development plan addendum cheltenham road, … · dpo8: springvale road / cheltenham road...

Prepared by Taylors for: Awesome Australia Pty Ltd DDEEVVEELLOOPPMMEENNTT PPLLAANN AADDDDEENNDDUUMM 442-448 CHELTENHAM ROAD, KEYSBOROUGH MARCH 2015

8/270 Ferntree Gully Road, Notting Hill 3168 (03) 9501 2800 [email protected] Certified to ISO 14001, ISO 9001 & AS/NZS 4801

mailto:[email protected]

DPO8: SPRINGVALE ROAD / CHELTENHAM ROAD COMMERCIAL GATEWAY OUR REFERENCE: 02406/P/1 ADDRESS: NO. 442-448 CHELTENHAM ROAD, KEYSBOROUGH

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TABLE OF CONTENTS 1.0 INTRODUCTION ......................................................................................................................... 3

2.0 SUBJECT LAND ......................................................................................................................... 4

3.0 SURROUNDING ENVIRONS ...................................................................................................... 5

4.0 BROADER CONTEXT ................................................................................................................ 6

5.0 THE DEVELOPMENT PLAN ADDENDUM ................................................................................. 7

5.1 OVERVIEW...................................................................................................................... 7

6.0 PLANNING FRAMEWORK – STRATEGIC BASIS ..................................................................... 8

6.1 BACKGROUND – AMENDMENT C102 .......................................................................... 8

6.2 APPROVED DEVELOPMENT PLAN .............................................................................. 8

6.3 STATE PLANNING POLICY FRAMEWORK ................................................................... 8

6.4 LOCAL PLANNING POLICY FRAMEWORK .................................................................. 9

6.5 ZONING PROVISIONS .................................................................................................. 10

6.6 OVERLAY PROVISIONS ............................................................................................... 10

6.7 PARTICULAR PROVISIONS ......................................................................................... 11

7.0 PLANNING CONSIDERATIONS ............................................................................................... 12

7.1 CONSISTENCY WITH STATE AND LOCAL PLANNING POLICY ............................... 12

7.2 CONSISTENCY WITH ZONING AND OVERLAY PROVISIONS ................................... 13

7.3 CONSISTENCY WITH PARTICULAR PROVISIONS .................................................... 13

7.4 INTERNAL RESIDENTIAL AMENITY ........................................................................... 13

7.5 EXTERNAL AMENITY CONSIDERATIONS .................................................................. 14

8.0 CONCLUSION .......................................................................................................................... 15

9.0 APPENDIX A: RESPONSE TO THE REQUIREMENTS OF CLAUSE 43.04 – DEVELOPMENT PLAN OVERLAY SCHEDULE 8 ............................................................................................... 16

F 512 2.0


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1.0 INTRODUCTION Taylors have been engaged by Awesome Australia to prepare a Development Plan Addendum for the

land at No. 442-448 Cheltenham Road, Keysborough for the purpose of an integrated multi dwelling

residential development.

This Development Plan Addendum is prepared in accordance with the provisions of Development Plan

Overlay Schedule 8, which was incorporated into the Greater Dandenong Planning Scheme by

Amendment C102 to the Greater Dandenong Planning Scheme.

The purpose of this Development Plan Addendum is to provide overarching direction to the future

development of the land at No. 442-448 Cheltenham Road, Keysborough. The Development Plan

Addendum has been prepared to address the requirements of Schedule 8 to the Development Plan

Overlay and more specifically comprises:

§ Architectural Submission prepared by MPS Architects.

§ Landscape Concept prepared by Taylors.

§ Stormwater Management Plan prepared by Taylors Stizza.

§ A detailed Traffic and Transport Assessment Report prepared by Cardno Victoria Pty Ltd.

§ An ESD Report prepared by Sustainable Development Consultants Pty Ltd.

This Development Plan Addendum is required in order to facilitate a future planning permit application

on the subject land and is required to be approved prior to the approval of a planning permit for the use

and development of this land. Detailed plans of use and development of the site will be provided as part

of any future planning permit application for the subject site.


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2.0 SUBJECT LAND The property is located on the south side of Cheltenham Road, approximately 400 metres east of the

intersection with Springvale Road. The property is formally described as Lot 3 on PS546419Q and has

a total land holding of 1.418 hectares.

Figure 1: Extract of plan of subdivision of No. 442-448 Cheltenham Road, Keysborough.

The subject site is irregular in shape with a frontage width of approximately 65.26 metres to Cheltenham

Road and a depth along the western property boundary of approximately 170.53 metres. The rear

(south) property boundary has a dimension of 116.01 metres and the eastern boundary is curved and

straddles the residential allotments to the immediate east with a total length of approximately 169.10

meters.

The subject site also has access to an existing carriageway easement which traverses the western

property boundary. This carriageway easement is a minimum of 10 metres in width and 98.83 metres in

length and will be utilised to provide vehicle access to the subject site from Cheltenham Road. This

carriageway easement has been fully constructed.

The subject site has a varied topography with a number of minor mounds and banks having been

formed as part of works conducted on adjoining lots. Primarily, the subject site has a slope of

approximately 2.5 metres from Cheltenham Road down towards the rear property boundary abutting the

western property boundary and a slope of 1.1 metres from Cheltenham Road down towards the rear

property boundary abutting the eastern property boundary. Additionally the subject site has a cross-fall

of approximately 1.2 metres from the western property boundary down towards the eastern property

boundary at the Cheltenham Road frontage with a minor cross-fall along the rear property boundary.

The subject site is currently vacant and devoid of any buildings. The subject site land currently contains

some minor scattered vegetation although primarily covered by grass. Typical timber paling fences

traverse the southern and eastern property boundaries of the subject site with a fence located internally

from the property boundary fronting Cheltenham Road. Located on the adjoining Lot 2 abutting the

south-west corner of the subject site is a retarding basin constructed as part of the development works

associated with the Masters Home Improvement centre and the future bulky goods retailing

development to the west of the subject site.

Please refer to Sheet 3 Site Survey for all topographical information.

Figure 2: Aerial photograph of No. 442 Cheltenham Road, Keysborough.


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3.0 SURROUNDING ENVIRONS Contextually, the subject site is located within the established but evolving suburb of Keysborough,

which is situated approximately 25 kilometres to the south-east of the Melbourne CBD. The subject site

is located in a commercial precinct which is surrounded by a variety of land uses including (but not

limited to) residential, educational, industrial, public use and sport and recreational uses.

With respect to immediately abutting and surrounding properties, we confirm the following land uses,

subdivision pattern and built forms are present.

§ North: Land directly to the north of the subject site is used and developed for Cheltenham Road

(Road Zone Category 1 road). Land further north across Cheltenham Road is used and developed

for commercial and industrial purposes. This area contains a variety of light industrial and

commercial uses consistent with the zoning of this area and include trade supplies, restricted retail

premises and a number of take-away food outlets.

§ East: Land to the east of the subject site is used and developed for residential purposes. This

residential estate in known as Crystal Waters and is developed for a mix of single and double storey

dwellings on a typical average sized allotment. Land further east is Tatterson Park and comprises a

number of sport and recreation fields and buildings.

§ South: Land directly to the south of the subject site is an extension to the Crystal Waters

Residential Estate and also comprises a mix of single and double storey dwellings. Land to the

south-west of the subject site is used and developed for Haileybury College with this education

facility also containing a number of sporting fields associated with the school.

§ West: Land directly to the west of the subject site is currently vacant and devoid of built form. We

understand that this land is to be developed with a retail and bulky goods development. Land further

west is used and developed for the Masters Home Improvement centre.

Figure 3: Aerial photograph of subject site and the broader surrounding area.


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4.0 BROADER CONTEXT In a broader context, a number of significant land uses can be found, including:

§ Public Transport: A number of bus routes run along Cheltenham Road with a bus stop located

approximately 30 metres to the west of the subject site. These bus routes provide public transport

access to a number of locations including the Dandenong Central Activity District, Springvale

Activity Centre, Parkmore Shopping Centre, Dingley Village Activity Centre and Southland Activity

Centre. Please refer to the Traffic and Transport Assessment Report prepared by Cardno Victoria

Pty Ltd which elaborates on the availability of public transport in close proximity to the subject site.

§ Education Facilities: There are a number of primary and secondary schools located in close

proximity to the subject site including the Haileybury College School located approximately directly

to the south-west of the subject site and accessed from Springvale Road, The Keysborough Park

Primary School located approximately 750 metres to the north-east of the subject site, the

Resurrection Catholic School located approximately 1.1 kilometres to the north-east of the subject

site, the AOG Lighthouse Christian College located approximately 900 metres to the south–west of

the subject site, the Dingley Primary School located approximately 1.7 kilometres to the north-west

of the subject site and Kingswood Primary School located approximately 2.3 kilometres to the north-

west of the subject site.

§ Public Open Space: There are a number of public open space and recreation reserves located in

close proximity to the subject site including Tatterson Park located approximately 350 metres to the

east of the subject site., Braeside Park located approximately 1 kilometres to the west of the subject

site, Rowans Road Reserve located approximately 900 metres to the north-west of the subject site,

Spring Valley Reserve located approximately 2.2 kilometres to the north-west of the subject site,

Coomoora Reserve located approximately 700 metres to the north of the subject site and

Keysborough Community Park 800 metres to the north-east of the subject site. The site also has

access to a number of public and private golf clubs including the Keysborough Golf Club, Southern

Golf Club, Spring Park Public Golf Course and Kingswood Golf Club.

§ Retail Facilities: The Springvale Major Activity Centre is located approximately 4.5 kilometres to

the north of the subject site, the Dandenong CAD located approximately 6 kilometres to the east of

the subject site and Parkmore Shopping Centre located approximately 2 kilometres to the east of

the subject site. These activity centres amongst other centres also in close proximity to the subject

site provide for supermarket shopping facilities, a variety of retail premises, restaurants,

convenience stores, community services, public transportation, employment opportunities, Council

Offices, community library and other community services and facilities.

Figure 4: Melway Map of subject site and the broader surrounding area.


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5.0 THE DEVELOPMENT PLAN ADDENDUM 5.1 OVERVIEW Key features of the Development Plan Addendum include:

§ An integrated housing strategy that consists of building forms subservient to and integrated with a

landscape network and sited within a pedestrian friendly environment.

§ The provision of approximately 75 townhouses across the site.

§ Graduated building heights ranging from 2-3 storeys in construction.

§ Varied building typologies, of an architectural language that seeks to marry traditional domestic form

with contemporary detailing.

§ An internal road network managed by the owners corporation, positioned in a modified grid pattern

arrangement.

§ The provision for car parking is provided throughout the subject land with indented visitor car

parking along the internal road network and resident car parking to be provided at grade within

future built forms.

§ The provision of potential future acoustic measures along abutting residential interfaces subject to a

detailed acoustic report at planning permit stage.

§ The provision of associated landscaped communal open space areas, reserve and buffers to

adjoining residential properties.

Figure 5: Extract from Development Plan Addendum (Development Plan).

Figure 6: Extract from Development Plan Addendum (Landscape Concept Plan).


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6.0 PLANNING FRAMEWORK – STRATEGIC BASIS 6.1 BACKGROUND – AMENDMENT C102 Amendment C102 sought to amend the schedule to the Mixed Use Zone and introduce a Development

Plan Overlay for the subject site. Amendment C102 was approved by the Minister for Planning on 10

February, 2011. Key elements of the amendment included:

§ To amend the Mixed Use Zone schedule to provide maximum office, shop, restricted retail premises

and trade supplies floor space on the overall site.

§ To replace Development Plan Overlay (DPO) 2 (Keysborough South Local Planning Policy Area)

with DPO8 (Springvale Road / Cheltenham Road Commercial Gateway) that is specific to the site.

In addition to the above, we also confirm that a concept plan was prepared for the site (this did not form

part of the amendment) however which demonstrated how the site may be developed. This plan, along

with other accompanying amendment documentation confirms that the amendment envisaged an

entirely commercial development for the overall development plan area. The submissions made by

surrounding owners to the appointed panel resulted in a number of amenity based measures being

recommended by the panel and subsequently included into the final approved Development Plan

Overlay Schedule 8 provisions which were introduced into the Greater Dandenong Planning Scheme.

Overall, subject to a number of recommendations, the report prepared by the panel appointed to review

the amendment found that the amendment would facilitate a development that will have a net

community benefit and supported the amendment subject to minor changes to the Mixed Use Zone

Schedule and the Development Plan Overlay Schedule.

Notwithstanding the original intention of Development Plan Overlay Schedule 8 was to facilitate an

entirely commercial development across the overall land, we confirm that the approved Development

Plan (approved by Council on 22 December, 2011 - figure 5 below) for the land which subsequently

allowed the development of the Masters Home Improvement center, introduced a ‘potential residential

development’ for the eastern portion of the overall land (now known as Lot 3).

6.2 APPROVED DEVELOPMENT PLAN We confirm that a development plan has been approved for the overall Development Plan Overlay 8

area which nominated a home improvements store and bulky goods retailing to the west of the subject

site (Lot 3). The approved development plan (figure 5 below) confirms that Lot 3 of the overall

development plan area is nominated for residential development subject to a future development plan.

Figure 7: Approved Development Plan.

The Development Plan Addendum illustrates the level and form of residential development sought on

the subject site with the detailed design of any residential development on Lot 3 to follow as part of a

planning permit application.

6.3 STATE PLANNING POLICY FRAMEWORK The State Planning Policy Framework sets out the relevant state-wide policies for residential

development at Clause 11 (Settlement), Clause 15 (Built Environment and Heritage), Clause 16

(Housing), Clause 17 (Economic Development), Clause 18 (Transport) and Clause 19 (infrastructure).

The settlement policies at Clause 11 seek to ensure a sufficient supply of land is available for all forms

of land use in Victoria. Clause 11 promotes housing diversity and urban consolidation within the

established urban realm. Clause 11.02-1 states that Planning Authorities should plan to accommodate

projected population growth over at least a 15 year period, taking account of redevelopment and

intensification opportunities in existing urban areas as well as land capability limitations, natural

hazards, environmental quality and infrastructure provision.

Housing objectives are further advanced at Clause 16. Similarly, diversity in housing to meet the diverse

needs of the community through different life stages and responding to market demand is encouraged.

Policies pertaining to urban design, built form and heritage outcomes are found at Clause 15 of the


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State Planning Policy Framework. Of particular significance, Clause 15.01 encourages development to

achieve high quality architectural and urban design outcomes that contribute positively to

neighbourhood character, minimises detrimental amenity impacts and achieves safety for future

residents, and the community through good design. The provisions of Clause 15.02 promote energy

and resource efficiency through improved building design, urban consolidation and promotion of

sustainable transport.

The promotion of economic development that assists in achieving a strong and innovative economy in

Victoria is encouraged through the policies contained within Clause 17. This clause encourages

business development that meets community needs within existing and planned activity centres and

seeks to carefully manage out of centre development by promoting destination retail developments on

the periphery of activity centres and other planned locations.

Transport policies at Clause 18 aim to ensure access by a diverse range of transportation options

ensuring that development is provided in appropriate locations to utilise existing infrastructure and

ensure transport to development is safe and efficient. Infrastructure policies are developed at Clause

19, and aim to ensure that development is provided by all necessary infrastructure including water, gas,

telecommunications, electricity, sewerage and drainage.

6.4 LOCAL PLANNING POLICY FRAMEWORK The Municipal Strategic Statement within the Greater Dandenong Planning Scheme recognises that the

municipality is culturally, demographically and economically diverse and in 2006 was home to over

130,000 residents. Dandenong is identified as the Central Activity District with Springvale also noted as

the other Major Activity Centre within the municipality.

Housing diversity is promoted within Clause 21.02 and whilst it is recognised that the municipality has

some diversity, most of the diversity is recognised to occur in and around Dandenong with the rest of

the Municipality comprising typically detached single and two storey dwellings.

The vision for Greater Dandenong at Clause 21.03 seeks to promote a triple bottom line approach to

planning in the municipality to achieve economic, environmental and social sustainability. The vision for

Greater Dandenong identifies the municipality as one where, Central Dandenong, major activity centres,

other neighbourhood and local centres function as activity centres where high quality, appropriate, high

to medium housing exists in harmony with a thriving and well-managed retail and commercial sector.

The vision also includes statements that include A municipality where, housing diversity and choice is

promoted in its various attractive neighbourhoods. A key aspect of the vision for Greater Dandenong is

to promote housing diversity in its attractive neighbourhood.

Clause 21.03 also provides the overall Strategic Framework Plan for the municipality, which designates

preferred use outcomes. The MSS highlights the intent to provide an additional 16,700 new households

by 2031 with most new housing to be provided in Strategic Redevelopment Sites and around Activity

Centres. Relevant objectives of Clause 21.04 seek to:

§ Encourage and facilitate a wide range of housing types and styles which increase diversity and

cater for the changing needs of households;

§ Respect and improve residential environments;

§ To optimise residential consolidation around activity centres / transport nodes, and more efficient

use of existing urban infrastructure.

§ To protect the amenity of residential areas adjacent to particular uses and protect sensitive

particular uses from residential development.

§ To improve access to affordable and appropriate housing.

§ To provide for the orderly development of new residential areas, including appropriate forms of

higher density housing within existing activity centres.

§ To protect the amenity of existing neighbourhoods and significant residential precincts within activity

centres from the impact of new commercial development.

§ Protect the amenity of major new residential uses from any potential adverse impacts of existing

industrial uses.

§ Require major new residential developments to be designed such that they are protected from the

potential adverse impacts of any existing industrial uses

Policies relating to built form can be found at Clause 21.05 of the Greater Dandenong MSS. Essentially

these policies seek to:

§ Ensure a high quality of urban design and architecture.

§ Facilitate high quality development which has regard to the surrounding environment.

§ Promote activity centres as attractive places for the community.

§ Protect and improve streetscapes. And

§ Encourage sustainability outcomes in design.

Clause 22.04 (Urban Design in Activity Centres), applies to land in Mixed Use Zones and seeks to

ensure that a high standard of urban design is achieved within Activity Centres within the City of Greater

Dandenong. The policy sets out a number of policies to be achieved in Activity centres with respect to:

§ Design themes, pedestrian environments, street context and façade design, building height and

alignment, landmarks and corner buildings, energy efficiency, car parks, landscaping and

advertising signs.


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6.5 ZONING PROVISIONS The subject site is zoned Mixed Use (Clause 32.04) of the Greater Dandenong Planning Scheme.

Figure 8: Zoning Map of subject site and surrounding area.

In addition to implementing the State and Local Planning Policy Framework the purposes of this zone

are as follows:

§ To provide for a range of residential, commercial, industrial and other uses which complement the

mixed-use function of the locality.

§ To provide for housing at higher densities.

§ To encourage development that responds to the existing or preferred neighbourhood character of

the area.

§ To facilitate the use, development and redevelopment of land in accordance with the objectives

specified in a schedule to this zone.

Under the provisions of this Zones, the following is noted:

§ A planning permit is required to construct two or more dwellings on a lot.

§ The Decision Guidelines at Clause 65 require the consideration of both the State and Local

Planning Policy Framework’s, along with the Municipal Strategic Statement.

§ In the consideration of an application, an assessment against the requirements of Clause 55

(ResCode) of the Greater Dandenong Planning Scheme must be carried out for development up to

three storeys in height.

The Schedule to the Mixed Use Zone does not specify any variations to the provisions of Clause 55

(ResCode) or any additional application requirements.

6.6 OVERLAY PROVISIONS The following Overlay controls apply to the subject land:

§ Clause 43.04 –Development Plan Overlay Schedule 8.

§ Clause 45.03 – Environmental Audit Overlay.

These Overlay Provisions are illustrated by figure 7 and 8 below.

Clause 43.04 – Development Plan Overlay – Schedule 8 identifies a number of key criteria to be

considered in developing a master plan for the site. We discuss our response to the these criteria

below in this submission.

Figure 9: Map of Development Plan Overlay – Schedule 8 applicable to the subject site.


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Clause 45.03 Environmental Audit Overlay requires that before a sensitive use (residential use, child

care centre, pre-school centre or primary school) commences or before the construction or carrying out

of buildings and works in association with a sensitive use commences, either:

§ A certificate of environmental audit must be issued for the land in accordance with Part IXD of the

Environment Protection Act 1970, or

§ An environmental auditor appointed under the Environment Protection Act 1970 must make a

statement in accordance with Part IXD of that Act that the environmental conditions of the land are

suitable for the sensitive use.

To this end, we advise that an environmental consultant has been appointed and has commenced work

with regards to the preparation of the necessary environmental audit for the subject site.

Figure 10: Map of Environmental Audit Overlay applicable to the subject site.

6.7 PARTICULAR PROVISIONS The following Particular Provision apply to the subject land:

§ Clause 52.01 – Public Open Space Contribution and Subdivision.

§ Clause 52.06 – Car Parking.

§ Clause 52.29 – Land Adjacent to a Road Zone, Category 1 or Public Acquisition Overlay for a Road

Zone Category 1.

§ Clause 52.36 – Integrated Public Transport Planning.

§ Clause 55 – Two or More Dwellings on a Lot and residential Buildings.

Whilst the abovementioned Clauses are applicable to the subject site, we confirm that an assessment of

the provisions contained within the abovementioned Clauses is conducted as part of any future planning

permit application, rather than at a Development Plan Addendum stage.


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7.0 PLANNING CONSIDERATIONS The purpose of the Development Plan Addendum is to ensure that development on the subject land is

consistent with the intent of planning within the State of Victoria and achieves consistency with the

pertinent provisions of the planning policy framework. In determining the appropriateness of the

Development Plan Addendum, the key planning criteria for consideration are as follows:

§ Does the Development Plan Addendum provide for a future outcome that will assist in achieving

planning outcomes envisaged through the State and Local Planning Policy Framework.

§ Does the Development Plan Addendum assist in achieving the purposes of the Mixed Use Zone

and has the development appropriately responded to the key criteria established in the

Development Plan Overlay Schedule 8.

§ Will the Development Plan Addendum ensure that the amenity of existing residents is reasonably

protected and a high standard of amenity is achieved for future residents.

7.1 CONSISTENCY WITH STATE AND LOCAL PLANNING POLICY The Development Plan Addendum has been designed to positively respond to the policy provisions

contained within both the State and Local Planning Policy Framework’s. It is submitted that the

Development Plan Addendum furthers the general urban consolidation objectives found within the

relevant state and local planning provisions of the Greater Dandenong Planning Scheme and seeks to

target development to a location earmarked for increased housing diversity and intensification. In this,

we submit the following:

§ The Development Plan Addendum is consistent with the State Planning Policies as the locational

attributes for an increase in density accords with the general thrust of the State Planning Policy

Framework, as these policies encourage urban consolidation to accommodate for a variety of living

arrangements and make better use of existing infrastructure. In this matter, policy, along with the

directives expressed within the proposed planning scheme amendment, earmarks the subject land

as a location to cater for a significant level of change.

§ The proposal satisfies the directives of Clause 11.01-1 to Develop a network of activity centres that:

- provides different types of housing, including forms of higher density housing. The subject land is

within 2 kilometres of the Parkmore Shopping Centre as well as relatively close proximity to the

Dandenong CAD and Springvale Activity Centre.

§ The Development Plan Addendum implements the directives of Clause 11 that seek to Incorporate,

where possible, links between major parks and activity areas, along waterways and natural drainage

corridors, connecting places of natural and cultural interest. As demonstrated at Sheet 5 Road &

Pedestrian Network Plan, the Development Plan Addendum illustrates a pedestrian focused open

space and pedestrian movements that facilitates movement towards the linear open space areas

and Cheltenham Road.

§ The Development Plan Addendum identifies a building envelope and massing that is compatible

with the surrounding environment, responding to the residential character to the east and south with

a transition in scale abutting the southern property boundary. The future built form will achieve, via a

planning permit application, a high quality urban design and architectural outcome that provides an

identifiable sense of place, in keeping with the direction of Clause 15 of the Greater Dandenong

Planning Scheme.

§ The layout contemplated within the Development Plan Addendum will result in an attractive,

liveable, diverse and sustainable neighbourhood, one that is pedestrian friendly, in keeping with the

objectives and strategies of Clause 15.01-03.

§ The proposed residential development, housing types and form proposed are in keeping with the

housing objectives and strategies of Clause 16 of the Greater Dandenong Planning Scheme,

facilitating urban consolidation within an identified strategic location.

§ It is understood that the proposed development will provide appropriate service and community

infrastructure in accordance with the Infrastructure objectives and strategies of Clause 19.

§ The MSS clearly states that there is a growing need for a variety of dwelling types and densities to

cater for a changing population, with diversity in housing options a key element in catering for the

various life cycles of residents. The Development Plan Addendum seeks to facilitate housing

diversity within the area, presenting an increase in housing density where neighbourhood character

is considered not to be prejudiced and where the capacity to increase density is present.

§ The proposed Development Plan Addendum implements the Local Planning Policy Framework

through the provision of a residential development that will comprise of varying building types, at an

increased density and on an allotment that can been classified as a ‘opportunity site’.

§ The proposed Development Plan Addendum positively responds to the purposes of the applicable

Zone controls– and overarching State policies of urban consolidation – via introducing an integrated

development of a scale compatible with the domestic character of the area, furthering the principles

of urban consolidation in an area accessible via public transport and on lands earmarked for this

form of housing. Furthermore, we submit that the Development Plan Addendum:

o Presents an opportunity for a substantial infill development, which is isolated in location and is

not constrained by neighbourhood character.

o Will achieve a substantial number of new dwellings to meet the needs of a diverse cross section

of the community through the provision of approximately 75 townhouses, contributing to the City

of Dandenong’s overall housing requirements.

o Presents an opportunity to provide diversity and more affordable housing to the local community.

o Subject to further detailed design, make efficient use of existing urban infrastructure through

urban consolidation without unreasonably impacting on infrastructure capacity.

o Will achieve sustainable design outcomes by maximising passive solar access, achieving

efficiencies in energy consumption through dwelling connectivity and utilising design and

construction techniques to enhance energy efficiency.


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7.2 CONSISTENCY WITH ZONING AND OVERLAY PROVISIONS The proposed Development Plan Addendum will ensure that the land is developed in accordance with

the approved Development Plan (dated 22 December 2011), the purposes of the Mixed Use Zone and

generally in accordance with Development Plan Overlay Schedule 8 of the Greater Dandenong

Planning Scheme. This will be achieved by facilitating the future development of the land:

§ At a range of densities, heights, built forms and dwelling typologies consistent with that envisaged

for this residential area.

§ With a built form that provides an appropriate transition between adjoining existing and proposed

commercial development to the west of the subject site and the existing residential properties to

the east and south of the subject site.

§ With a built form that will integrate with the surrounding built form of the area whilst proving a

distinct identity to the development.

§ The layout of building forms will facilitate good urban design outcomes through ensuring each

dwelling has appropriate access to natural light, ensuring that there is open space available for

residents and providing a safe and functional environment.

§ With suitable landscape buffers, noise attenuation measures (to be provided subject to

recommendations of a full acoustic report to be prepared at the future planning permit application

stage) and setbacks to built form from property boundaries to ensure the amenity of the adjoining

land is not unduly impacted by the proposed future development through noise, overshadowing,

overlooking, or visual implications.

In regards to Schedule 8 to the Development Plan Overlay, the plans and documentation submitted

satisfy the information requirements of this schedule. A full response against the requirements of the

Development Plan Overlay Schedule 8 is provided at Appendix A of this Submission.

Clause 45.03 Environmental Audit Overlay applies to the subject land. We advise that an environmental

consultant has been appointed and has commenced work with regards to the preparation of the

necessary environmental audit for the subject site.

7.3 CONSISTENCY WITH PARTICULAR PROVISIONS As previously noted above, whilst the relevant Clauses of contained within the Particular Provisions

section of the Greater Dandenong Planning Scheme are to be used to assess any future planning

permit application, it is appropriate to confirm as part of this Development Plan Addendum the

applicable Public Open Space provisions for the subject site. To this end, we confirm the following:

§ The Schedule to Clause 52.01 - Public Open Space Contribution and Subdivision requires that any

residential or commercial subdivision in the area bounded by Springvale Road to the west,

Cheltenham Road, Dingley Freeway Reservation, Dandenong Southern Bypass to the north, East-

Link to the east and Hutton/Greens Roads to the south (except for Lot 2, PS 524033N Volume

10804 Folio 885 and Lot1, PS 524033N Volume 10804 Folio 884), of which the subject site form

part of this area, is to be provided with 20% contribution for public open space.

Notwithstanding the above, we confirm that the subject site (now formally known as Lot 3 on

PS546419Q) was previously identified at Lot B on PS502612U which formed part of the land known as

the Crystal Waters Residential Estate. As part of the subdivision which created this residential estate, a

public open space contribution of 20% in the form of reserve vested in Council was provided in the Plan

of Subdivision 502612U.

As the subject site (Lot 3 on PS546419Q) formed part of the previous parent title which vested a total of

20% of this lot as part of a public open space contribution requirement, it is deemed that the subject site

is not subject to an additional public open space contribution.

7.4 INTERNAL RESIDENTIAL AMENITY

Internal to the site, the Development Plan Addendum adopts the values and design principles of

Bridport Property Group, which seek to create a setting that facilitates interaction between dwellings

and future residents of these dwellings by incorporating linear open space areas fronted by dwellings.

As such, there is a focus on surveillance and interaction between private and communal spaces, which

is illustrated in the cross sections that form part of the Development Plan Addendum. In relation to the

amenity afforded internally to the subject site and future development, we submit the following:

§ The site will adopt an integrated internal open space network fronted by dwellings with linear

vegetated and pedestrian communal spaces which have been sited to provide improved amenity

outlooks from future dwellings.

§ All future dwellings will be provided with good orientation, access to direct sunlight throughout

different parts of the day, with appropriate solar protection where necessary.

§ Living areas will be designed and sited to connect directly with areas of secluded private open

space, be they ground floor courtyard areas or first floor balconies.

§ Each future dwelling will be provided with a clear sense of address and dwelling entrance area with

dwellings directly orientated to the internal road network.

§ Dwellings which are located adjoining the northern property boundary will be orientated towards

Cheltenham Road and designed to provide a sense of address and passive surveillance to

Cheltenham Road.

§ Habitable rooms of future dwellings will be located adjacent to common areas with windows and / or

balconies of living rooms and / or bedrooms located at ground floor and / or upper floor levels to

provide for the passive surveillance of these areas.


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§ Habitable rooms of future dwellings will be designed to achieve suitable solar access and cross-

ventilation where appropriate.

§ A strong landscape presence will be seen throughout the site with generous landscaping provided

to the linear open spaces, within rear private open space areas, throughout the internal road

network as well as the provision of a landscape buffer and primary pedestrian path abutting the

eastern property boundary.

§ Specifically to the internal road network (including laneways), landscaping of varying forms is to be

introduced to provide a canopy to the street (and front yards of future dwellings) and reduce any

perceived dominance of vehicle accessways and building form. Laneways will be provided with

robust landscaping ensuring that these areas provide additional greening elements to break up the

hard surface area of the vehicle accessways and the built form of future dwellings. Cross-sections

have been provided to illustrate the relationship between vehicle accessways (and car parking),

pedestrian paths, vehicle crossovers, site services and landscaping treatments.

§ The future residential development has had consideration to the existing vehicle access lane

abutting the western property boundary and the potential future commercial development on the

abutting lot with suitable landscaping and setbacks to future housing provided along this boundary.

Additionally, we confirm that the future detailed port may provide further recommendations with

respect to any acoustic treatments necessary along the western property boundary of the site along

with any acoustic treatments necessary to individual dwellings (i.e. double glazing / insulation).

7.5 EXTERNAL AMENITY CONSIDERATIONS The Development Plan Addendum seeks to protect the external amenity of existing adjoining properties

via the following design measures with particular regard to the abutting residential properties to the

south and east of the subject site:

§ Providing setbacks in line with the relevant provisions of Clause 55 (ResCode) of the Greater

Dandenong Planning Scheme to adjacent residential allotments with particular regard to abutting

residential properties to the south of the subject site, thereby ensuring that the buildings will not

unreasonably impact on abutting residential properties by way of overshadowing, overlooking, visual

bulk and other amenity based considerations.

§ Providing landscape buffers along the southern and eastern property boundaries of the subject site

in line with the requirements of Scheduled 8 of the Development Plan Overlay providing for a green

canopy buffer between the proposed development and abutting residential properties thereby

improving amenity for both the development and abutting properties alike.

§ The exhibited documentation includes advice from Watson Moss Growcott Acoustics Pty Ltd with

respect to current acoustic legislation and having regard to the requirements of the Development

Plan Overlay Schedule 8. Please refer to this enclosed submission for further discussion in relation

to noise attenuation and acoustic matters.

§ In addition to the above, we confirm that any noise attenuation measures implemented as part of the

development of the site will be as a result of a detailed analysis from a suitably qualified acoustic

engineer to be prepared as part of any planning permit application for the site. Notwithstanding the

above, we note the following with regards to acoustic matters:

o The Development Plan Addendum confirms that Lot 3 is to be developed for residential

purposes.

o The development of land for residential purposes abutting existing residential land uses will

afford adjoining residents improved amenity than that of a commercial development as initially

intended by the Development Plan Overlay Schedule 8.

o The provisions of the State Environment Protection Policy (Control of Noise from Industry,

Commerce and Trade) No. N-1 are not applicable as part of the proposed development of the

land for residential purposes.


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8.0 CONCLUSION The proposed Development Plan Addendum and accompanying documents provide a thorough

response to the pertinent policy provisions of the Greater Dandenong Planning Scheme and satisfy the

requirements of the Development Plan Overlay – Schedule 8. The Development Plan Addendum will

facilitate an appropriate built form that responds appropriately to the existing and future built

environment recognising the significance of this location. The approval of this Development Plan

Addendum will provide the guidance required as to the land use and development outcomes that can be

achieved on the land providing certainty to the community, Council and the landowner consistent with

the purposes of the Development Plan Overlay.


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9.0 APPENDIX A: RESPONSE TO THE REQUIREMENTS OF CLAUSE 43.04 – DEVELOPMENT PLAN OVERLAY SCHEDULE 8

DEVELOPMENT PLAN REQUIREMENT RESPONSE REFERENCE

A Site Analysis Plan that provides details of:

§ The Existing Conditions of the land.

§ The Size and Dimensions of the land.

§ Contours and Levels of the site.

§ The location of existing vegetation and

proposed landscaping areas.

The key features of the subject site include:

§ The site consists of a single parcel of land with vehicle access provided via a carriageway easement partially abutting

the western property boundary.

§ The subject site has a total land holding of 1.418 hectares.

§ The site is bounded by Cheltenham Road to the north, residential properties to the south and east, and a future

commercial development to the west.

§ The site is devoid of any existing buildings with the only vegetation on the site being grass and some scattered trees.

§ With the exception of the adjoining carriageway easement used for access, the site does not currently accommodate

vehicle, pedestrian or bicycle links.

§ The subject site has a varied topography with a number of minor mounds and banks having been formed as part of

works conducted on adjoining lots and a primary slope from Cheltenham Road down towards the rear property

boundary as well as a cross-fall from the western property boundary down towards the eastern property boundary.

§ The proposed development will incorporate future landscaping in line with the Landscape Concept Plan prepared by

Taylors.

§ Please refer to the Site Survey

Plan prepared by Taylors.

§ Please refer to Development

Overlay Submission prepared by

MPS Architects.

§ Please refer to the Concept

Landscape Plan prepared by

Taylors.

Urban Design Guidelines indicating:

§ The location and the coverage of proposed

buildings across the land.

§ Open space treatment.

§ Built form outcomes showing composition

and transitions in building height, and

articulation of building massing and

frontages including details of materials and

finishes.

§ Treatment of the interface with Haileybury

Secondary College and residential land to

the south and east.

§ Presentation of the development to

Springvale and Cheltenham Road frontages

including measures to achieve the ‘gateway’

role of the site.

§ Measures to avoid or minimise the negative

The relevant policies contained within the Greater Dandenong Planning Scheme, give guidance and an understanding that

the subject land has the potential to deviate from what is conventional found within residentially zoned lands and

accommodate a level of massing and scale, taking advantage of what can be classified as an ‘opportunity site’ to facilitate

the directives associated with urban consolidation. We note that whilst applicable controls call for development to respond

to neighbourhood character, it is these same controls that call for urban intensification, which in itself leads to a change in

character, thereby requiring a proactive approach to these same provisions that govern the conventional residential areas.

Notwithstanding the above, it is the intent of this Development Plan Addendum to take advantage of this opportunity site

through a scale of building form that is respectful of its environs. The development plan has been designed to accord with

the requirements expressed at Clause 43.04 – Development Plan Overlay Schedule 8 of the Greater Dandenong Planning

Scheme.

The location and the coverage of proposed buildings across the land: § The plans prepared by MPS Architects confirm the location and coverage of the proposed building across the subject

site.

§ The plans illustrate that six (6) blocks of built form will be located in an east-west orientation with the road network and

linear open space providing systematic breaks in the built form.



MPS Architects.

§ Please refer to the Concept

Landscape Plan prepared by

Taylors.


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visual impact of the car parking areas to the

abutting roads and the other residential

areas to the south and east.

Open space treatment: § The Landscape Concept plan prepared by Taylors illustrates a well-expressed and integrated internal open space

network, designed in a holistic manner yet distinguishing the private and communal open space areas.

§ The site will adopt an integrated internal open space network fronted by dwellings with linear vegetated and pedestrian

communal spaces which have been sited to provide improved amenity outlooks from future dwellings.

§ A strong landscape presence will be seen throughout the site with landscaping provided to the linear open spaces,

within rear private open space areas, throughout the internal road network as well as the provision of a landscape buffer

and primary pedestrian path abutting the eastern property boundary.

§ The internal road network (including laneways), landscaping of varying forms is to be introduced to provide a canopy

element to the street (and front yards of future dwellings) and reduce any perceived dominance of vehicle accessways

and building form.

§ Laneways with be provided with robust landscaping ensuring that these areas provide additional greening elements to

break up the hard surface area of the vehicle accessways and the built form of future dwellings.

§ Cross-sections have been provided to illustrate the relationship between vehicle accessways (and car parking),

pedestrian paths, vehicle crossovers, site services and landscaping treatments.

§ An integrated landscape buffer will be provided along the eastern property boundary as envisaged by the requirements

of the Development Plan Overlay Schedule 8 with this landscape buffer also provided with the primary pedestrian path

providing access from Cheltenham Road to the future dwellings abutting the southern property boundary.

§ The plans also provide a future landscape reserve abutting the northern property boundary fronting Cheltenham Road.

Built form outcomes showing composition and transitions in building height, and articulation of building massing and frontages including details of materials and finishes: § The plans prepared by MPS Architects confirms that scale, massing and transition in building heights across the subject

site.

§ It is the intent of this Development Plan Addendum that dwellings adopt an architectural language that incorporates a

range of devices and forms within a mostly rectilinear composition. The architectural language reflects current

contemporary trends and reads as cohesive built forms.

§ The scale and envelope of the building modules will be well managed through the use of articulation and setbacks,

depth within the building façade, various type of materials and finishes and the inclusion of a considerable level of

glazed elements, resulting in a high quality presentation from both an internal and external context.

Treatment of the interface with Haileybury Secondary College and residential land to the south and east: § The subject site does not have a specific interface with Haileybury College.

§ The plans prepared by MPS Architects and the Landscape Concept prepared by Taylors confirms a landscape buffer

zone to be planted out with a mix of vegetation including canopy trees abutting the southern and eastern property

boundaries and the interface with adjoining residential properties.

§ Possible noise attenuation measures are to be adopted along the southern and eastern property boundaries with such


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measure to be determined at a planning permit application stage.

§ Built form will be set back generally in accordance with the relevant provisions of Clause 55 (ResCode) of the Greater

Dandenong Planning Scheme from the southern property boundary.

Presentation of the development to Springvale and Cheltenham Road frontages including measures to achieve the ‘gateway’ role of the site: § The module of built form fronting Cheltenham Road will be provided with a high quality architectural façade with future

landscaping provided within the private open space areas of these dwellings as well as within a possible future

landscape buffer abutting the Cheltenham Road, road reserve.

§ The vehicle access to the subject site from the existing carriageway easement will be provided with an appropriate

architectural treatment to clearly identify and distinguish the residential development from the adjoining future

commercial developments.

Measures to avoid or minimise the negative visual impact of the car parking areas to the abutting roads and the other residential areas to the south and east: § The Landscape Concept plan prepared by Taylors confirms an integrated landscape buffer will be provided along the

eastern property boundary within the future common property area whilst a landscape buffer will also be provided

abutting the southern property boundary within future private open space areas of individual future dwellings. It is

envisaged that these areas will be provided with canopy vegetation to assist in the reduction of any perceived visual

bulk and mass exhibited by built forms.

§ We confirm that car parking facilities, including visitor car parking spaces and resident car parking spaces will not be

visible from adjoining residential properties or Cheltenham Road due to the built form outcome and landscape

treatments proposed.

§ We confirm that façade treatments for future dwellings will be of a high architectural quality with a variety of building

colours and materials utilised to ensure articulation is provided throughout the development proposal.

An Traffic Management Plan including the

following;

§ Proposed circulation and access for

vehicles, bicycle, pedestrians, the location

and layout of all bicycle and car parking

areas including dedicated pedestrian

pathways from the parking area to the

stores.

§ A Traffic Impact Assessment Report (TIAR)

assessing the potential effects that a new

development may have on the abutting road

Cardno Victoria Pty Ltd has prepared a detailed Traffic and Transport Assessment for this proposed Development Plan

Addendum Application. The report provides analysis and discussion with regards to:

§ The traffic conditions of the existing road network including an assessment of the available public transport networks

located in the vicinity of the subject site.

§ The proposed road network layout and overall development layout including requirements for road reserve widths.

§ The means of vehicle ingress and egress to and from the overall subject site including the location of the vehicle access

point from the existing carriageway easement.

§ Details of the proposed circulation, access, location and layout of bicycle and pedestrian movements within the

proposed development.

§ An assessment of the on-site car parking provisions based on the anticipated overall yield for the subject site.

Please refer to the Traffic and

Transport Assessment prepared by

Cardno Victoria Pty Ltd for a

detailed response with regards to

vehicle access, car parking and

traffic matters.


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and the surrounding network to the

satisfaction of the responsible authority and

VicRoads detailing:

§ Performance objectives

§ Existing conditions

§ Proposed vehicle access arrangements

§ Traffic generation

§ Proposed parking and loading facilities

§ Base case-without proposed development

§ Post development analysis

§ Mitigation treatments

The Report concludes that:

§ The site has been designed to ensure efficiency in movement and suitable access for all users, including pedestrian and

cyclist movement.

§ The volumes of traffic to be generated by the proposal will not exhaust the capacity of the existing road network.

§ The siting of the proposed roadways ensures vehicle movement gravitates to the new public road and disbursed

accordingly.

§ Car parking is provided at rates as expressed in the Grogan Victoria Pty Ltd Report.

We confirm that the subject site is not provided with direct access from Cheltenham Road, rather vehicle access is to be

provided from the carriageway easement abutting the western property boundary of the subject site. As such, we confirm

that the enclosed Traffic Impact Assessment addresses the relevant provisions and requirement of this Schedule along with

the relevant provisions of the Greater Dandenong Planning Scheme.

A staging plan for the development of the site. § The Development Plan Addendum has been designed to facilitate a staged development outcome if necessary.

§ At present, staging has not been determined, however, the development could be developed in up to four (4) stages,

with the outcome very much influenced by findings of the Environmental Audit and market conditions.

§ Not applicable at this stage.

An ESD plan indicating energy, water, waste,

transport and other resources use and

management throughout the development.

The Development Plan Addendum Application includes the provision of an ESD report prepared by Sustainable Design

Consultant which confirms the development as a whole will be provided with a range of Environmentally Sustainable Design

measures to ensure the development will achieve suitable environmentally sustainable development standard appropriate

and practicable.

§ Please refer to the ESD Plan

prepared by Sustainable

Development Consultants.

An acoustic report detailing the acoustic

measures required to protect the amenity of the

adjoining residential uses and Haileybury

Secondary College from noise impact in

accordance with the State Environment

Protection Policy (Control of Noise from

Industry, Commerce and Trade) No. N-1.

§ We provide the following extracts from the enclosed acoustic submission prepared by Watson Moss Growcott Acoustics

Pty Ltd with respect to the noise attenuation and legislation matters:

o State Environment Protection Policy (Control of Noise from Commerce, Industry and Trade) No. N-1 (SEPP N-1)

exists under the Environment Protection Act 1970 to control emission of noise from commerce, industry and trade to

residential premises. It is therefore inherent within the title and intent of the Policy that it does not apply to emission

of noise from residential premises and therefore does not apply to this development, which is purely residential.

o Monitoring of noise levels at the site is recommended in order to establish the ambient background level at adjoining

residential properties to the south and east of the subject site in order to provide a basis for decisions regarding the

selection and siting of air conditioning outdoor units.

o Monitoring of noise levels at the site should also separately be conducted in order to establish the exposure of futuredwellings to noise from Cheltenham Rd traffic. This will form the basis for the development of appropriate designfeatures, ventilation provision and construction detailing to achieve indoor resultant noise levels as recommended inAS/NZS 2107.



MPS Architects.

§ Please refer to the submission

prepared by Watson Moss

Growcott Acoustics Pty Ltd for

further details.

§ Full acoustic Report not

applicable at this stage.


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o The results of this noise monitoring and implications for the design of the development should be included in a

detailed acoustic report for the project prepared on the detailed design of dwellings and number of dwellings

proposed.

o Any potential acoustic protection measures will be subject to a detailed acoustic report at the time of the permit

application

§ The Development Plan Addendum plans prepared by MPS Architects have nominated the ability to provide noise

attenuation measures along all property boundaries as necessary. Any potential noise attenuation measures require for

the proposed development will be determined as part of further detailed analysis by a qualified Acoustic Engineer and

included in any future planning permit application and detailed acoustic report.

development plan addendum cheltenham road, … · dpo8: springvale road / cheltenham road...

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