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Banyule City Council 13 April 2015 Ordinary Meeting Agenda - Reports

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Banyule City Council Ordinary Meeting 13 April 2015 Reports Only

Text of Banyule City Council 13 April 2015 Ordinary Meeting Agenda - Reports

  • Ordinary Meeting of Council

    Council Chambers, Service Centre

    275 Upper Heidelberg Road, Ivanhoe

    13 April 2015 commencing at 7.45pm

    Following the public forum commencing at approximately 7.30pm and may be extended to 8pm if necessary.

    AGENDA

    The Mayors Acknowledgement of the Wurundjeri People Our Meeting is being held on the traditional lands (country) of the Wurundjeri people and I wish to acknowledge them as the traditional owners and pay my respects to their Elders.

    Apologies and Leave of Absence Nil

    Confirmation of Minutes Ordinary Meeting of Council held 23 March 2015

    Disclosure of Interests Nil

    1. Petitions

    Nil

    REPORTS:

    2. People Community Strengthening and Support

    2.1 Government Funding for 15 hours of Kindergarten ................................................. 3

    3. Planet Environmental Sustainability

    Nil

    4. Place Sustainable Amenity and Built Environment

    4.1 Proposed 26 Storey Mixed Use Development at 443 Upper Heidelberg Road, Ivanhoe (P1453/14) .................................................................... 7

  • AGENDA (Contd)

    Ordinary Meeting of Council - 13 April 2015 Page 2

    4.2 Bellfield Redevelopment Site and Banksia Community Stadium Precinct Project update (Former Banksia Secondary College) .............................. 21

    4.3 Proposed multi dwelling development at 229 and 229A Banksia Street, Ivanhoe (former Bellfield Primary School) .................................................. 29

    4.4 Food and Beverage Growth Plan - Melbourne's North .......................................... 51

    5. Participation Community Involvement in Community Life

    5.1 Municipal Association of Victoria (MAV) - State Council Motions 2015 ..................................................................................................................... 57

    5.2 Advocacy Report 1 July 2014 - 31 December 2014 .............................................. 66

    6. Performance - Use Our Resources Wisely

    6.1 Preparation of City Plan 2013-2017 (Year 3) ........................................................ 71

    6.2 Preparation of Budget for Period 1 July 2015 to 30 June 2016 ............................. 81

    6.3 Rating Strategy 2014/2015 ................................................................................... 95

    6.4 Proposed Governance Local Law - Consideration and Hearing of Submissions ......................................................................................................... 97

    6.5 Assembly of Councillors ...................................................................................... 101

    7. Sealing of Documents

    Nil

    8. Notices of Motion

    8.1 Anzac Day Events - Time Capsules .................................................................... 107

    9. General Business

    10. Urgent Business

    Closure of Meeting

  • 2.1

    People Community Strengthening and Support

    Ordinary Meeting of Council - 13 April 2015 Page 3

    2.1 GOVERNMENT FUNDING FOR 15 HOURS OF KINDERGARTEN

    Author: Roberta Colosimo - Early Childhood Services Operations Co-ordinator,

    Community Programs

    File: F2014/302

    EXECUTIVE SUMMARY

    This report is to provide an update on the current funding commitment from the Commonwealth Government towards the continued delivery of fifteen (15) hours of kindergarten. The Australian Governments current commitment through the latest National Partnership Agreement expires in December 2015. These continual short-term funding arrangements make it difficult for Councils and kindergartens to plan for the future, are disruptive for parents, and potentially developmentally detrimental for children. Without continued funding, Victorian parents face a potential of 100 per cent fee increase, which will make kindergarten costs unaffordable for many families. The Municipal Association of Victoria (MAV) is encouraging support from councils to liaise with State and Federal Members of Parliament on this matter and advocate for the continued funding support for the continued delivery of fifteen (15) hours of kindergarten.

    RECOMMENDATION

    That Council write to Federal and State Members of Parliament advocating for continued funding support from the Commonwealth Government for the continued delivery of fifteen (15) hours of kindergarten.

    OFFICER DECLARATION OF CONFLICT OF INTEREST

    Section 80C of the Local Government Act 1989 (Act) requires members of Council staff, and persons engaged under contract to provide advice to Council, to disclose any direct or indirect interest in a matter to which the advice relates. Council officers involved in the preparation of this report have no conflict of interest in this matter.

    CITY PLAN

    This report is in line with Councils City Plan key direction to provide services for people at important life stages.

    BACKGROUND

    In November 2008 the Council of Australian Governments (COAG), as a part of its early childhood reforms, endorsed the national agenda of universal access to fifteen (15) hours of kindergarten a week for four year olds from 2013.

  • 2.1

    People Community Strengthening and Support

    GOVERNMENT FUNDING FOR 15 HOURS OF KINDERGARTEN contd

    Ordinary Meeting of Council - 13 April 2015 Page 4

    Currently the State Government funds ten hours, the Commonwealth funds five hours and the community/local government provide the shortfall in other running costs.

    HUMAN RIGHTS CHARTER

    In developing this report to Council, the subject matter has been considered to determine if it raises any human rights issues. In particular, whether the scope of any human right established by the Victorian Charter of Human Rights and Responsibilities is in any way limited, restricted or interfered with by the recommendations contained in this report. It is considered that the subject matter does not raise any human rights issues.

    CURRENT SITUATION

    The Australian Governments current commitment through the latest National Partnership Agreement expires in December 2015. These continual short-term funding arrangements make it difficult for councils and kindergartens to plan for the future, are disruptive for parents, and potentially developmentally detrimental for children. Without continued funding, Victorian parents face a potential 100 per cent fee increase, which will make kindergarten costs unaffordable for many families. On 20 February 2015, the Productivity Commission released its report into Childcare and Early Childhood Learning which supports continued Commonwealth investment in preschool programs. The report recommends that Federal funding for early childhood education and care should be combined and directed towards three priority areas, including the kindergarten universal access program. Ideally a funding announcement for continued kindergarten funding would be included in the May 2015 Federal Budget.

    The Municipal Association of Victoria (MAV) has written to all local governments to advocate for the continuation of fifteen (15) hours of funding, encouraging councils to continue to advocate with both Federal and State Members of Parliament about this matter. Local government and the kindergarten community urgently need to speak with one voice to ensure the Australian Government continues to fund its share of the fifteen (15) hours operational costs to maintain stability for this essential introduction to formal educational for Australias children prior to commencing primary school.

    CONCLUSION

    The Australian Governments current commitment through the latest National Partnership Agreement expires in December 2015. Without the continued funding, with the State Government only committed to funding ten hours of kindergarten, families face a potential 100 per cent increase in fees, making kindergarten costs unaffordable for many families. Should the Commonwealth funding cease with the expectation that delivery of fifteen (15) hours per week of kindergarten be maintained, the impact on council owned and managed kindergartens would be to either pass on the funding shortfall to families who cannot sustain exorbitant fee increases or carry the additional cost to offset the government funding cuts which could ultimately impact on ratepayers. The MAV is encouraging support from councils to advocate with State and Federal members of Parliament on this matter.

  • 2.1

    People Community Strengthening and Support

    GOVERNMENT FUNDING FOR 15 HOURS OF KINDERGARTEN contd

    Ordinary Meeting of Council - 13 April 2015 Page 5

    ATTACHMENTS

    Nil

  • 4.1

    Place Sustainable Amenity and Built Environment

    Ordinary Meeting of Council - 13 April 2015 Page 7

    4.1 PROPOSED 26 STOREY MIXED USE DEVELOPMENT AT 443 UPPER HEIDELBERG ROAD, IVANHOE (P1453/14)

    Author: Nick Helliwell - Major Developments Planner, City Development

    Ward: Olympia

    File: P1453/14

    EXECUTIVE SUMMARY

    The proposal seeks to construct a 26 storey mixed use development which will be a total of 79.75 metres in height on the land at 443 Upper Heidelberg Road, Ivanhoe. The building will include retail space, 3 levels of office, 258 dwellings and 51 serviced apartments. While 332 car parking spaces are proposed to be provided, this is 149 less than the standard Banyule Planning Scheme requirement. A key consideration for Council in determining this application is the extent to which it proposes an alternative response to the height and building form set out in both the Structure Plan for the Heidelberg Precinct 2007 and the Banyule Planning Scheme (Design and Development Overlay Schedule 5). The proposal before Council is a significant departure from these guidelines and controls which require that the building should:

    Be constructed to a maximum height of 28 metres.

    Be split above 16 metres in height to form two towers. It is also considered that the proposal does not achieve a sufficient degree of compliance with the Guidelines for Higher Density Residential Development and in particular, there are concerns with the design detail proposed which is a critical consideration given the vantages to the development on this site. The shortfall of on-site car parking and resultant demand for car parking in the surrounding area is also a significant concern. It is recommended that Council refuse the application based on these fundamental concerns, however, as VicRoads have also objected to the proposal, Council must refuse the application based on this objection raised by a Statutory Authority.

    RECOMMENDATION

    That Council having complied with Section 52, 58, 60, 61 and 62 of the Planning and Environment Act 1987, resolves that a Notice of Refusal to Grant a Planning Permit be issued in respect of Application No. P1453/2014 for Buildings and works for a 26 storey building comprising apartments, a ground floor retail area and offices, use of land for Dwelling and Serviced Apartments, reduction of on-site car parking, creation of new access to a Road Zone Category 1 (Bell Street) and altered access to a Road Zone Category 1 ( Upper Heidelberg Road) on the following grounds: Building Design and Scale

    1. The mass, bulk, scale and elevational treatment of the proposal, including the

  • 4.1

    Place Sustainable Amenity and Built Environment

    PROPOSED 26 STOREY MIXED USE DEVELOPMENT AT 443 UPPER HEIDELBERG ROAD, IVANHOE (P1453/14) contd

    Ordinary Meeting of Council - 13 April 2015 Page 8

    street level interface with Upper Heidelberg Road and Bell Street and elements of the architecture, materials and finishes, are harsh in appearance and lack sufficient visual interest at all levels of the building. These characteristics are contrary to the objectives of the Heidelberg Specialised and Major Activity Centre and would have an adverse visual impact on the streetscape and surrounding area contrary to Clauses 15.01-1 Urban Design, 21.04-1 Housing, the Design Objectives of Design and Development Overlay Schedule 5 of the Banyule Planning Scheme, and Elements 1, 2 and 3 of the Guidelines for Higher Density Development.

    2. The proposed building does not represent the high quality of architectural design and visual interest that is appropriate taking into account the sites exposure.

    3. The proposed building height and setbacks would result in a built form that is

    visually intrusive and bulky and will have a detrimental impact upon the preferred character and appearance of the area contrary to Clauses 15.01-1 Urban Design, 21.04-1 Housing, the Design Objectives of Design and Development Overlay Schedule 5 of the Banyule Planning Scheme and Elements 1 and 2 of the Guidelines for Higher Density Development.

    Landscaping 4. Inadequate consideration has been provided for the retention of a substantial

    Spotted Gum in the north-eastern corner of the site, provision of landscaping around the site periphery and the protection of vegetation on adjoining land to ensure that the podium of the building is adequately softened when viewed from the surrounding road network and neighbouring land contrary to Clauses 15.01-1 Urban Design, 21.04-1 Housing, 21.06 Built Environment, the Design Objectives of Design and Development Overlay Schedule 5 of the Banyule Planning Scheme and Element 6 of the Guidelines for Higher Density Development.

    5. No assessment has been undertaken of the impact of the proposed works on trees and vegetation located within the Bell Banksia cutting located on the South-Western site boundary, contrary to Clauses 15.01-1 Urban Design, 21.06 Built Environment and Clause 21.08 Local Places of the Banyule Planning Scheme.

    Car and bicycle parking/access

    6. The proposal does not have a sufficient number of on-site car parking spaces to service the proposed use, and will lead to an unacceptable increase in on street car parking which cannot reasonably be accommodated within existing off street car parking facilities or within the surrounding road network, contrary to Clause 52.06 Car Parking of the Banyule Planning Scheme.

    7. Inadequate visitor bicycle parking is provided to service the proposal and the proposed basement layout does not provide an appropriate level of accessibility to the resident and staff bicycle parking spaces that are provided, contrary to Clause 52.34 Bicycle Facilities of the Banyule Planning Scheme.

    8. The design of the vehicular access to/from the site from Bell Street is contrary

  • 4.1

    Place Sustainable Amenity and Built Environment

    PROPOSED 26 STOREY MIXED USE DEVELOPMENT AT 443 UPPER HEIDELBERG ROAD, IVANHOE (P1453/14) contd

    Ordinary Meeting of Council - 13 April 2015 Page 9

    to Design Standard 1 Accessways of Clause 52.06-8 of the Banyule Planning Scheme.

    9. The dimensions of the car parking spaces within the basement are inconsistent

    with Design Standard 2 Car Parking Spaces of the Banyule Planning Scheme and Australian Standards AS2890.1-2004 (off street) and AS2890.6-2009 (disabled) car parking.

    Future resident amenity

    10. The proposal fails to provide adequate amenity for future residents of a number of dwellings, in that a number of dwellings are not provided with appropriate levels of private open space, or appropriate levels of daylight to habitable rooms, contrary to Elements 5 and 6 of the Guidelines for Higher Density Development..

    VicRoads

    11. The proposed access on Upper Heidelberg is incompatible with the operation of

    Bell Street, Upper Heidelberg Road and public safety.

    Planning Permit Application: P1453/2014

    Address: 443 Upper Heidelberg Road, Ivanhoe

    Proposal: Buildings and works for a 26 storey building comprising apartments, a ground floor retail area and offices, use of land for Dwelling and Serviced Apartments, reduction of on-site car parking, creation of new access to a Road Zone Category 1 (Bell Street) and altered access to a Road Zone Category 1 ( Upper Heidelberg Road)

    Existing Use/Development: Car park

    Applicant: Caydon Heidelberg Developments

    Zoning: Commercial 1

    Overlays: Design and Development Schedule 5

    Notification (Advertising): Two signs on site, notices to surrounding property owners/occupiers and notice in the Heidelberg Leader newspaper

    Objections Received: 92

    Ward: Olympia

    The proposal is a mixed-use development comprising apartments, serviced apartments, office and a retail space. Its built form is that of a single tower on top of a podium. The podium covers the entire site and comprises retail and office at Ground Level with two additional levels of office and three levels of serviced apartments. Above the podium sits a single tower, which has a north-south alignment. The building would have 26 levels above ground level with a maximum height of 79.75 metres.

  • 4.1

    Place Sustainable Amenity and Built Environment

    PROPOSED 26 STOREY MIXED USE DEVELOPMENT AT 443 UPPER HEIDELBERG ROAD, IVANHOE (P1453/14) contd

    Ordinary Meeting of Council - 13 April 2015 Page 10

    The proposal incorporates the following:

    A commercial component comprising of a retail space of 315 m. The permit applicant advises that the retail space would be used for a caf and convenience store, however this would require additional approval, and may necessitate a further waiver of car parking on the site.

    Three office levels are proposed with a combined area of 3,616 m.

    A total of 258 apartments, comprising:

    o 97 x 1 bedroom

    o 56 x 1 bedroom plus study

    o 102 x 2 bedroom and

    o 3 x 3 bedroom apartments.

    A total 51 serviced apartments comprising

    o 24 studio apartments and

    o 27 x 1 bedroom apartments, which can also be combined to form 2

    bedroom apartments

    332 car spaces in four levels of underground car parking; and

    165 bicycle spaces. The basement car park would be accessed from the sites north-western boundary from Bell Street and from Upper Heidelberg Road to the east. Due to the proposed crossover on Bell Street, four existing diagonal car parking spaces along the service road would be removed to provide for the crossover. The existing crossover on Upper Heidelberg Road would be widened. A total of four lifts service the basement. The architecture of the building is contemporary and comprises a variety of materials including natural anodized aluminium, powdercoated perforated aluminium with galvanised steel framing, off-form pre-cast concrete and gabion wall cladding. On site landscaping is limited to the Level 3 recreational area and Level 26 roof top deck as a result of the entire site being covered by the podium. Off-site landscaping is proposed within the Upper Heidelberg Road and Bell Street road reserves. A copy of the plans form Attachment 1 to this report.

    AMENDED PROPOSAL

    On 1 April 2015 the applicants planning consultant provided Council with amended plans for the proposed vehicular access points to the site. These indicate deletion of the break in the splitter island in Upper Heidelberg Road, and modifications to the service lane in Bell Street. The latter would be the loss of an additional ten on-street parking spaces in this area. The application has not been amended to include these changes, and as such they have not been considered in the report below. Information supplied would appear to indicate that the plans may address VicRoads concerns with the proposal, however this has not been verified by the Authority.

  • 4.1

    Place Sustainable Amenity and Built Environment

    PROPOSED 26 STOREY MIXED USE DEVELOPMENT AT 443 UPPER HEIDELBERG ROAD, IVANHOE (P1453/14) contd

    Ordinary Meeting of Council - 13 April 2015 Page 11

    OFFICER DECLARATION OF CONFLICT OF INTEREST

    Section 80C of the Local Government Act 1989 requires members of Council staff, and persons engaged under contract to provide advice to Council, to disclose any direct or indirect interest in a matter to which the advice relates. Council officers involved in the preparation of this report have no conflict of interest in this matter.

    BACKGROUND/HISTORY

    The land was surplus to road works associated with the Bell-Banksia Link, which was completed in 1992 by VicRoads and the land subsequently sold for potential development. In 1994, planning application TP7323 sought approval for 56 apartments over 9 levels. The application was withdrawn and no decision was made. In 1995, application P402/95 sought approval for a three-lot subdivision and this was also withdrawn. In 2002, application P422/02 sought approval for an 11 storey development and three levels of basement car parking. The proposal comprised retail and caf areas on the ground floor, offices on Levels 1 to 6 and 26 apartments on Levels 7 to 10. The application was refused by Council and was subsequently rejected by VCAT. In determining to withhold planning permission, the Tribunal considered that the six storey podium and scale of the five upper levels of the building above the podium gave the structure a dominating visual appearance. The Tribunal indicated that the site may be appropriate for a building with a lower podium and a slender tower that, amongst other considerations, would protect view lines from roads when viewed from the north, south and west. The Tribunals decision provided guidance to the current provisions of the Design and Development Overlay which applies to the site. A site-specific Design and Development Overlay for the site had been included in the Planning Scheme in early 2006. A Structure Plan for the Heidelberg Precinct was finalised in 2007. This was implemented by Amendment C60 to the Scheme, which extended the Design and Development Overlay Schedule 5 to a larger area, and modified the site-specific requirements in relation to 443 Upper Heidelberg Road to accord with the Tribunals earlier decision. This amendment was gazetted on 11 November 2010.

    SUBJECT SITE AND SURROUNDING AREA

    The site is essentially triangular in shape and has a boundary of 70.92 metres to Upper Heidelberg Road, 87.26 metres to Bell Street and 108.47 metres to the Bell-Banksia Link. The site has an area of approximately 3360 m. The site is currently undeveloped and is informally used as a commercial car park. There are several mature exotic and native trees, including a 15 metre high Spotted Gum, primarily located in the north-eastern corner of the site. There is a fall across the site from east to west of approximately 5 metres.

  • 4.1

    Place Sustainable Amenity and Built Environment

    PROPOSED 26 STOREY MIXED USE DEVELOPMENT AT 443 UPPER HEIDELBERG ROAD, IVANHOE (P1453/14) contd

    Ordinary Meeting of Council - 13 April 2015 Page 12

    Figure 1 Aerial photograph of site and surrounds The site occupies an elevated and visually prominent position on the Heidelberg-Eaglemont ridgeline which extends for a distance of some 6km from Heidelberg Heights to the north of the site to Ivanhoe to the south. The site is essentially vacant, and is currently utilised as a commercial car park. To the south of the site, is the Bell-Banksia Link cutting, and further south is a decommissioned Yarra Valley Water Reservoir comprising a storage tank approximately 65 metres in diameter and approximately 8 metres above ground level. The northern site boundary abutts the Bell Street off ramp which takes one way east bound traffic through to Upper Heidelberg Road and Burgundy Street. Land to the north and south of the site is residential in nature, comprising a mix of single and double storey detached dwellings and units with single-storey single dwellings predominating. A retail and commercial strip exists on the northern side of the Bell Street off ramp with a recently constructed four storey apartment building located opposite the site. The Austin Hospital is located to the east of the site across Upper Heidelberg Road. The Heidelberg Central Shopping strip also commences some 600 metres east of the site in Burgundy Street. The Heidelberg Railway Station is approximately 450 metres south east of the site.

  • 4.1

    Place Sustainable Amenity and Built Environment

    PROPOSED 26 STOREY MIXED USE DEVELOPMENT AT 443 UPPER HEIDELBERG ROAD, IVANHOE (P1453/14) contd

    Ordinary Meeting of Council - 13 April 2015 Page 13

    PUBLIC NOTIFICATION

    Notification of the application was undertaken by way of direct mail to nearby property owners and occupiers, signs erected on site and a notice placed in the public notices section of the Heidelberg Leader newspaper. The formal public notice period ended on Wednesday 8 April. At the time this report was finalised, a total of 92 objections have been received although additional objections are expected and can be received up until a decision is made on the application. The grounds of objection are summarised as follows: Traffic and parking

    Existing traffic problems will be exacerbated and increase traffic in surrounding local streets;

    Increase parking problems in surrounding streets;

    Parking near impossible in the area;

    Not satisfactory that there is a reduction in on-site parking proposed for residents and visitors;

    Traffic already chaotic increase in cars is unreasonable;

    Traffic congestion;

    Vehicles entering and exiting the site will create a dangerous environment;

    Who will use the shops and offices if there is insufficient parking;

    New access road will increase the congestion of traffic;

    Vehicular access to the site is extremely dangerous and difficult due to existing conditions;

    Loss of on street car parking;

    Increase in accidents as the access/egress to the site has 60kmh speed limit;

    The site is currently used a car park demonstrating the need for increased (rather than decreased) car parking in the area;

    Calling them serviced apartments is a way of getting around the car parking issues.

    Height, bulk and design

    Overdevelopment of the site;

    The style and size is inconsistent with the surrounding area;

    Not a high standard of architectural design;

    Detrimental visual impact and amenity due to excessive height and podium bulk;

    The proposed building height of 79m significantly exceeds the recommended height of 28m;

    Height does not respect the scale of surrounding development & topography;

  • 4.1

    Place Sustainable Amenity and Built Environment

    PROPOSED 26 STOREY MIXED USE DEVELOPMENT AT 443 UPPER HEIDELBERG ROAD, IVANHOE (P1453/14) contd

    Ordinary Meeting of Council - 13 April 2015 Page 14

    Does not address all the requirements of the DDO5, in particular the building will not appear as a thin profile when viewed from Burgundy Street or Bell Street. It also exceeds the 10m in height at some property boundaries and is not a 2 tower form above 16m.

    Nearby amenity and neighbourhood impacts

    Development of the site will adversely impact on neighbouring properties as well as the broader area;

    Overshadowing of nearby properties and associated loss of light;

    Loss of character for suburb and surrounding area;

    Overlooking and loss of privacy to surrounding properties;

    The development relies on street trees to achieve walking comfort conditions at street level.

    Other

    Hospital is half this height and is not located on the top of the hill;

    Insufficient infrastructure and amenities to cope with such a large development (e.g. schools which are currently under pressure);

    Many other areas can cater for apartments;

    We live in the suburbs not the City; An information session was held on 25 March 2015. The session provided an opportunity for the community to raise questions of both the permit applicant and Council staff in relation to the proposal and for a general discussion about the proposal. A further opportunity was provided for the applicant and objectors to make individual presentations in support of their submissions to Councillors and Council officers on 7th April 2015.

    REFERRAL COMMENTS

    Advice has been sought from VicRoads as well as Urban and Landscape Design consultants, Councils Developments Engineering Section and Development Planning Arborist. Additional details on external and internal referrals are contained in Attachment 2, however key advice is summarised as follows: VICROADS VicRoads have advised that it has specific concerns with access to the site, and that it objects to the proposal in its current form. Council is therefore required to refuse the application. Additional details are contained in Attachment 2.

  • 4.1

    Place Sustainable Amenity and Built Environment

    PROPOSED 26 STOREY MIXED USE DEVELOPMENT AT 443 UPPER HEIDELBERG ROAD, IVANHOE (P1453/14) contd

    Ordinary Meeting of Council - 13 April 2015 Page 15

    URBAN DESIGNER Key advice from the Urban Design consultant is summarised as follows:

    A podium tower form with a single projection is supported in preference to the form outlined in the Design and Development Overlay.

    The specific architectural resolution of both the podium and tower form of the proposal, taking into account the obligation to achieve exceptional architectural merit befitting of the sites exposure and urban role, is lacking.

    The static, rectangular volume of the building form and its specific architectural resolution accentuates the perceptions of breadth which are not successfully alleviated by the proposed lift core and vertical striped effect.

    The skyline profile currently has a disappointing flat-cap presentation.

    The concerns with the architectural expression of the tower form can be resolved through multiple approaches, including minor contorting of plan shape, creation of strong rebates, and further material resolution.

    ENGINEERING SERVICES Councils Transport Section does not support the proposed reduction in on-site car parking provision and displacement of existing car parking from the site and from Bell Street to provide access to the site. A number of other vehicle access, car parking design and bicycle parking concerns are raised although it is anticipated that these could be resolved. DEVELOPMENT PLANNING ARBORIST Councils arborist raises concern with the removal of a 15 metre high Spotted Gum located in the north-east corner of the site. In addition, no assessment of the impact of the proposal upon trees and vegetation located within the Bell Banksia Link cutting has been undertaken. However, it is noted that there are no tree controls affecting the property which would require the retention of the tree. LANDSCAPE CONSULTANT

    Landscape architectural advice has identified the difficulty in providing landscaping as part of the proposal.

  • 4.1

    Place Sustainable Amenity and Built Environment

    PROPOSED 26 STOREY MIXED USE DEVELOPMENT AT 443 UPPER HEIDELBERG ROAD, IVANHOE (P1453/14) contd

    Ordinary Meeting of Council - 13 April 2015 Page 16

    PLANNING CONTROLS

    The planning controls applicable to the site are outlined in Table 1 below: Table 1: Applicable Planning Controls

    Control Clause Permit Triggered

    Commercial 1 Zone 34.01 Yes

    Design and Development Overlay Schedule 5 (DDO5)

    43.02-2 Yes

    Car Parking 52.05 Yes

    Access to a Road Zone Category 1 52.39 Yes

    Bicycle Facilities 52.34 Yes

    POLICIES CONSIDERED

    Relevant policies considered in the assessment of this proposal are outlined in Table 2 below: Table 2: Relevant Planning Scheme Policy

    Policy Clause

    SPPF

    Settlement 11

    Built Environment and Heritage (including sub clauses) 15

    Housing (including sub clauses) 16

    LPPF

    Land Use 21.04

    Built Environment (Diversity area) 21.06

    Local Places 21.08

    Safer Design Policy 22.03

    Planning controls are detailed in Attachment 2 to this report.

    TECHNICAL CONSIDERATION

    In assessing the proposal, the following considerations require discussion. SUITABILITY OF THE LAND USE FOR THE SITE The use and development of the site for a mixed use building incorporating office, retail and residential components is consistent with State and Local policy, and is therefore considered to be an appropriate land use. The proposal represents an important development of an underutilised site within an existing Major Activity Centre. The proposed range of uses respond to a number of key elements of the Municipal Strategic Statement including objectives relating to commercial and residential development. Although the site provides an opportunity for a development which enhances the site and surrounding area, the design and scale of the building is an important consideration to ensure that the ultimate development is appropriate. Further, the impact of the proposal on car parking provision and traffic flows are also important

  • 4.1

    Place Sustainable Amenity and Built Environment

    PROPOSED 26 STOREY MIXED USE DEVELOPMENT AT 443 UPPER HEIDELBERG ROAD, IVANHOE (P1453/14) contd

    Ordinary Meeting of Council - 13 April 2015 Page 17

    considerations in the area. Accordingly, the following assessment examines these issues in detail to determine the suitability of the proposal for the site. HEIGHT AND FORM OF THE BUILDING The proposal does not adequately respond to the setting of the site, and the policies and planning scheme provisions which apply to it, with respect to both the height and form of the building. The proposal incorporates an overall height that is 52m, or approximately 17 storeys, higher than anticipated by the site-specific Design and Development Overlay provisions which apply to the property. Whilst the provisions of the Scheme in relation to height and building setbacks are not mandatory:

    The additional height does not provide a positive contribution to the form of the building, in that its form is considered to be inappropriate in envelope and detailing as proposed;

    The resultant building does not respect the scale of surrounding development and the topography of the surrounding land;

    The additional floor area created is not considered to be required in order to provide for an appropriate mix or intensity of land uses (in that a lower building could also provide the same range of uses), whilst the intensity of land use directly contributes to concerns with respect to car parking.

    The architectural form of the building is also considered to be inappropriate to the setting. The topography of the site and its island nature means that any development on this site will remain prominent from all directions, with there being limited potential for future screening of the building by surrounding development. In addition, the DDO5 outlines that development in gateway locations, such as this, should make a positive contribution to Heidelbergs identity and sense of place. As such, it is appropriate that any building constructed be of a high architectural quality. It is considered that the rectangular form of the tower element, relatively flat nature of the facades, and flat roof form result in a building which does not fulfil this requirement. These concerns are supported by the urban Design advice which Council has received in regard to the proposal. Concerns with the architectural expression of the tower form may be able to be resolved through multiple design approaches, and is not readily addressed through a specific permit condition. This is a prominent site which can accommodate a tall and unique building. There may be merit in a building exceeding the height outlined in the DDO5, however a significant departure without a full process to amend the guidelines and subsequently the Planning Scheme with community input would undermine the process to include the Guidelines in the Scheme as part of the Heidelberg Structure Plan. Further, the architectural quality and features of the building does not warrant such a significant departure from the Planning Scheme controls and guidelines.

  • 4.1

    Place Sustainable Amenity and Built Environment

    PROPOSED 26 STOREY MIXED USE DEVELOPMENT AT 443 UPPER HEIDELBERG ROAD, IVANHOE (P1453/14) contd

    Ordinary Meeting of Council - 13 April 2015 Page 18

    GUIDELINES FOR HIGHER DENSITY RESIDENTIAL DEVELOPMENT In assessing the acceptability of the more detailed design elements of the proposal, Council is required to consider the Guidelines for Higher Density Residential Development. A detailed assessment against the Guidelines is included as Attachment 3. The proposal is not considered to meet the following components of the Guidelines:

    Element 1: Urban Context

    Objectives 2.1 and 2.2 Height and massing

    Objective 2.4 Street setbacks Objective 2.7 Relationship to adjoining dwellings Objectives 3.1 and 3.2 Street pattern and street edge integration Objectives 4.1 and 4.2 Parking layout

    Objective 5.6 Design detail Objective 6.5 Private and communal open space The internal amenity of the residential apartments is on the whole considered to be acceptable except for the lack of north facing windows to the kitchen/living areas of the south-western level 3 apartments and the lack of windows and access to natural light for the studies within the 1 bedroom apartments. This is contrary to Objective 5.4 Building layout of the Guidelines. Amenity considerations As detailed in Attachment 3, it is considered that the proposal meets the requirements of the Guidelines in relation to overlooking and overshadowing of surrounding properties, including the residential porperties on the southern side of the Bell-Banksia Link. Overlooking The site is located approximately 26 metres from the nearest residential property (the apartment building opposite), with rear yards of detached dwellings located over 43m from the site. The relevant provisions of the planning scheme (Standard B22 of Clause 55.04-6) seek to restrict overlooking within 9 metres of a proposed window or balcony. As such, any overlooking from the proposal is not considered to be excessive.

    Overshadowing Whilst it is noted that there is some additional shadow cast to surrounding properties in the early morning on the equinox as a result of the proposal, this shadow is relatively fast-moving due to the height of the building and its separation from the residences. As a result, from 9.00am onwards the development will not cast any shadow on the rear yard areas of the neighbouring properties to the south, with shadow falling on the Yarra Valley Water storage tank site and across the Bell Banksia Link. By 12pm, the shadow would fall across Upper Heidelberg Road and again, no residential properties would be affected by this shadow. By 3pm, shadow would fall across the western portion of the Austin Hospital site.

  • 4.1

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    PROPOSED 26 STOREY MIXED USE DEVELOPMENT AT 443 UPPER HEIDELBERG ROAD, IVANHOE (P1453/14) contd

    Ordinary Meeting of Council - 13 April 2015 Page 19

    It is acknowledged that the building will cast a greater shadow extending through to some residential properties to the south in the morning period during the winter months, with some loss of direct sunlight for these properties. Although some overshadowing of these properties may be unavoidable in the morning, the extent of shadowing could be reduced with a decreased height and improved articulation of the proposed building. As compliance with Clause 55.04-5 is achieved, it is not possible to conclude that the development will unacceptably overshadow adjoining properties. The impact of shadowing could however be further reduced through modifications to the design. A copy of the detailed assessment of the proposal against the Guidelines is annexed at Attachment 3 to this report. TRAFFIC AND PARKING It is considered that:

    The proposed parking layout is inappropriate, in that a number of spaces and accessways do not meet the requirements of either the Planning Scheme or the Australian Standard with respect to dimensions. Whilst it is acknowledged that the site is of a difficult shape, the result is a reduced accessibility of spaces, and it is considered that a redesign of the car park is warranted. The impact of this redesign on the total number of parking spaces able to be provided is not known.

    The proposed bicycle parking spaces are not conveniently located for residents or employees, and are not appropriately located for visitors. Spaces should be relocated to more accessible locations, and visitor parking spaces made available within the public realm, or adjacent to it.

    The proposed 149 reduction in the standard parking requirement is informed by a likely parking demand of up to 336 long-term parking spaces and 107 short-term parking spaces at any one time, based on current usage rates. An empirical assessment of the parking demand would therefore indicate that there remains a shortfall of 111 spaces on the site. This is exacerbated by the closure of the existing car park on the site, and the associated displacement of a proportion of those vehicles into surrounding streets (although some may also choose alternative paid parking available in the vicinity). Whilst car parking allocation can ensure that this is largely short-term parking, this shortfall is significant in its extent. It is considered that the result would be an excessive demand for on-street parking in the surrounding area. Access to parking nearby is also not convenient due to the generally poor pedestrian access to the site.

    As detailed by VicRoads, it is considered that access to the site is not suitable. Although VicRoads has subsequently indicated to the permit applicant their acceptance of an in-principle redesign to address access issues.

    Details of comments from Councils Developments Engineers and VicRoads advice is attached at Appendix 2 to this report.

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    PROPOSED 26 STOREY MIXED USE DEVELOPMENT AT 443 UPPER HEIDELBERG ROAD, IVANHOE (P1453/14) contd

    Ordinary Meeting of Council - 13 April 2015 Page 20

    OBJECTORS CONCERNS The objectors concerns have been addressed above and in the attachments to this report, including the assessment of the proposal against the Guidelines for Higher Density Residential Development.

    CONCLUSION

    It is considered that the site provides a good opportunity for a large scale mixed use development incorporating commercial and residential land uses, but the proposal does not adequately address the particular characteristics of the site, and the Planning Scheme requirements in relation to it. In particular:

    The proposal does not meet the existing height and setback controls specified under the Scheme and a number of the design objectives for the site and does not provide a sufficiently high architectural quality to warrant such a significant departure from the controls;

    The proposal is also not considered to achieve a sufficient degree of compliance with the Guidelines for Higher Density Residential Development;

    Access arrangements are inappropriate, with this and associated public safety concerns resulting in an objection to the proposal from VicRoads, although this may be able to be resolved; and

    Appropriate car and bicycle parking facilities are not provided on site. The building design also means that an existing mature gum tree on the site is unable to be retained. For these reasons the proposal is recommended for refusal.

    ATTACHMENTS

    No. Title Page

    1 Architectural plans 111

    2 Background information 153

    3 Assessment against Guidelines for Higher Density Residential Development 164

  • 4.2

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    Ordinary Meeting of Council - 13 April 2015 Page 21

    4.2 BELLFIELD REDEVELOPMENT SITE AND BANKSIA COMMUNITY STADIUM PRECINCT PROJECT UPDATE (FORMER BANKSIA SECONDARY COLLEGE)

    Author: Michael Hutchison - Projects Coordinator, City Development

    Ward: Olympia

    File: F2014/343

    EXECUTIVE SUMMARY

    Banyule City Council purchased three former school sites in November 2013 to, amongst other things, secure an important community asset, the Banksia Community Stadium. The asset was until then, owned by the Victorian State Government forming part of the Banksia Secondary College. Given the closure of three schools within the municipality, in September 2014 Banyule Council resolved to retain the Bellfield site keeping it available for the State to purchase and re-establish as an educational facility following the 2014 State election. The current government has not expressed a desire to re-acquire the site. Following a series of investigations, it is now established that, consistent with Sport and Recreation Victoria guidelines, the existing stadium structure is not suitable for refurbishment. The building structure is in a state of disrepair and subject to ongoing vandalism. As such, in readiness for a new purpose built facility, demolition of the existing structure is warranted. In light of no current State or Commonwealth funding opportunities being available to support the redevelopment of the site and stadium, an opportunity exists for Council to position itself for future funding by preparing a precinct wide master plan to comprehensively assess land uses within and adjacent to the Banksia Street site.

    RECOMMENDATION

    That Council: 1. Arrange for the demolition of remaining structures on its land located at 230-

    232 Banksia Street, Bellfield. 2. Continue to seek and investigate community, State and Commonwealth

    funding and support for the Banksia Community Stadium precinct project. 3. Begin development of a precinct master plan which considers the area

    bounded by Darebin Creek, Ford Park, Waterdale Road, Banksia Street and Perkins Avenue and includes a multipurpose stadium precinct.

    4. Officers continue negotiations with ADCO Construction Pty Ltd for the

    temporary use of part of the land at 232 Banksia Street, Bellfield for construction vehicle parking in association with a nearby development.

  • 4.2

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    BELLFIELD REDEVELOPMENT SITE AND BANKSIA COMMUNITY STADIUM PRECINCT PROJECT UPDATE (FORMER BANKSIA SECONDARY COLLEGE) contd

    Ordinary Meeting of Council - 13 April 2015 Page 22

    OFFICER DECLARATION OF CONFLICT OF INTEREST

    Section 80C of the Local Government Act 1989 (Act) requires members of Council staff, and persons engaged under contract to provide advice to Council, to disclose any direct or indirect interest in a matter to which the advice relates. Council officers involved in the preparation of this report have no conflict of interest in this matter.

    CITY PLAN

    This report is in line with Councils City Plan key direction to maintain and improve Banyule as a great place to live.

    BACKGROUND

    The Department of Education and Early Childhood Development decommissioned and sold three school sites to Banyule City Council in November 2013. As illustrated in the locality map below, the three former school sites are situated in Heidelberg Heights, Bellfield and Ivanhoe.

    Figure 1 Former school sites located in the Olympia Ward (top to bottom)

    1. Former Haig Street Primary School site: 52 Haig Street, Heidelberg Heights (Haig Street site). 2. Former Banksia Secondary College site: 228-230 Banksia Street, Bellfield (Bellfield site). 3. Former Bellfield Primary School site: 229 Banksia Street, Ivanhoe (Ivanhoe site).

    Following a comprehensive community consultation exercise, the former Haig Street site was sold by Council for development purposes to Metricon. The former Bellfield site was later sold to Stockland and is currently subject to a development application process. The former Banksia Secondary College in Bellfield was acquired by Council primarily to secure an important community asset, the Banksia Community Stadium. Acknowledging community concern following the closure of three educational facilities closed in December 2011, at its meeting held on 1 September 2014, Council resolved that it:

  • 4.2

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    BELLFIELD REDEVELOPMENT SITE AND BANKSIA COMMUNITY STADIUM PRECINCT PROJECT UPDATE (FORMER BANKSIA SECONDARY COLLEGE) contd

    Ordinary Meeting of Council - 13 April 2015 Page 23

    1. Reconfirms its position that the land known as crown allotment 2081 will remain available for a new educational facility until the state election on 29 November 2014.

    2. Continues to work with Darebin Council and the Metropolitan Planning

    Authority on community infrastructure capacity and the planning framework for the LaTrobe Employment Cluster including future educational needs in the area.

    Consistent with this resolution, Council has retained the site for potential State Government acquisition and continues to work with Darebin City Council and the Metropolitan Planning Authority in the preparation of an employment cluster planning framework for inclusion in the Banyule Planning Scheme.

    Locality Plan

    Figure 2 Bellfield Redevelopment site and proposed Banksia Community Stadium site (shown hatched)

    CURRENT SITUATION

    Council has undertaken a thorough assessment of the existing stadium on the Bellfield site. The assessment included working with Sport and Recreation Victoria (SRV) to assess the potential refurbishment of the existing stadium, the result of which established: 1. The current stadium building is in a state of disrepair; 2. The building has sustained a high degree of vandalism; 3. The current building currently houses two courts; 4. Local demand warrants at least four courts with a need to grow to six courts; 5. The current siting of the existing building constrains potential expansion and

    impacts on operational efficiency in a four court arrangement; 6. Consistent with SRV stadium standards, the building does not have sufficient

    run off space required for Netball use;

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    BELLFIELD REDEVELOPMENT SITE AND BANKSIA COMMUNITY STADIUM PRECINCT PROJECT UPDATE (FORMER BANKSIA SECONDARY COLLEGE) contd

    Ordinary Meeting of Council - 13 April 2015 Page 24

    7. A new multi-purpose building is deemed the only available option to cater for community needs and growth demand into the future;

    8. No State or Commonwealth Government funding has been made available to Council at this stage for the stadium project;

    9. A new multi-purpose facility is likely to require an estimated $11.5m (including the provision of car parking), in capital funds for a new four court facility of which Council has committed $7m;

    10. A two-court facility is not financially sustainable; 11. The site and plans were also assessed by the Victorian Architect Panel, which

    confirmed its current restrictions. In the lead up to the 2014 Victorian State election, the then State Government made an election promise of $3m towards the Banksia Community Stadium precinct project. Following the outcome of the election, the current State Government has not been forthcoming with a similar proposition. Furthermore, Commonwealth Government funding is not available under existing programs at this time. In 2014, Council initiated negotiations with the private sector for sponsorship rights in lieu of capital funds to construct the facility. The outcome of these negotiations, unfortunately, has not resulted in a commitment. However, Council has continued its exploration of alternate opportunities consistent with sponsorship or other development outcomes. Local community organisations have also recently expressed a high degree of commitment to raising funds; however it is acknowledged that the timing of this would be more appropriate and relevant once substantive funding from the State and Commonwealth is secured.

    TECHNICAL CONSIDERATION

    Following the closure and decommissioning of the former State Government Banksia College in December 2011, the structures on the site remained unoccupied and unavailable for public use for nearly two years before Council acquired the site. Since then, the remaining structures on the site have degraded considerably and despite security fencing and securing entry points, unauthorised entry of the buildings is ongoing. The frequent breaches to the fence and buildings usually result in acts of vandalism, contributing to the current state of disrepair. Having established that the current stadium structure is not salvageable to accommodate the multi-purpose needs of the community, it is now considered prudent to demolish the existing structure in readiness to explore opportunities for a purpose built facility. Given the strategic nature of the site and nearby community facilities, it is also considered appropriate that a master planning exercise be initiated to establish the best use of the land and upgrade of nearby community facilities. It is anticipated that the master plan will determine the optimum configuration and composition of the area between Waterdale Road and the Darebin Creek corridor.

  • 4.2

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    BELLFIELD REDEVELOPMENT SITE AND BANKSIA COMMUNITY STADIUM PRECINCT PROJECT UPDATE (FORMER BANKSIA SECONDARY COLLEGE) contd

    Ordinary Meeting of Council - 13 April 2015 Page 25

    Figure 3 Locality plan and site context for proposed area for master plan

    Several planning zones exist across this locality including:

    Zone code Zone

    PPRZ Public Park and Recreation Zone

    UFZ Urban Floodway Zone

    PUZ-LG Public Use Zone Local Government GRZ1 General Residential Zone Schedule 1 RGZ2 Residential Growth Zone Schedule 2 PUZ E Public use Zone - Education

    FUNDING IMPLICATIONS

    There are no State or Commonwealth funding programs currently available to contribute the required capital funds to construct a new facility. However, Council has continued to pursue and advocate to both tiers of government for funding. The anticipated cost of constructing a new multi-purpose centre featuring four courts and associated car parking is currently estimated at $11.5m, of which Council has committed $7m. The approximate cost of demolishing the existing stadium structure is $300k. Provision has been made in the 2014/15 Budget to facilitate the demolition of the building. Council has also been recently approached by a construction firm expressing interest to temporarily licence a small portion of the Bellfield development site for the purposes of temporary parking to alleviate on street parking pressures linked with the re-development of the nearby BlueCross Waterdale nursing home. This licensing request offers an opportunity for Council to yield a rental return whilst also minimising the impact of construction vehicles parking in nearby streets.

    CONSULTATION

    Prior to acquiring the former school sites, Council engaged with the community and delivered:

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    BELLFIELD REDEVELOPMENT SITE AND BANKSIA COMMUNITY STADIUM PRECINCT PROJECT UPDATE (FORMER BANKSIA SECONDARY COLLEGE) contd

    Ordinary Meeting of Council - 13 April 2015 Page 26

    Community information sessions held in April 2014 at the Bellfield Community Centre.

    The establishment and formation of a Community Reference Group.

    Ward newsletter updates and Banyule Banner articles.

    Regular website updates.

    Reports to Council. Council has consistently maintained that the scale and timing of the Banksia Community Stadium Project is based on the level of support provided by the State and Commonwealth Government.

    DISCUSSION

    In light of the factors referenced in this report, it is timely that the following steps be considered to further progress the future of the site: Demolish and tidy up site Council should immediately demolish the existing structures on the Bellfield site. As well as being regularly vandalised and further degraded despite security fencing, continuing unauthorised access continues to present a safety risk. The current structures on site are also inherently unsuitable to be utilised as a true multi-purpose stadium. Secure funding for the Banksia Community Stadium project The scale of the future Banksia Community Stadium project is dependent on future funding for either a four or six court facility. It should also be noted that Council adopted a community needs infrastructure study titled 3081 Community Services Strategy and Facilities Plan in May 2013. This study identified the service and community infrastructure priorities for Heidelberg West, Bellfield and Heidelberg Heights to assist Councils strategic investment in improved life outcomes for children, young people and adults living in the 3081 postcode. The report acknowledged the loss of the two basketball courts after the closure of the Banksia Secondary College. When endorsing the plan, Council noted that the plan was subject to change due to funding availability from other levels of government. Master plan A new precinct-wide master plan that considers the area bounded by Darebin Creek, Ford Park, Waterdale Road, Banksia Street and Perkins Avenue (shown in figure 4) may provide Council the opportunity to develop a broader vision that could better consolidate and integrate land uses for the different stakeholders in the affected area. The new Banksia Community Stadium project would feature within the master plan area.

  • 4.2

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    BELLFIELD REDEVELOPMENT SITE AND BANKSIA COMMUNITY STADIUM PRECINCT PROJECT UPDATE (FORMER BANKSIA SECONDARY COLLEGE) contd

    Ordinary Meeting of Council - 13 April 2015 Page 27

    Figure 4 Proposed master plan area

    The affected stakeholders in this greater precinct include:

    Council Operations Centre and Waste Recovery Centre;

    Council Parks and Gardens Depot;

    Visy Materials Recovery Centre

    Bellfield Community Centre and centre user groups;

    Department of Education and Training;

    HiCity;

    Royal District Nursing Service;

    Several sporting clubs including Bellfield Cricket Club, Ivanhoe Junior Football Club, St. James Tennis Club, Yarra Valley Hockey Club; Ivanhoe Netball Club, Banyule Hawks Basketball Club and Ivanhoe Knights Basketball Club;

    Waterdale players theatre group; There are a number of challenges associated with this approach which need to be further understood. The initial stages of the project would seek to establish the relationship between:

    Various current zonings and uses of land;

    Diverse number of stakeholders and differing needs;

    Consideration of any existing agreements with stakeholders. Confirming land available for redevelopment Undertaking a master planning exercise may also uncover and examine other potential uses, including the identification or confirmation of alternate land appropriate for redevelopment which will assist in offsetting some of the costs associated with the Banksia Community Stadium project. Redevelopment after confirming Banksia Community Stadium precinct development timing Following the outcome of the above steps, Council could investigate the sale of the development land through a two-phase Expression of Interest (EOI) and Request for Tender (RFT) process.

  • 4.2

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    BELLFIELD REDEVELOPMENT SITE AND BANKSIA COMMUNITY STADIUM PRECINCT PROJECT UPDATE (FORMER BANKSIA SECONDARY COLLEGE) contd

    Ordinary Meeting of Council - 13 April 2015 Page 28

    Prior to the commencement of this process, community engagement would be undertaken, the outcomes of which would be used to inform Development Guidelines for the site, similar to those applied at the Heidelberg Heights and Ivanhoe sites.

    TIMELINES

    The following table provides an indication of timelines: Table 1: Indicative timelines

    Steps Timelines

    Demolition works June 2015 - July 2015

    Secure funding Ongoing

    Master planning April 2015 December 2015 Confirming land available for development Early 2016

    Prepare land for redevelopment 2016-2017

    CONCLUSION

    Having received no indication from the State Government that the Bellfield site is required for any educational opportunity, Council can now take actions to progress exploring other options. The short-term delivery of the stadium precinct in the form of either a refurbishment or new build is unlikely due to a lack of presently available State and Commonwealth funds. The immediate demolition of the existing structure is considered necessary. The structure is being regularly vandalised, has been further degraded and presents a safety risk. Additionally, the current structures are inherently unable to be utilised as a true multi-purpose stadium. Council is committed to the delivery of the Banksia Community Stadium and it can continue to progress it by refining its vision for the precinct in the form of a broader master plan, whilst concurrently pursuing State and Commonwealth funding partners.

    ATTACHMENTS

    Nil

  • 4.3

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    Ordinary Meeting of Council - 13 April 2015 Page 29

    4.3 PROPOSED MULTI DWELLING DEVELOPMENT AT 229 AND 229A BANKSIA STREET, IVANHOE (FORMER BELLFIELD PRIMARY SCHOOL)

    Author: Andrea Meagher - Development Planner, City Development

    Ward: Olympia

    File: P1461/2014

    EXECUTIVE SUMMARY

    The proposal seeks approval for the construction of 81 dwellings and a public open space area on the former Bellfield Primary School site. The proposed dwellings are contemporary in nature, with the majority being attached to one another and with a mix of flat roof and pitched roof forms. An assessment of the proposal against the provisions of ResCode and the Development Guidelines for the site and a review of objections received reveal that the key issues for consideration are:

    The impact of the proposal upon surrounding roadways with respect to traffic and parking;

    The tree removal proposed in association with the development;

    The proposed scale, style and layout of the proposed dwellings;

    The impact of the development on the existing drainage system. The proposal achieves a high level of compliance with both the Development Guidelines and ResCode. Approval is recommended, subject to conditions which will improve the amount of proposed landscaping on site, the on-street parking provision, improved integration with existing built form and future resident amenity.

    RECOMMENDATION

    That Council having complied with Section 52, 58, 60, 61 and 62 of the Planning and Environment Act 1987, resolves that a Notice of Decision to Grant a Planning Permit be issued in respect of Application No. P1461/2014 for Multi dwelling development and construction of fencing at 229 and 229A Banksia Street, IVANHOE subject to the following conditions: PRIOR TO THE COMMENCEMENT OF DEVELOPMENT

    1. Unless otherwise agreed in writing by the Responsible Authority the development permitted by this permit must not be commenced until:-

    (a) The plans required by Conditions 2, 4 and 5 have been submitted and approved;

    (b) The plans for Stage 1 required by Condition 3 have been submitted and approved;

    (c) The tree protection measures required by Condition 8 have been

  • 4.3

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    PROPOSED MULTI DWELLING DEVELOPMENT AT 229 AND 229A BANKSIA STREET, IVANHOE (FORMER BELLFIELD PRIMARY SCHOOL) contd

    Ordinary Meeting of Council - 13 April 2015 Page 30

    installed;

    (d) The Construction Management Plan required by Condition 11 has been submitted and approved;

    (e) The necessary approvals and associated fee for the removal and replacement of the existing street tree(s) which are shown on the plans to be removed, has been obtained and paid to the Responsible Authority (Banyule Tree Care Department).

    to the satisfaction of the Responsible Authority. Amended plans

    2. Before the development permitted by this permit starts, amended plans to the satisfaction of the Responsible Authority must be submitted to and approved by the Responsible Authority. When approved, the plans will be endorsed and will then form part of the permit. The plans must be drawn to scale with dimensions and three copies must be provided. The plans must be generally in accordance with the advertised plans submitted with the application but modified to show:

    (a) Any proposed staging of the development.

    (b) Details of measures to allow for appropriate tree protection on the site, including:

    (i) Fencing adjacent to Tree 27, must incorporate piers located outside the calculated SRZ area of the tree. If impracticable, a hydro-excavation or air-knife root investigation along the boundary of Dwellings 38 and 39 must be undertaken to determine the location of tree roots and dictate the location of piers within the SRZ;

    (ii) Any proposed building or infrastructure designed so that it will encroach on the calculated TPZ of Tree 13 by no more than 10% of the TPZ area and to not occur within the calculated structural root zone;

    (iii) The footpath adjacent to Tree 21 is to be constructed above grade within the TPZ area. The unspecified area to the south of the tree (walkway within Dwelling 32) is to be nominated as open space. All fencing within the TPZ is to be of pier and beam type construction with piers located outside the nominated SRZ;

    (iv) The footpath adjacent to Tree 52 is to be constructed above grade using permeable paving. All allocated storage areas within the rear setbacks of Dwellings 77-81 should be relocated outside the SRZ and TPZ of Trees 52 and 53, and any piers in relation to fencing (pier and beam construction) must be located outside the calculated SRZ;

    (v) The footpath adjacent to Tree 53 is to be constructed above grade within the TPZ area and the slabs to the south of Dwellings 77, 78 and 79 are to be constructed using permeable materials. All allocated storage areas within the rear setbacks of Dwellings 77-81 should be relocated outside the SRZ and TPZ of Trees 52 and 53, and any piers in relation to fencing (pier and beam construction) must be located outside the calculated SRZ;

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    PROPOSED MULTI DWELLING DEVELOPMENT AT 229 AND 229A BANKSIA STREET, IVANHOE (FORMER BELLFIELD PRIMARY SCHOOL) contd

    Ordinary Meeting of Council - 13 April 2015 Page 31

    (vi) The grassed area adjacent to Tree 38 (north east side) must be extended further to the west alleviating the need for works within the SRZ;

    (vii) The above grade permeable paved walkways to the east of Trees 42, 43 and 46 along the boundary line within Dwellings 1 and 31 must be left grassed and no works in these zone is permitted;

    (viii) The Tree Preservation Fencing in accordance with Condition 3 of this permit;

    (ix) Details of the proposed servicing locations, which are to be designed and installed in a manner to ensure protection of those trees nominated for retention.

    (x) Landscape and tree zones beneath high retention value trees to be clearly marked with hatching, colour coding or similar and distinguished from useable open space areas;

    (xi) A plan notation indicating that no building works or facilities are to be provided within the dedicated landscape areas

    (c) The visitor parking space located adjacent to Lot 53 be relocated a more appropriate location within the estate and replaced with a landscape strip, including tree planting.

    (d) An improvement in the streetscape presentation of the proposed dwellings, as follows:

    (i) Incorporation of an upper storey recession of at least 2.0 metres on four (4) of the proposed dwellings facing Jellicoe Street This may include the introduction of hipped or gable roof forms;

    (ii) Dwellings 1-11 setback a minimum of 4.5m from Jellicoe Street; and

    (iii) Dwellings 61, 62 and 63 setback a minimum of 4.5m from Wadham Road; and

    (iv) Re-design of driveways associated with Dwellings 2, 3, 6, 7, 8 & 9 so that access to each garage is from a single double crossover.

    (v) Reduction in the height of the proposed fencing along Banksia Street to 1.5m, with 50% transparency. The gated entries to each dwelling should be inset and use materials that make the entry point clear.

    (vi) Details of the siting and height of the proposed fence on the corner of Banksia Street and Wadham Road, with consideration for additional tree planting and a landscape treatment visible form the street.

    (e) Details of measures to improve the amenity of future residents of the site, including:

    (i) Modification to Dwellings 72-76 and 77-81 and/or window layouts to restrict overlooking between these pairs of dwellings.

    (ii) The Elevation Plan of Dwellings 44 -57 to show maximum heights at 9.0m;

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    PROPOSED MULTI DWELLING DEVELOPMENT AT 229 AND 229A BANKSIA STREET, IVANHOE (FORMER BELLFIELD PRIMARY SCHOOL) contd

    Ordinary Meeting of Council - 13 April 2015 Page 32

    (iii) The Northern elevation of Dwellings 12-31 and Dwellings 77-81 to show a maximum height of 5.5m;

    (f) Details of the proposed electrical substations, including associated screen fencing and landscaping.

    (g) The Elevation Plan of Dwellings 44 - 57 to show maximum heights at 9.0m;

    (h) The Northern elevation of dwellings on Dwellings 12-31 and Dwellings 77-81 to show a maximum height of 5.5m;

    (i) Engineering plans showing a properly prepared design with computations for the internal drainage and method for of disposal of stormwater from all roofed areas and sealed areas including:

    (i) The use of an On-site Stormwater Detention (OSD) system;

    (ii) The connection to the Council nominated legal point of discharge;

    (iii) The outfall drainage works necessary to connect the subject site to the Council nominated Legal Point of Discharge;

    (iv) The integration, details and connections of all Water Sensitive Urban Design features in accordance with the endorsed ESD Management Plan and STORM report and include drainage details as a result of landscaping.

    Please note the Engineering plans must show all protected and/or retained trees on the development site, on adjoining properties where tree canopies encroach the development site and along proposed outfall drainage and roadway alignments (where applicable) and every effort must be made to locate services away from the canopy drip line of trees and where unavoidable, details of hand work or trenchless installation must be provided.

    (j) A schedule of external building materials and colours, including details of cladding and roofing materials; the schedule should be presented on a separate sheet and must include colour samples.

    (k) All sustainable design features indicated in the submitted Sustainable Management Plan (SMP). Where sustainable design features outlined in the SDA/SMP cannot be visually shown, include a notes table providing details of the requirements (i.e. energy and water efficiency ratings for heating/cooling systems and plumbing fittings and fixtures, etc)

    Landscape Plan

    3. Unless otherwise agreed in writing by the Responsible Authority, no Stage of the development permitted by this permit may be commenced until a satisfactory detailed landscaping plan is submitted to and approved by the Responsible Authority for that Stage. Such plan must be prepared by a person suitably qualified or experienced in landscape design and shall include:

    (a) Details of planting throughout the site (including the proposed rain gardens) and on abutting Council Reserves;

    (b) The provision of at least two (2) large canopy tree (mature height of at least 13m) planted at a semi-advanced state (minimum pot size 16 litre) within the site;

  • 4.3

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    PROPOSED MULTI DWELLING DEVELOPMENT AT 229 AND 229A BANKSIA STREET, IVANHOE (FORMER BELLFIELD PRIMARY SCHOOL) contd

    Ordinary Meeting of Council - 13 April 2015 Page 33

    (c) The provision of a small-medium canopy tree (mature height of at least 5-10m) planted at a semi-advanced state (minimum pot size 16 litre) within the frontage setback of each dwelling to an existing street or proposed roadway (with the exception of Banksia Street);

    (d) The provision of a small canopy tree (mature height of at least 5-8m) to the private open space area of each dwelling;

    (e) The identification of existing vegetation (which is not intended to be removed), and nomination of vegetation for removal throughout and immediately abutting the Stage;

    (f) Provision of formed garden beds with edging around the landscape zones within the front setback areas and adjacent to common property driveways to prevent cars parking within those areas;

    (g) Planting adjacent to driveways and within landscaping zones to consist of varying heights and species;

    (h) An indigenous and/or drought tolerant planting theme;

    (i) A schedule of all proposed trees, shrubs and ground cover, which includes the location and size at maturity of all plants, the botanical names of such plants and the location of all areas to be covered by grass, lawn or other surface material as specified;

    (j) Location and details of rain gardens, paving, steps, retaining walls, water tanks, clotheslines, fence design details and other landscape works including cut and fill.

    (viii) On-going maintenance requirements for the proposed rain gardens and planting with replacement planting where necessary.

    Streetscape and Public Open Space Plan

    4. Unless otherwise agreed in writing by the Responsible Authority, the development permitted by this permit may not be commenced until a satisfactory detailed landscape plan for all streets, common property and open space reserves within the development is submitted to and approved by the Responsible Authority. Such plan must be prepared by suitably qualified or experienced person/s and shall include as appropriate:

    (a) The siting for all street tree planting having regard to issues such as service conduits, crossovers and street lighting location, and including;

    (i) Jellicoe Street - Replacement of Trees 47, 48, 49 & 50 and provision for two additional Street trees;

    (ii) Wadham Road - Replacement of Trees 6, 9, 12 & 14 and provision for two additional Street trees;

    (iii) Banksia Street Provision of Street Trees (up to three) within the Bellfield Street Shopping Centre;

    (b) A planting schedule including species selection, planting requirements and maintenance requirements;

    (c) Typical cross sections for all streets;

    (d) Measures for the protection of planted street trees (such as tree guards);

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    (e) Details of landscaping and development of the public open space reserve which is to include:

    (iv) Lighting, seating, bollards and public art, including suitable bollards or fencing along the roadside boundary;

    (v) Water supply and taps;

    (vi) Concrete construction for pedestrian paths;

    (vii) Facilities that are to be contained within it must comply with the Disability Discrimination Act. The public open space must be designed for open public access with no restricted access areas included;

    (viii) The provision of lighting for the safety and security of open space users. Lighting must be designed to avoid the creation of excessive light spillage that could cause a nuisance to adjacent residents;

    (ix) The identification of existing vegetation (which is not intended to be removed), and nomination of vegetation for removal;

    (x) An indigenous and/or drought tolerant planting theme;

    (xi) A schedule of all proposed trees, shrubs and ground cover, which includes the location and size at maturity of all plants, the botanical names of such plants and the location of all areas to be covered by grass, lawn or other surface material as specified;

    (f) Tree protection measures for trees to be retained;

    (g) Details of all retaining walls proposed, having regard to the submitted Arborist report;

    (h) Details of all permanent fences to be erected along all boundaries at the extent of the subdivision.

    With the prior written consent of the Responsible Authority plans may be submitted and approved for individual Stages of the development prior to the commencement of each Stage. NOTE:

    The selection of species for the landscape plan must have regard to the Banyule City Council Street Tree Strategy.

    Tree planting material and installation requirements must meet the minimum standards and specifications of Councils Parks and Buildings Department.

    Roadworks and Civil works Plan

    5. Unless otherwise agreed in writing by the Responsible Authority, the development permitted by this permit may not be commenced until a detailed road works and drainage civil works plans with specifications must be submitted to and approved by the Responsible Authority. Such plans must include:

    (a) Fully sealed asphalt pavements with SM2kerb and channel on both sides of carriageway and concrete vehicular crossings for each allotment where

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    Place Sustainable Amenity and Built Environment

    PROPOSED MULTI DWELLING DEVELOPMENT AT 229 AND 229A BANKSIA STREET, IVANHOE (FORMER BELLFIELD PRIMARY SCHOOL) contd

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    appropriate. A pavement design must be considerate of subgrade conditions and sub-grade improvements may be warranted. Minimum pavement depth is to be 260mm.

    (b) All 5.5m wide roadways as indicated on the advertised plans designed to cater for 12 metre long refuse and drain vacuum trucks;

    (c) A concrete footpath of 1.5 metres in width and maximum cross-fall 1:40 is to be provided on at least one side of all roads.

    (d) Fencing or bollards and a concrete footpaths to the Public Open Space reserve as detailed in Condition 10(e);

    (e) Kerb and channel with the use of 600mm wide SM2 Rollover kerb;

    (f) Surface and underground drains including;

    (g) Pit and pipe layout, long sections, pit schedules and drainage computations

    (h) Details of GPTs including sizing calculations and future maintenance regime

    (i) 100 year storm overland flow paths

    (j) Underground conduits for water, gas, electricity and telephone;

    (k) Appropriate intersection and traffic measures;

    (l) Street lighting in accordance with Australian Standards (with electrical supply plan and lighting layout plan);

    (m) Street signage and line marking;

    (n) High stability permanent survey marks;

    (o) The location of street trees;

    (p) Earthworks and fill with a compacted depth greater than 150mm.

    The details of the road works and drainage plan may be varied with the consent of the Responsible Authority. With the prior written consent of the Responsible Authority plans may be submitted and approved for individual Stages of the development prior to the commencement of each Stage.

    TREE PROTECTION AND REPLACEMENT

    No additional tree removal or lopping

    6. Except with the further written consent of the Responsible Authority, no vegetation (other than that indicated on the endorsed plan, or exempt from planning permission under the provisions of the Banyule Planning Scheme) shall be damaged, removed, destroyed or lopped.

    Underground Services 7. Any underground service installations within the calculated Tree Protection

    Zone of any retained tree must be bored to a depth of at least 600mm. Any excavation within the calculated TPZ of a retained tree required for the connection of services must be:

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    Place Sustainable Amenity and Built Environment

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    (a) Undertaken after written approval is received from the Responsible Authority; and,

    (b) Undertaken by hand or by approved non-destructive techniques suitable in the vicinity of trees under the supervision of the project arborist.

    Tree Protection Measures

    8. Unless otherwise agreed in writing by the Responsible Authority, prior to the commencement of works (including vegetation clearance) on the site Tree Preservation Zones must be established around the trees nominated as being retained on the site. You must contact Councils Development Planning Arborist on 9457 9878 once the Tree Preservation Fencing is erected so that an inspection of the fencing can be carried out. Once installed and inspected the Tree Preservation Zones must be maintained to the satisfaction of the Responsible Authority, and meet the following requirements:

    (a) Extent

    Tree Preservation Zones shall be provided in the following locations:

    (i) Trees 1, 2,13 ,17, 18, 19, 21, 24, 27, 28, 29, 34-46, 52, and 53: to the extent of the calculated Tree Protection Zone (TPZ) where it occurs within the subject site;

    (ii) Trees 10 and 48: to the extent of the calculated Tree Protection Zone (TPZ) where it occurs within the nature strip.

    (iii) The fencing can be realigned and suitable ground protection provided to allow the approved construction therein only to the satisfaction of the project arborist and only when approved by the Responsible Authority

    (b) Duration

    Tree Preservation Zones shall be established prior to the commencement of works on the site. Unless otherwise agreed or required in writing by the Responsible Authority the Zones shall remain in place until development of the Stage within which they are located has been completed, inclusive of all construction and earthworks, but exclusive of planting.

    (c) Weed control

    Any weeds located within the Tree Preservation Zone are to be removed and the area mulched with 100mm of composted coarse grade woodchips

    (d) Fencing

    (i) Vegetation Preservation fences with a minimum height of 1.2 to 1.5 metres and of chain mesh or like fence with 1.8 metre posts (e.g. treated pine) or like support every 3-4 metres and a top line of high visibility plastic hazard tape must be erected around the perimeter of the zone.

    (ii) The posts must be strong enough to sustain knocks from on site excavation equipment.

    (iii) The fences must not be removed or relocated without the prior

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    Place Sustainable Amenity and Built Environment

    PROPOSED MULTI DWELLING DEVELOPMENT AT 229 AND 229A BANKSIA STREET, IVANHOE (FORMER BELLFIELD PRIMARY SCHOOL) contd

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    consent of the Responsible Authority.

    (e) Signage

    Fixed signs are to be provided on all visible sides of the Tree Preservation Fencing, stating Tree Preservation Zone No entry without permission from the City of Banyule.

    (f) Irrigation

    The area must be irrigated during the summer months with 1 litre of clean water for every 1 cm of trunk girth measured at the soil / trunk interface on a weekly basis.

    (g) Access to Tree Preservation Zone

    (i) No persons, vehicles or machinery are to enter the Vegetation Protection Zone except with the consent of the Responsible Authority;

    (ii) No fuel, oil dumps or chemicals are allowed to be used or stored within the Vegetation Preservation Zone and the servicing and re-fuelling of equipment and vehicles must be carried out away from the root zones;

    (iii) No storage of material, equipment or temporary building is to take place within the Vegetation Preservation Zone;

    (iv) Nothing whatsoever, including temporary services wires, nails, screws or any other fixing device, is to be attached to any tree.

    NOTE:

    Requests for consent of the Responsible Authority (City of Banyule) pursuant to this Condition should be directed to Councils Arborist Development Planning on 9457 9878. Consent for the conduct of works within the Tree Protection Zone, where granted, may be subject to conditions. Such conditions may include a requirement that:

    Any underground service installations within the Tree Protection Zone be bored to a depth of 1.5 metres;

    All root excavation be carried out by hand digging or with the use of Air-Excavation techniques;

    Roots required to be cut are to be severed by saw cutting and undertaken by a qualified arborist.

    Or other conditions, as relevant, to ensure the ongoing health and stability of the subject tree/s.

    Street Trees 9. Trees 6, 9, 12, 14, 47, 49, and 50 are each to be removed and replaced with an

    advanced tree sourced from a qualified tree grower. Each specimen is then to be maintained (including, but not limited to, mulching, weeding, watering, and pruning maintenance) for a minimum of two years by suitably qualified specialists, to the satisfaction of the Responsible Authority. All works are to be undertaken at the cost of the applicant. Prior to the authorised removal of a street tree, the applicant must contact the Parks Department on 9490 4415 to

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    Place Sustainable Amenity and Built Environment

    PROPOSED MULTI DWELLING DEVELOPMENT AT 229 AND 229A BANKSIA STREET, IVANHOE (FORMER BELLFIELD PRIMARY SCHOOL) contd

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    confirm the following: (a) The species which is to be planted;

    (b) The pot size of the specimen to be planted;

    (c) The frequency of watering and weeding;

    (d) The depth of the mulch and the mulch material to be used; and,

    (e) Other requirements as deemed necessary.

    10. The additional Street Tree Planting required by Condition 6(b) are to be an advanced tree sourced from a qualified tree grower. Each specimen is then to be maintained (including, but not limited to, mulching, weeding, watering, and pruning maintenance) for a minimum of two years by suitably qualified specialists, to the satisfaction of the Responsible Authority. All works are to be undertaken at the cost of the applicant. Prior to the planting of street trees, the applicant must contact the parks department on 9490 4415 to confirm the following: (a) The species which is to be planted;

    (b) The pot size of the specimen to be planted;

    (c) The frequency of watering and weeding;

    (d) The depth of the mulch and the mulch material to be used; and,

    (e) Other requirements as deemed necessary.

    DURING CONSTRUCTION

    11. Unless otherwise agreed in writing, prior to the commencement of the development hereby approved, a detailed Construction Management Plan must be submitted to and approved by the Responsible Authority. The plan must provide for:

    (a) An Environmental Management Plan (which must includ