirement for information, if it considers it to be not relevant to an application.

3.0 Exemption from notice and review

An application to subdivide land or construct a building or construct or carry out works is exempt from the notice requirements of Section 52(1)(a), (b) and (d), the decision requirements of Section 64(1), (2) and (3) and the review rights of Section 82(1) of the Act. This exemption does not apply to land within 30 metres of land (not a road) which is in a residential zone, land used for a hospital or land in a Public Acquisition Overlay to be acquired for a hospital.

4.0 Buildings and Works

The precincts referred to below are the precincts identified on Map 1- Building Heights and Setbacks and Map 2 - Swinburne University Campus forming part of this Schedule.

All Precincts

General RequirementsBuilding setbacks Developments should be built to the street edge where shown on Map 1 - Building

Heights and Setbacks and Map 2 - Swinburne University Campus and create a consistent street edge. This may be varied, if a setback is:– designed as part of the public domain; and – fully accessible to the public. Buildings should provide continuous weather protection along these streets.

Where a zero front setback applies, development above 11 metres in height should be setback a minimum of 5 metres behind the street wall.

Built form Development must demonstrate a high quality architectural design that complements

the older buildings in the centre and enhances the centre's eclectic character. A consistent street wall parapet height should be created along Burwood Road and

Glenferrie Road. Building services and equipment such as air-conditioners, stairwells and lift over-runs

should be located to minimise their visibility from public places and be integrated into the design of buildings.

Development should provide appropriately proportioned ground floor spaces that can accommodate a wide range of retail and commercial uses.

Public realm Development should be designed to provide passive surveillance (including at upper

levels) of the public realm, and where practical, activation of streets, parks, public


--/--/20--C230

--/--/20--C230


plazas, laneways and car parks. Blank walls along secondary street frontages are discouraged.

Transparent glazing and pedestrian entrances should be provided at street level along the primary street frontage.

Development should incorporate ground floor spaces that allow for uses that provide interaction with the street and enhance the pedestrian environment.

Development should incorporate external lighting to enhance the night time appearance of the buildings and add to pedestrian safety at night.

Development should avoid extensive overshadowing of public spaces between 11am and 3pm, measured on 21 March and 22 September.

Residential amenity Dwellings must achieve a high level of internal amenity and demonstrate how accesses

to natural daylight and ventilation and visual privacy has been maximised. The layout of apartments should take into consideration amenity impacts from nearby

businesses, roads and public transport and mitigate potential amenity impacts for future occupants.

Development on land abutting a residential zone, or separated from a residential zone by a laneway, should be setback from the side and/or rear boundary of the land in a residential zone in accordance with Clause 55.04-1 Standard B17 of the Planning Scheme. A laneway can be included as part of the setback calculation.

Development abutting a residential zone should be designed to minimise impacts on adjoining residences and demonstrate how overlooking and overshadowing impacts have been addressed in accordance with the objectives and standards Clause 55 of the Planning Scheme.

Building services and equipment should be screened from view of abutting residences and located to minimise noise impacts on surrounding residential areas.

Development should not unreasonably compromise the development opportunity of adjacent properties by maintaining equitable daylight access.

Ecological sustainable development New or refurbished buildings should have regard to the incorporation of Ecologically

Sustainable Design techniques to improve the thermal efficiency of the building and reduce energy and water consumption such as water efficient fittings and fixtures, recycling and organic waste disposal, solar hot water systems and local energy generation.

Access Garages and driveways should be accessed from laneways and side streets in preference

to Glenferrie Road and Burwood Road. Pedestrian access to upper levels should occupy no more than 2 metres of the site

frontage and minimise the loss of active retail and/or commercial frontage to the street. New buildings should provide direct pedestrian access from both the street and from

residential and visitor car parking. Provision of pedestrian access from service lanes or parking areas only is discouraged unless it can be demonstrated that pedestrian access cannot be provided in any other form.

If a laneway is to be used for pedestrian access, a safe pedestrian environment must be provided including (but not limited to) the provision of external lighting, unobstructed view lines and passive surveillance of the laneway.

Parking Development should include spaces for bicycle parking and/or designated parking

spaces for a car sharing scheme or similar sustainable transport initiatives.



Precinct 1 - Mixed Use

Design Objectives To maintain the predominant low to medium scale character of the area while allowing

for retail, office, commercial and residential growth.. To maintain vistas to key landmark buildings in the centre.

RequirementsMandatory Requirements Development must not exceed a maximum building height of 21.5 metres.

General Requirements Development above 11 metres in height should be setback a minimum of 5 metres

behind the street wall. Development should respect views to the Immaculate Conception Church (along

Glenferrie Road) and the Hawthorn Town Hall clock tower (along Burwood Road). The facade of developments on wide frontages should incorporate vertical and

horizontal elements that reinforce the fine grain pattern of development that is typical along Glenferrie Road.

Precinct 1A - Kent Street/Town Hall Car Park

Design Objectives To respect the low rise residential character of Kent Street.

RequirementsMandatory Requirements Development must not exceed a maximum building height of 21.5 metres. This does

not apply to buildings fronting Kent Street. Buildings fronting Kent Street must not exceed 11 metres within 10 metres of a street

frontage.

General Requirements Buildings fronting Kent Street should provide a landscaped setback of a minimum of 2

metres where shown on Map 1 - Building Heights and Setbacks. Any part of a building fronting Kent Street above 7.5 metres should be setback a

minimum of 7 metres from the street frontage.

Precinct 2 - Retail Core

Design Objectives To maintain and enhance the heritage character and fine grain pattern of development

that is characteristic of the streetscape in this precinct. To maintain vistas to key landmark buildings in the centre.

RequirementsMandatory Requirements Development must not exceed a maximum building height of 18 metres.

General Requirements



Development above 11 metres in height should be setback a minimum of 5 metres behind the street wall. A greater setback may be required to protect adjoining heritage buildings or vistas.

Buildings should respond to the parapet height of adjoining "significant" or "contributory" buildings by either matching the height of the abutting parapet or assuming the average height of the parapet of the two abutting buildings.

Development should respect views to the Immaculate Conception Church (along Glenferrie Road) and the Hawthorn Town Hall clock tower (along Burwood Road).

Encourage narrow shopfronts at ground level that maintain and enhance the existing fine grain rhythm of streetscapes.

Buildings should incorporate vertical and horizontal elements that relate to the proportions of the heritage buildings in the streetscape.

Development should conserve and enhance the significance of identified heritage places and the character of the centre.

Precinct 3 – Transition Zone

Design Objectives To provide a transitional scale from the low rise commercial buildings at the street edge

to the high scale buildings in the centre of Swinburne University and around the Telstra Tower.

To enhance the pedestrian environments of Alfred Street, the Don Arcade, Wakefield Street and pedestrian walkways to the railway station.

To respect the laneway character of the Don Arcade.

RequirementsMandatory Requirements Development must not exceed a maximum building height of 32 metres.

General Requirements Development above 11 metres in height should be setback a minimum of 5 metres

behind the street wall. The ground floor of new development should provide space suitable to accommodate a

wide range of uses that encourage interaction with the street and provide passive surveillance of pedestrian walkways and streets, particularly to Alfred Street, the Don Arcade and Wakefield Street.

Precinct 4 – High Scale Cluster

Design Objectives To create a distinct character, distinguishable from the low to medium scale

development in the rest of the centre by clustering high scale buildings within a defined area.

To improve long range views of the cluster of tall buildings around the Telstra Tower. To enhance the pedestrian environment of the pedestrian walkways to the railway

station.

RequirementsMandatory Requirements Development must not exceed a maximum building height of 42.5 metres. General Requirements



Any redevelopment of the Serpelle's Lane car park should provide passive surveillance of the pedestrian walkway to the railway station. Space for commercial uses to the pedestrian walkway should also be considered to activate pedestrian links to the train station.

Precinct 5 - Swinburne University

Design Objectives To provide for expansion of university facilities and complementary uses. To ensure integration of the university campus with the commercial developments

along Burwood Road and Glenferrie Road. To ensure development respects the amenity of adjoining residential and open space

areas. To ensure that the campus has a positive contribution to the character of the area. To ensure the campus retains an area of public open space along Wakefield Street.

RequirementsPermit not required A permit is not required for buildings and works in this precinct unless the buildings and works: Are within 4 metres of a site frontage where a landscape setback is shown on Map 2 -

Swinburne University Campus. Exceed a height of 11 metres within 5 metres of a street frontage, including the John

Street pedestrian walkway.

Mandatory requirements Buildings must not exceed a height of 18 metres in Area 1 on Map 2 - Swinburne

University Campus. Buildings must not exceed a height of 32 metres in Area 2 on Map 2 - Swinburne

University Campus. Buildings must not exceed a height of 42.5 metres in Area 3 on Map 2 - Swinburne

University Campus.

General Requirements Where a landscaped setback is shown on Map 2 - Swinburne University Campus, a

minimum setback of 4 metres or the average distance of the two abutting properties (whichever is the lesser) should be provided.

Development above 11 metres in height should be setback a minimum of 5 metres behind the street wall.

Any development in the campus should:– Maintain a medium rise built form at the street edge, to William Street and Park

Street. – Maintain a centrally located area of public open space along Wakefield Street.

Development should be of a high architectural quality and create a strong presence along Burwood Road.

Development should create a pedestrian friendly environment at ground level that enhances pedestrian connections through the site, to the surrounding street network and the broader activity centre.

Development should preserve sunlight access to Central Gardens and the central open space along Wakefield Street.

Development should respect the amenity of surrounding residential areas.



Development should ameliorate the wind tunnel effect of John Street and re-enforce the role of John Street as a high quality pedestrian plaza and thoroughfare.

5.0 Transitional Arrangements

6.0 The mandatory requirements of this overlay do not apply to any planning permit application received by the responsible authority before the approval date of the amendment that introduced this schedule to Clause 43.02 into the Boroondara Planning Scheme.

7.0 Decision guidelines

Before deciding on an application, the responsible authority must consider: The design` objectives of this Schedule. The urban context and design response. Whether the development makes a positive contribution to the overall vitality and

viability of the Glenferrie Activity Centre. The impact of the proposal on the significance of adjoining or nearby identified

heritage places. Potential amenity impacts on adjoining residential properties. Whether the proposal achieves an ecologically sustainable design outcome.

8.0 Reference documents

9.0 Glenferrie: Heart of Hawthorn Structure Plan (City of Boroondara 2010, updated 28 December 2011)Glenferrie: Heart of Hawthorn Structure Plan Implementation Plan (City of Boroondara 2010, updated 28 December 2011)

o


--/--/20--C230

--/--/20--C230

--/--/20--C230


Map 1 - Building Heights and Setbacks



Map 2 - Swinburne University Campus


Documents

Amendment C230 - DDO 15 - City of Boroondara | City of ... · Web viewTo provide a transitional scale from the low rise commercial buildings at the street edge to the high scale buildings