meeting agenda template - western australian planning ... daps/metro central... · dwellings and 1...

MULTI-RESIDENTIAL DEVELOPMENT REVSCALESCALE DWG. NAMEDATE ISSUEDCOPYRIGHT

OF HILLAM ARCHITECTS

RETAINED, COPIED OR USED WITHOUT THE AUTHORITY

PROPERTY OF HILLAM ARCHITECTS. IT MUST NOT BE

AND REMAINS THE © THIS DRAWING IS COPYRIGHT

FOWLER GROUP PTY LTD

646-660 ALBANY HIGHWAY VICTORIA PARK

12.06.17 -N.T.S LEVEL 3 AMENITIES DECKNORTH-EAST VIEW FROM PROPOSED

MULTI-RESIDENTIAL DEVELOPMENT REVSCALESCALE DWG. NAMEDATE ISSUEDCOPYRIGHT

OF HILLAM ARCHITECTS

RETAINED, COPIED OR USED WITHOUT THE AUTHORITY

PROPERTY OF HILLAM ARCHITECTS. IT MUST NOT BE

AND REMAINS THE © THIS DRAWING IS COPYRIGHT

FOWLER GROUP PTY LTD

646-660 ALBANY HIGHWAY VICTORIA PARK

12.06.17 -N.T.S LEVEL 5 AMENITIES DECKEAST VIEW FROM PROPOSED

LANDSCAPE ARCHITECTURE CONCEPT

LOT 650 ALBANY HIGHWAY

SK01-BLOT 650 ALBANY HIGHWAY AUTHOR: JD Q.A: MH PROJECT #: 09196-ALB

NTS

n

LANDSCAPE CONCEPT

central courtyard plan

LEVEL 01

1200mm high tree planter

Pool deck area

Pool isolation fence

Raised turf area

Citrus screening planting and ground covers

Informal seating area

Planting trellis / planter

Courtyard entrance

Elevated bbq / seating area

Reflection pool

Informal seating area

Access ramp

Low level planting & feature tree

LEGEND

1

2

3

45

6

7

8

9

10

11

12

13

1

2

3

4

5

6

7

8

9

10

11

12

13

plan / perspective

courtyard - break out space


NTS

n

LANDSCAPE CONCEPT

• Allow visual link through to pool area.• Open air structure to maximise afternoon sun whilst providing visual separation between

seating and transition spaces.• Feature 500lt gleditsia triacanthos set down 1400mm into slab/carpark below.• Light granular surface to contrast against dark planter/structure.• Low bench seating - possibility of incorporating building screen design• Green trellis screening / feature planter - possibility of incorporating building planter

materials.• Lighting opportunities - below bench, below planter, up light tree, trellis & screening.

DESIGN INTENTIONS

plan / perspective

courtyard - structure


NTS

n

LANDSCAPE CONCEPT

• Orientated north-east / south-west to view out to pool and to maximise the limited morning & afternoon light.

• Elevated 400mm to distinguish from surrounding spaces.• Access ramp hidden from entrance.• Screening to encourage north- east view.• BBQ/sink facilities located behind screening.• Option of open rafters to respond to building form or louvre system if

a covered roof is preferred.• Informal seating opportunity.

DESIGN INTENTIONS

plan / perspective

courtyard - reflection pool


NTS

n

LANDSCAPE CONCEPT

• Separate BBQ & seating areas whilst allow transparency through both spaces for gym/entrance views.

• Visually activate transitional spaces - direct foot traffic around BBQ / seating spaces.

DESIGN INTENTIONS

plan / perspective

courtyard - raised grass area


NTS

n

LANDSCAPE CONCEPT

• Raised to allow for soil depth for real grass.• Extension to bbq area.• Allow for informal seating.• Distinguish between transitional spaces and active spaces whilst

allowing for view though to pool form BBQ/seating area.• Lighting opportunity.

DESIGN INTENTIONS

plan / perspective

courtyard - pool area


NTS

n

LANDSCAPE CONCEPT

• Isolation: No direct access to apartments. Fence to be simple palisade to allow planting to grow between.

• Angled edge to pool to create knife edge finish to replicate pond/ raised grass area details.

• Raised planter rear to provide green backdrop to entire courtyard & shade to pool seating area.

• Pool to be flush with ground level to allow for easy access without stepping details effecting the simple rectangular form.

DESIGN INTENTIONS

Form 2 - Responsible Authority Report (Regulation 17)

Property Location: 646 - 660 Albany Highway and 1-3 Miller Street, Victoria Park

Application Details: Amendment to Development Approval – Additional Partial Seventh Storey with 4 Multiple Dwellings and 1 Additional Multiple Dwelling on the Fifth Storey, to approved Mixed Use Development Comprising Shops, Restaurants, Offices, Tavern, 101 Multiple Dwellings & One (1) Grouped Dwelling

JDAP Name: Metro Central Joint Development Assessment Panel

Applicant: Hillam Architects Owner: FowlJeff Holdings Pty Ltd and Fowler Group

Holdings Pty Ltd LG Reference: DA 5.2016.151.1 Responsible Authority: Town of Victoria Park Authorising Officer: Robert Cruickshank

Executive Manager Built Life Department of Planning File No: JDAP/16/01046 Report Date: 3 February 2017 Application Receipt Date: 14 December 2016 Application Process Days: 51 days Attachment(s): 1. Aerial Photo of the site; 2. Plans and elevations dated received 14 December 2016; 3. Town Planning Scheme No. 1 Precinct Plan P11 – ‘Albany Highway Precinct’; 4. Minutes of Design Review Committee Meeting dated 8 April 2016; 5. Plans approved by DAP on 21 September 2016. Officer Recommendation: That the Metro Central Joint Development Assessment Panel resolves to: 1. Accept that the DAP Application reference JDAP/16/01046 as detailed on

the DAP Form 2 dated 14 December 2016 is appropriate for consideration in accordance with regulation 17 of the Planning and Development (Development Assessment Panels) Regulations 2011;

2. Refuse the JDAP Application reference JDAP/16/01046 and accompanying

plans dated received 14 December 2016 in accordance with the provisions of Clause 38 of the Town of Victoria Park Planning Scheme No. 1 and Clause 30 of the Metropolitan Region Scheme, for the proposed Amendment to Development Approval – Additional Partial Seventh Storey with 4 Multiple Dwellings and 1 Additional Multiple Dwelling on the Fifth Storey, to the approved Mixed Use Development Comprising Shops, Restaurants, Offices,

Tavern, 101 Multiple Dwellings & One (1) Grouped Dwelling at 646 - 660 Albany Highway and 1-3 Miller Street, Victoria Park, for the following reasons: 1. The proposal is non-compliant with Town Planning Scheme No. 1 Clause

38(3) ‘Determination of Non-Complying Applications’ as it is: (i) inconsistent with:

• the orderly and proper planning of the locality; • the conservation of the amenities of the locality; • the likely future development of the locality; and

(ii) would have an undue adverse affect on: • the occupiers or users of the development; • the property in, or the inhabitants of, the locality; and • the likely future development of the locality.

2. The development does not satisfy the relevant matters to be considered

under Deemed Clause 67 of the Local Planning Schemes Regulations as follows: a) The aims and provisions of this Scheme and any other local

planning schemes operating within the Scheme area; b) The requirements of orderly and proper planning including any

proposed local planning scheme or amendment to this Scheme that has been advertised under the Planning and Development (Local Planning Schemes) Regulations 2015 or any other proposed planning instrument that the local government is seriously considering adopting or approving;

g) Any local planning policy for the Scheme area; m) The compatibility of the development with its setting including the

relationship of the development to development on adjoining land or on other land in the locality including, but not limited to, the likely effect of the height, bulk, scale, orientation and appearance of the development;

n) The amenity of the locality including the following – i. Environmental impacts of the development; ii. The character of the locality; iii. Social impacts of the development.

(x) The impact of the development on the community as a whole notwithstanding the impact of the development on particular individuals;

(zb) Any other planning consideration the local government considers appropriate.

Background: Property Address: 646 – 660 (Lots 1, 2, 24, 25, 26, 327 and

451) Albany Highway and 1-3 (Lots 66, 329 and 330) Miller Street, Victoria Park

Zoning MRS: Urban TPS: District Centre and Residential R40 Use Class: Shop - ‘P’ use;

Restaurant - ‘P’ use; Office - ‘P’ use;

Tavern - ‘AA’ use; Multiple Dwelling - ‘AA’ use; Grouped Dwelling ‘ AA’use

Strategy Policy: 1. Local Planning Policy 5 – Mixed Residential/Commercial Development;

2. Local Planning Policy 17 – Street Frontage Design Guidelines for District Centres and Commercial Area along Albany Highway;

3. Local Planning Policy 20 - Design Guidelines for Developments with Buildings above 3 Storeys;

4. Local Planning Policy 23 – Parking Policy; 5. Local Planning Policy 30 – Car Parking

Standards for Developments along Albany Highway;

6. Local Planning Policy 33 - Guide to Concessions on Planning Requirements for Mixed-Use, Multiple Dwelling and Non-Residential Developments;

Development Scheme: Town of Victoria Park Town Planning Scheme No. 1

Lot Size: 5,522m2 Existing Land Use: Motor vehicle showroom, vacant Blocks, shops,

open air car yard, right-of-way. Value of Development: $37.0 million An approval was granted by the JDAP on 21 September 2016 for as Mixed Use Development Comprising Shops, Restaurants, Offices, Tavern, 101 Multiple Dwellings & One (1) Grouped Dwelling, subject to several conditions. Previous to this approval by the JDAP, meetings were held with the Town’s Design Review Committee on 17 February 2016, 4 March 2016, 16 March 2016 and 8 April 2016 to discuss the preliminary plans. The primary focus of these meetings was discussing the proposed building massing and street elevations so as ensure that the ground floor picked up on the characteristics of development along Albany Highway, and using differing design treatments to break up the building so as to not read as one large building. Other matters discussed during these meetings included : the non-compliant building height as was proposed to be of 7 storeys in height; the non-compliant plot ratio with the density being equivalent to a density of R285; the need for a transition in height from the neighbouring properties; the need for an urban design analysis; the building being treated to read as a collection of buildings rather than one monolithic building; the need to maintain a pedestrian scale; concerns of the U-shape form creating long corridors, a lack of natural lighting and ventilation for internal spaces, and being akin to hotel form rather than a residential form; the building height being reduced to not exceed a height of 6 storeys; the building height stepping up to a crescendo at the corner; concerns in relation to the oversupply of residential car bays, particularly in an urban context; and the interface of the internal units with the internal courtyard. A formal development application was submitted to the Town on 18 May 2016, proposing a maximum 6 storey high building, comprising Shops, Restaurants, Offices, a Tavern, 107 Multiple Dwellings and one (1) Grouped Dwelling.

The proposal was the subject of Community Consultation for 14 days as per Council Policy GEN3 ‘Community Consultation’, from 20 July 2016 to 4 August 2016. During the consultation period, 46 submissions were received, 38 objecting to the proposal and 8 supporting the proposal. During the course of processing the application, a series of further amended plans were received addressing matters either raised by Council Officers, the Design Review Committee or the public through the community consultation process, such as: some additional setbacks to the buildings facing Albany Highway, the deletion of 6 Multiple Dwellings (reduction to 101 Multiple Dwellings) and an increased setback and reduced height for the building where it adjoins residential properties at Nos. 15 and 21 Merton Street. On 14 December 2016 an application was submitted to amend the development approval granted by the JDAP on 21 September 2016, which is the subject of this Responsible Authority Report. Details The application proposes an Amendment to Development Approval, comprising an additional partial seventh storey with 4 Multiple Dwellings of three (3) bedrooms each, plus 1 additional Multiple Dwelling of two (2) bedrooms on the fifth storey and modification of the affected elevations, increasing the building height to a maximum of 24.0 metres, at No. 646 - 660 Albany Highway and No. 1-3 Miller Street. The additional partial seventh storey with 4 multiple dwellings is proposed above the corner of the building fronting Albany Highway and Miller Street, being 1 multiple dwelling facing Albany Highway, 2 multiple dwellings facing Miller Street and 1 multiple dwelling facing the internal courtyard. On the fifth storey, 1 additional multiple dwelling is proposed facing Albany Highway and 1 two (2) bedrooms multiple dwelling is replacing an approved single bedroom multiple dwelling facing Miller Street. From the second storey to the seventh storey the building proposes 106 dwellings. 23 dwellings are one (1) bedroom dwellings, 67 are two (2) bedroom dwellings and 16 are three (3) bedroom dwellings. The estimated value of the development is $37 million. Legislation & policy: Legislation • Planning and Development Act 2005, S162; • Town Planning Scheme No. 1 (TPS 1) Clause 38 • TPS 1 Precinct Plan P11 ‘Albany Highway’; • Metropolitan Region Scheme Text Clause 30; and • Planning and Development (Local Planning Schemes) Regulations 2015 –

Deemed Clauses 67 and 72. State Government Policies • Policy 3.1 - Residential Design Codes (R-Codes); • Policy 4.2 – Activity Centres for Perth and Peel; and

• Policy 5.4 - Road and Rail Transport and Freight Considerations in Land Use Planning.

Local Policies • Local Planning Policy 5 – Mixed Residential/Commercial Development; • Local Planning Policy 17 – Street Frontage Design Guidelines for District

Centres and Commercial Areas Along Albany Highway; • Local Planning Policy 20 - Design Guidelines for Development with Buildings

Above 3 Storeys; • Local Planning Policy 23 - Parking and Access Policy; • Local Planning Policy 25 – Streetscape; • Local Planning Policy 30 – Car Parking Standards for Developments Along

Albany Highway; and • Local Planning Policy 33 – Guide to Concessions on Planning Requirements

for Mixed-Use, Multiple Dwelling and Non-Residential Developments; and Consultation: Public Consultation No ‘Community Consultation’ was undertaken for the subject application. However, the application approved by the JDAP was the subject of community consultation in accordance with Council Policy GEN3 for a period of 14 days, with letters being sent to owners and occupiers of surrounding properties. During the consultation period, 46 submissions were received, 38 objecting to the proposal and 8 supporting the proposal. Among the 46 objections received, 34 objections made reference to the height of the building, 18 objectiosn made reference to the excessive plot ratio and five objections made reference to the street setback to Albany Highway. Planning assessment: Compliance with Development Requirements • TPS 1 Scheme Text and Precinct Plan P11; • Residential Design Codes (R codes); • Local Planning Policy 20 - Design Guidelines for Development with Buildings

Above 3 Storeys; • Local Planning Policy 23 - Parking and Access Policy; • Local Planning Policy 30 – Car Parking Standards for Developments Along

Albany Highway; and Local Planning Policy 33 – Guide to Concessions on Planning Requirements for Mixed-Use, Multiple Dwelling and Non-Residential Developments

The following is a summary of compliance with key development requirements:

Item Relevant Provision Requirement Proposed Compliance

Plot Ratio Precinct Plan P11

Maximum of 1.0 (equivalent to 5,522m2)

Approved 1.875 (equivalent to 10,355m2) has been increased to 2.044 (equivalent to 11,288m²)

Non-Compliant (Refer to Comments below)

Building Height

Precinct Plan P11

Maximum 3 storeys (11.5 metres maximum)

Approved 6 storeys (20.1 metres) has been increased to 7 storeys (24.0 metres)

Non-Compliant (Refer to Comments below)

Primary Street Setback Albany Highway and Miller Street

Precinct Plan P11

Further reduction of street setbacks - Refer to additional Setback Table below

Non-compliant (refer to Comments below)

Parking

Local Planning Policy 30 – Car Parking Standards for Developments Along Albany Highway Local Planning Policy 23 - ‘Parking Policy.’

Residential: Minimum of 106 bays 1 Bay/Dwelling and none for visitors Required 106 bays Commercial: Minimum of 89 bays TOTAL Minimum of 195 BAYS

172 bays 73 bays (including 4 bays in tandem configuration) and reciprocal commercial parking TOTAL 245 bays

Compliant

Bicycle Residents – Minimum of 35 spaces Visitors – Minimum of 11 spaces Total – Minimum of 46 spaces

Total - 22 spaces Shortfall increased from 23 spaces to 24 spaces

Non-compliant (refer to Comments below)

ADDITIONAL SETBACK TABLE

Albany Highway Setback

Storey Required setback Proposed setback Compliance Block 1 Block 2 Block 3

GF Nil Nil Nil 2.6 metres Compliant 2nd Storey Nil Nil Nil 2.6 metres Compliant 3rd Storey 3.1 metres Nil Nil 2.6 metres Non-

Compliant 4th Storey

No setback requirement. Refer to Building Height above.

10.8 metres

Nil 2.6 metres Non-Compliant

5th Storey 10.8 metres

From approved 2.6 metres, reduced to Nil

2.6 metres Non-Compliant

6th Storey 10.8 metres

13.0 metres 2.6 metres Non-Compliant

7th Storey N/A N/A 2.6 metres Non-compliant

Miller Street Setback

Block 3 Block 4 Grouped Dwelling

GF Nil Nil Nil 6.5 metres average with 1.85 metres minimum;

Compliant

2nd Storey Nil Nil 3.4 metres 6.5 metres average with 1.85 metres minimum

Compliant

3rd Storey 3.1 metres Nil 3.4 metres N/A Compliant 4th Storey No setback

requirement. Refer to Building Height above.

Nil 3.4 metres N/A Non-Compliant

5th Storey Nil From approved 5.0 metres reduced to 3.4 metres

N/A Non- compliant

6th Storey Nil From approved 9.0 metres

N/A Non-Compliant

reduced to 5.0 metres

7th Storey Nil 9.0 metres N/A Non-Compliant

Officer Comments A Development Application for the above site was received by the Council on 14 December 2016, for an Amendment to Development Approval granted by the JDAP on 21 September 2016, comprising an additional partial seventh storey and an additional dwelling on the fifth floor, therefore modifying the approved building in relation to: building height, plot ratio, the street setback to both Albany Highway and Miller Street, the number of dwellings and the elevations facing both Albany Highway and Miller Street. The site comprises a land area of 5522m2 and is located at the intersection of Albany Highway and Miller Street, the latter being a regional road. The site has a residential interface to the rear, and commercial neighbours along Albany Highway and on the opposite side of the street. Strategic Planning Direction The Town is operating under Town Planning Scheme No.1 (TPS1), gazetted in September 1998. The plot ratio and building height limits for the site are prescribed under the TPS 1 Precinct Plan P11 `Albany Highway’. In response to previous State government planning strategies such as Network City and Directions 2031, the Town has previously established a strategic planning position of accommodating additional density in areas such as the Burswood Peninsula, the Causeway Precinct, along Albany Highway, and Curtin University/ Bentley Technology Park, so as to minimise the density pressures upon the Town’s residential character areas. In more recent times, the State Government has released the strategic planning document Perth and Peel @ 3.5 million, which anticipates a population within the region of 3.5 million by 2050. In this respect, the document outlines infill housing targets for each local government authority, with the Town required to plan for an additional 19,400 dwellings by this time. Previous discussions with Officers of the Department of Planning included the Department’s Officers suggesting a blanket six (6) storey height limit along the length of Albany Highway as the appropriate form in order for the Town to accommodate additional density along Albany Highway. It is worth noting that the subject site is actually depicted in artist’s impressions contained in the Draft Central Sub-Regional Planning Framework that forms part of the Perth and Peel @ 3.5 documents, as follows:

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