re: planning permit application 62-94 jacksons road, mulgrave...- 05.1 site – shadow diagram 9am -...

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8238P

24 March 2017

The Manager of Development Approvals

Monash City Council

P.O. Box 1

GLEN WAVERLEY VIC 3199

Dear Sir / Madam;

Re: Planning Permit Application 62-94 Jacksons Road, Mulgrave

1.0 Application

We act on behalf of Villa Maria Catholic Homes in lodging permit application for a staged

development of the above property to establish a proposed Age in Place Village Community

comprising:

- Retirement Village with associated community facilities;

- Medical Centre; and

- Residential Aged Care Facility.

The development proposal is envisaged to take 6 to 8 years to be fully realised and hence a staged

planning permit with extended completion date is sought. 4 stages of development with progressive

occupation are anticipated by the planning application.

More particularly, the planning application includes:

- Establish land use and construct a Retirement Village with associated community facilities

- Construct a Residential Aged Care Facility

- Establish land use and construct a Medical Centre

- Seeking dispensation to provision of standard car parking supply to Medical Centre; and

- Removal of native vegetation.

2.0 Application Material

Please find attached the following items:

- Completed application for permit form

- Cheque for $29,623.00 being the prescribed application fee comprising:

- Class 15 develop land buildings and works more than $50 Million $54,282.00 (÷ 2 up until 12 October 2017) $27,141.00;

- Class 1 land use Retirement Village $1241.00 (÷ 2 as secondary application fee) $620.50; - Class 1 land use Medical Centre $1241.00 (÷ 2 as secondary application fee) $620.50; - Class 1 Car Parking dispensation $1241.00 (÷ 2 as secondary application fee) $620.50 - Class 1 Vegetation Removal $1241.00 (÷ 2 as secondary application fee) $620.50;

- Metropolitan Planning Levy Certificate Ref: MPLCERT4877

Monash City Council Our Ref: 8238 62-94 Jacksons Road, Mulgrave Page: 2

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- 3 sets of full scale and 1 set of A3 scale development plans that include:

- 00.1 Coversheet

- 01.1 Site – Survey Existing Conditions

- 02.1 Neighbourhood Context

- 02.2 Site - Analysis

- 02.3 Streetscape Analysis

- 02.4 Surrounding Streetscape Analysis

- 02.5 Surrounding Streetscape Analysis

- 03.1 Urban Design Concept

- 03.2 Internal Urban Design Concept

- 03.3 Site – Design Response

- 03.4 Streetscape Design Response

- 03.5 Perspectives

- 03.6 Perspectives

- 03.7 Site – Elevations

- 03.8 Site – Internal Elevations

- 03.9 Site – Sections

- 03.10 Site – Sections

- 04.1 Site – Floor Plan – Basement

- 04.2 Site – Floor Plan – Ground

- 04.3 Staging Plan

- 05.1 Site – Shadow Diagram 9am

- 05.2 Site – Shadow Diagram 12pm

- 05.3 Site – Shadow Diagram 3pm

- 06.1 Boundary Conditions 1-6

- 06.2 Boundary Conditions 7-8

- 07.1 Stage 1 – West Basement Plan

- 07.2 Stage 1 – Ground Floor Plan

- 07.3 Stage 1 – First Floor Plan

- 07.4 Stage 1 – Second Floor Plan

- 07.5 Stage 1 – Third Floor Plan

- 07.6 Stage 1 – Roof Plan

- 08.1 Stage 2 – Basement & GF Plans 01

- 08.2 Stage 2 – Ground Floor Plan 02

- 08.3 Stage 2 – First Floor Plan 01

- 08.4 Stage 2 – First Floor Plan 02

- 08.5 Stage 2 – Second Floor Plan 01

- 08.6 Stage 2 – Second Floor Plan 02

- 08.7 Stage 2 – Roof Plan 01

- 08.8 Stage 3 – Roof Plan 02

- 09.1 Stage 3 – East Basement Plan




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- 11.1 Village Perspective Studies



- Attachment 1 – Copy of Title;

- Attachment 2 – Arboreal Assessment prepared by Rob Galbraith;

- Attachment 3 – Biodiversity Assessment prepared by Ecology & Heritage Partners (to be

forwarded under separate cover);

- Attachment 4 - Traffic Engineering Assessment prepared by Cardno;

- Attachment 5 – ESD Report prepared by Lid Consulting;

- Attachment 6 – Stormwater Management Principles prepared by MA Civil Design;

- Attachment 7 – Waste Management Plan prepared by Lid Consulting;

- Attachment 8 – Landscape Concept Plans prepared by John Patrick & Associates;

3.0 Submission

The balance of this correspondence forms a town planning submission that has been prepared to provide details of the development proposal to assist in Councils consideration of the application and considerations of neighbours in the course of public notification. This submission provides: - A summary of key planning triggers to the application development proposal; - A summary of the site location and details; - An urban context statement prepared to accord with the requirements of Clause 15.01-2 Urban

Design Principles; - Details of the development proposal; - A planning assessment of the proposal to relevant considerations of urban design, built form,

and car parking / traffic. This submission should be read in conjunction with the following: - The Application Plans prepared by Demaine Partnership Architects; - The Arboreal Assessment prepared by Rob Galbraith; - The Biodiversity Assessment prepared by Ecology & Heritage Partners; - The Traffic Engineering Assessment prepared by Cardno; - The ESD Report prepared by Lid Consulting; - The Stormwater Management Principles prepared by M A Civil Design; - The Waste Management Plan prepared by Lid Consulting; and - The Landscape Concept Plans prepared by John Patrick & Associates.

4.0 Requirements for Permit

Essential planning controls relevant to this application include:


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- Clause 32.08 General Residential Zone – Schedule 2 Monash Residential Areas;

- Clause 52.06 Car Parking

- Clause 52.17 Native Vegetation

Planning permission is required pursuant to:

- Clause 32.08-1 to establish the use (Accommodation) Retirement Village;

- Clause 32.08-4 to construct a (Residential Aged Care Facility) Residential Building; and

- Clause 32.08-6 to construct a building or construct or carry out works for a use (Retirement

Village) in Section 2.

- Clause 52.06-3 to reduce the standard number of car spaces required to the Medical Centre

- Clause 52.17-2 to remove native vegetation (on a site greater than 0.4 hectares).

5.0 Site Location

62 – 94 Jacksons Road provides an overall site of 4.661 Ha (46,610m2) located on the east side of

Jacksons Road approximately 600m to the south of Wellington Road in Mulgrave (the south eastern

most suburb of the City of Monash).

The property is located approximately:

- 820m to the north of Police Road and Waverley Gardens Shopping Centre (Neighbourhood

Activity Centre)

- 600m to the north of the Monash Freeway

- 780m to the west south west of Dandenong Creek

Bus Routes with stops on both sides of Jacksons Road opposite the site frontage serve the following

routes:

- 681-2 Lysterfield – Knox City, Scoresby, Rowville, Mulgrave, Waverley Gardens

- 691 Boronia - Waverley Gardens via Ferntree Gully, Stud Park

- 850 Dandenong - Glen Waverley via Mulgrave, Brandon Park

- 862 Dandenong – Chadstone via North Dandenong, Oakleigh

Subject site


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5.1 Site Details

The application site represents a frontage of 229.54m to Jacksons Road.

The topography of the site is locally elevated at the south forming a north eastern slope above the

Dandenong Creek Escarpment.

The site has a fall of approximately 11.3m from its highest point on the south boundary to its lowest

point at the north eastern corner (representing a slope of 1 in 21.9m or 4.57%).

The site is the former St Mary’s Catholic Training College.

A 220Kv Electricity Transmission Line and associated easements extend across the southern most

portions of the land.

5.2 Title Details

The property is referred to in Title as Vol 11346 Folio 565 and represents Lot 1 on PS 642278V.

A total of 6 easements are registered on title including:

- R1 an encumbering road easement associated with the existing primary access point from

Jacksons Road.


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- E1 a 36.58m wide Electricity Transmission line easement that applies to the southernmost

portion of the land.

- E2 a 9m2 drainage and sewerage easement at the north eastern corner of the land.

- E3 and E4 are 1.5m wide Electricity Transmission easements associated with E1.

- E5 a 2.5m wide pedestrian footway easement extending along the northern portion of the

Jacksons Road frontage (west boundary).

A copy of title is included at Attachment 1.

5.3 Existing Conditions

The property previously formed the St Mary’s seminary however the former seminary building, a

former residence (to the north) and a former workshop building (to the south) have recently been

demolished.

The property is accessed via a controlled intersection from Jacksons Road opposite Gate Seven

Drive.

Remaining improvements include:

- Boundary fencing.

- Metal palisade fencing to Jacksons Road.

- Internal vehicle access ways and parking areas.

- A tennis court / soccer ground is established in the southern portions of the land within the

220KV Transmission easement.

- The majority of the seminary infrastructure was located in the southern section of the site with

the northern sections of the site cleared and vacant with grassed slope down to the north and

north east.

- The vegetation on site is located along the boundaries of the land, around the seminary

buildings and more consolidated in the western portions of the land on either side of the site

accessway.

5.4 Landscape / Vegetation

The arboreal assessment of the site (prepared by Galbraith and Associated February 2016 (see

Attachment 2) identifies:

- There are approximately 245 trees on site

- Indigenous species include:

- 1 self-sown remnant Mealy Stringybark (Tree 6) located outside the site on Jacksons Road

frontage.

- 1 self-sown remnant River Red Gum (Tree 210) located inside the northern boundary of the

site.

- 2 self-sown remnant Mealy Stringybark (Trees 212 and 218) located inside the northern

boundary of the site.

- 1 self-sown Mealy Stringybark (Tree 190) located within a remnant patch of native grass

within the central northern portion of the site.


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- 1 planted Messmate (Tree 173) located at the eastern boundary in the north eastern most

corner of the site.

- 5 planted River Gums (Trees 132 – 136) located on the eastern most side of the existing

eastern access way.

- 2 planted Yellow Box (Trees 79 and 137) respectively located:

- To the south of the primary site access way; and

- To the south of trees 132 – 136

- 1 planted Swamp Gum (Tree 184) within the eastern portion of the site to the north of the

existing north eastern access way.

- Victorian Species include:

- Approximately 75 Spotted Gums (Trees 39, 44-54, 67 – 70, 72 – 79, 90 – 90, 120, 129 – 131,

140 – 146, 186 – 188, 209, 227 – 231, 234, 235, 237 – 240, 242, 250) located in the western

area of the site and along the existing eastern access way.

- 6 Ironbarks (Trees 177, 213, 217, 224, 225, 227) of poor condition.

- 5 Southern Mahogany (Trees 114, 116, 192 – 194) of poor condition.

- 2 Grey Box (Trees 180 & 181) of poor condition.

- 3 Tasmanian Blue Gums (Trees 112, 126, 127) of poor condition.

- 22 Bracelet Honey Myrtle (Trees 43, 56, 60 – 63, 113 – 115, 117, 118, 125, 139, 168 – 170,

172, 214 – 216, 223, 226) of poor condition.

- 6 Yellow Gums (Trees 93, 94, 166, 205, 225 and 233) in poor condition

- 3 Bog Gums (Trees 174 – 176)

- 1 Green Mallee (Tree 195)

- Species from other Australian States include:

- 47 trees including various Gums, Bottle Brushes, Banksias, Melalucas etc

- 48 exotic trees of various species with Dutch Elm (Tree 28), Liquid Amber (Tree 41) noted for

retention.

The Biodiversity Assessment prepared by Ecology and Heritage Partners (see Attachment 3)

identifies:

- Remnant understorey vegetation occurs on site within a number of remnant patches

dominated by the native grasses including:

- Weeping Grass Microlaena stipoides var. stipoides; and

- Wallaby Grass Rytidosperma spp.

- 3 scattered native trees occur near the northern boundary including:

- Two Silver-leaf Stringybark Eucalyptus cephalocarpa s.l.

- One River Red-Gum Eucalyptus camaldulensis.

- 2 trees and remnant patches specifically trigger the requirements for Native Vegetation Clause

52.17:

- Self-sown mealy Stringybark tree (Tree 190 located within a patch); and

- Self-sown River Red Gum (Tree 210 scattered tree)

6.0 Urban Context Statement

6.1 Neighbourhood Characteristics


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The application site is located with interfaces to the south, east, north east and west with

established residential areas and an interface to the north with Stirling Theological College.

The residential areas to the south, east and north east support detached typically single and double

storey family homes, the majority of which provide secluded private open spaces to the interface

with the application site. To the east and north east, dwellings are more close set and typically 2

storeys.

The residential area to the west across Jacksons Road from the final and outer stages of the Mirvac

medium density housing redevelopment of the former Waverley Park also support attached and

detached double storey dwellings on typically smaller allotment sizes.

The Stirling Theological College provides a campus style development comprising the main single

storey college building together with a series of attached predominantly single storey

accommodation cottages located to the north of the college building.

Street features of the surrounding area include:

- Jacksons Road is a Road Zone Category 1 providing a variable carriageway width of as many as 2

lanes in either direction and centre turning lanes at primary intersections, between the primary

intersections it narrows to single lane in either direction with line marked median.

To the north a (south bound) service road from Wellington Road extends along the east side of

Jacksons Road separated from the primary road by a raised grassed median than includes

mature native street trees. The service road to the north terminates at the northern boundary

of the application site, where the 2.5m wide foot way easement provides the public street foot

path along the frontage of the application site to Jacksons Road.

To the south of the application site a service road extends to Gladeswood Drive.

Between Gladeswood Drive and the Monash Freeway, a north and south bound service would

provide access to the east side of Jacksons Road residential population.

- Carboni Court to the south is a residential cul de sac of substantial road reserve width providing

expansive nature strips and footpaths and by today’s standards a relatively wide carriage way.

- Roads to the east including Dougherty Court, Renee Close, Page Court and Iris Close provide

more intimate road reserve widths with nature strips, footpaths and conventional road

carriageway widths.

- Morawa Drive to the north provides a Mews style street environment with minimum road

reserve, no footpaths, no fences and gardens to properties appearing to extend to the red brick

barb wire.


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Near Map Context

6.2 Future Character Statement

The City of Monash Housing Strategy 2014 at Section 6 provides the Residential Development

Framework that includes the application site and land on the east side of Jacksons Road within

Category 6 Dandenong Creek Escarpment that is provided with the following Future Character

Statement.

Description

Residential land on the western slopes of the Dandenong Creek valley. Locations: Parts of Vermont South, Glen Waverley, Wheelers Hill and Mulgrave. Objective: Provision of opportunities for modest housing growth and diversification with emphasis on preserving and enhancing Monash’s Garden City Character. Design emphasis is to be placed on the protection of neighbourhood character, landscape and native vegetation across the western slopes of the Dandenong Creek Valley. Future Character: In broad terms the Creek Environs will continue to provide lower scale residential development, with new development comprising a mix of single dwellings and medium density units and townhouses. Modest dwellings, with simple pitched rooflines and articulated facades, will continue the prevailing development themes.


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Development will be well landscaped retaining the ‘open landscape character’ of the nearby creek environment and will taper down in scale closer to the boundaries of the creek, respecting and reinforcing the natural topography. It will visually connect to the adjacent creek environment. The character of the area will be notable for its spacious garden settings, tall canopy trees, consistency in front setbacks and the maintenance of larger setbacks from the boundaries of the creek which will provide areas for planting and sustaining taller trees. Expanses of blank or continuous walls and visually dominant building forms, will be discouraged, particularly when adjacent to the open space areas of the creek. Improved building design and quality will be encouraged, to maximise the comfort for future residents (and neighbours) as well as minimising running and maintenance costs. Residential Outcomes: Conventional lower density detached housing and unit development with larger setbacks to boundaries adjacent to the existing creeks. On larger sites, in suitable locations, increased density may be appropriate, subject to careful design and the

provision of substantial landscaped setbacks to the adjacent creek boundary.

6.3 Adjoining Properties

Adjoining properties to the south, east, north east and north of the site include:

96 Jacksons Road and 2-9 Carboni Court to the south.

The Carboni Court properties all provide secluded private open spaces and minor sheds / out

buildings to the common boundary.

All Carboni Court properties provide detached single storey family homes save for No. 2 which

is double storey.

The Carboni Court dwellings are setback between 6 and 19 metres from the application site

with predominate setback of 10 metres.

No. 96 Jacksons Road is a 2 storey dwelling offset from its north boundary (common with the

application site) by 3.0 metres. Its secluded private open space is located to the east (at its rear

(with a shed / outbuilding constructed to the north on-boundary.

Fencing at the southern interface of the site with these properties is typically cyclone wire 1.8-

2.0 metres high.

17 – 20 Dougherty Court, 7 – 10 Renee Close and 9 Iris Close to the east.

The dwellings to the east are all two storeys (although 7 Renee Close remains undeveloped),

offset between 3.0 and 9.3 metres from the east boundary of the application site and have

habitable room windows oriented to the site.

The rear offsets to the dwellings to the east all comprise secluded private open space in which

swimming pools are located at 19 Dougherty Court, 8 and 9 Renee Close and 9 Iris Close.

Fencing at the eastern interface of the site varies significantly including:

- the (southern) reserve 1.65m timber palings

- 17 Dougherty Court 2.0m timber palings

- 18 Dougherty Court 2.25m colour treated metal

- 19 Dougherty Court 2.1m timber palings

- 7 Renee Close 1.6m timber palings

- 8 Renee Close 1.95m timber palings

- 9 Renee Close part 2.10m metal palisade, part 1.55m timber palings

- 10 Renee Close 1.85m colour treated metal

- 9 Iris Close 1.9m timber palings


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20, 21, 22 and 23 Morawa Drive to the north east.

All are 2 storey dwellings offset between 3 and 6 metres from the eastern most portions of the

northern boundary of the application site and have habitable room windows oriented to the

site.

Secluded private open spaces are located within the rear offsets although No’s 20 and 21

provide extensive roofed areas to these spaces.

Fencing at the northern interface of the site with 20, 21, 22 and 23 Morawa is typically timber

paling 1.8-2.1m high.

Stirling Theological College to the north

To the north, the closest building on the adjoining Stirling Theological College site is a gardeners

shed, within the south eastern corner. The college building is setback between 9.3 and 20.3m

from the north boundary of the application site. Fencing to the northern interface is 2.1m high

cyclone mesh.

6.4 Planning Controls

6.4.1 Zoning

The application site and adjoining properties on the east side of Jacksons Road are included within

the General Residential Zone Schedule 2 (GRZ2) Monash Residential Area.

Jacksons Road is included within a Road Zone Category 1.

Zoning Map

Subject Site


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6.4.2 Overlay Controls

Although the Vegetation Protection Overlay Schedule 1 does not apply to the application site (and

adjoining large properties) the site area (being greater than 0.4ha) is such that Native Vegetation

Protection controls via Clause 52.17 apply to the land.

VPO1 Overlay Map

6.5 Planning Policy Context

Clause 21.03 Vision for Monash Clause 21.03-4 Strategic Framework Plan provides major strategic directions including: - The Activity Centre locations within the Municipality where high and medium rise development

is to be actively promoted so as to maintain lesser scaled developments in established residential areas, these include: - High rise residential developments ranging between 4 and 8 storeys, (Oakleigh Major

Activity Centre) and 4 and 10 storeys (Glen Waverley Major Activity Centre). - Medium rise residential developments (with unspecified storeys but presumed to be no

more than 3 and 4 storeys (Brandon Park, Clayton and Mount Waverley Major Activity Centres).

- Minimising impact of stormwater flows; - Maintaining and enhancing the established Garden City Character of the Municipality

Clause 21.03-5 amplifies Council’s expectations to its Garden City Character in particular: - Planning decisions should seek outcomes which continue to contribute to, consolidate and

enhance this character and image. - The Garden City vision aims to maintain and enhance the established canopy treed environment

throughout the municipality, continuing its significance in defining the character of Monash. - The Garden City Character is also identified in Monash’s planning policy framework as a

Subject Site


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- key consideration in the assessment of land development, especially when considering aspects such as: - Setbacks of buildings and car parks from roads, public spaces and other buildings; - Mass and scale of building envelopes; - Well designed building facades; - Quality of building materials; - Location of car parking and access ways; - Canopy tree and other vegetation used in landscaping; - Location of services; - Street planting; - Front fencing; and - Promotional material and signage.

Clause 21.04 Residential Development Clause 21.04-1 Overview further amplifies the Garden City Vision and Character of the Municipality. Clause 21.04-1 Overview also identifies - In addition, Monash’s population is noticeably ageing and there is a clear preference for older

people to remain in familiar environments within the municipality. This changing demographic requires strategies to ensure there is appropriate accommodation, such as small, single storey units and purpose built housing available now and into the future.

Clause 21.04-1 Neighbourhood Character identifies 62 -94 Jacksons Road and the adjoining Stirling Theological College to the north as being excluded from the Residential character Type E area which is identified as character derived from post 1965 development, sloping topography to Dandenong Creek and a curvilinear subdivision pattern, although it also requires: - New development should be carefully designed and sited to complement the current character

and satisfy the intent of the desired future character statements for each residential character type as identified. Garden City Character within all residential areas should be maintained and enhanced.

- Where new development does occur it should respond to and enhance the quality and style of surrounding development.

Clause 21.04-1 New Residential Development identifies: - Retention of neighbourhood character in residential areas will be enhanced by the identification

of preferred areas for medium to high rise residential development within the municipality. These areas are generally within the Principal and Major Activity Centres.

- In other areas new residential development will generally be low rise. The exceptions will be where there is an approved Structure Plan, or other planning mechanism in place or where individual circumstances support an alternative height.

Clause 21.04-2 Key Issues identifies: - The population in Monash is noticeably ageing, resulting in a shift in the demographic nature of

the community. The needs of an older population are likely to differ from the existing urban conditions.

- Changes in lifestyle choices and family structures in Melbourne have resulted in a notable decrease in the number of persons per household and changes in housing preferences towards lower maintenance homes. This is evidenced in an increasing need for more diverse forms of housing within the municipality.

- The retention of neighbourhood character and enhancement of the Garden City


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- Character image is very important to the Monash community and redevelopment needs to be respectful of these character considerations.

Clause 21.04-3 Objectives and strategies are detailed to further inform development proposals and

assessments thereof which essentially provide more detail to (and largely repeat) the foregoing

policy themes for Residential Development.

Clause 21.08 Transport and Traffic This statement further informs strategic principles to Transport and Traffic with implications to provision of parking, bicycle facilities and shared pathways for pedestrians and cyclists. Clause 21.13 Sustainability and Environment This statement informs key sustainability principles with implications to improved stormwater management, water conservation, energy efficiency, etc Clause 22.01 Residential Development and Character Policy Clause 22.01-2 the policy basis further amplifies demand for dwelling diversity and for new development to be integrated into existing residential environments and designed to enhance the Garden City Character outcomes. Clause 22.01-2 elaborates the Objectives for Residential Development: - To positively contribute to neighbourhood character and the desired future character statement

for the applicable residential Character Type. - Provide a variety of housing types to accommodate future housing needs and preferences that

are energy efficient and sustainable. - To encourage building practices and housing preferences that are energy efficient and

sustainable. - In other areas new residential development will generally be low rise. The exceptions will be

where there is an approved Structure Plan or other planning mechanism in place or where individual circumstances support an alternate height.

Clause 22.01-3 Policy provides more detailed policy outcomes to inform development proposals as it relates to: - General Policy - Building setbacks - Vehicle crossings and location of garages, car ports and car spaces - Built form and scale of development - Fences - Private open space - Landscaping - Stormwater management

Clause 22.04 Stormwater Management Policy

This policy applies to all land essentially looks to mitigate and levy increased stormwater flows. Clause 22.05 Tree Conservation Policy This policy applies to all land and reinforces the achievement Garden City Character and promotes the retention of mature tree and the planting of new canopy trees with spreading crowns.


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Clause 22.13 Environmentally Sustainable Development Policy This policy is relevant to the scope of the development proposal and requires a Sustainable Management Plan to be prepared that provides relevant performance outcomes to: - Energy Efficiency - Water Resources - Indoor Environment Quality - Stormwater Management - Transport - Waste Management - Urban Ecology City of Monash Housing Strategy 2014 The Monash Housing Strategy 2014 is intended to replace the Housing Strategy of 2004 that is currently listed as a reference document to Clause 21.04-4. The Monash Housing Strategy has been prepared to inform the ongoing application of the new residential zones via Amendment C125. Key aspects of this document in terms of implications to the future development of 62-94 Jacksons Road include: - The Residential Development Framework Plan provided at Figure 6A which includes the

property within Category 6 – Dandenong Creek Escarpment. - The Future Character Statement that is outlined at Section 6.2. 6.6 Public Realm

The public realm comprises Jacksons Road, the underlying features of which are detailed at Section

6.1.

Key features of the public realm to Jacksons Road include the footpath alignment on either side,

nature strips, overhead electricity lines with street lights along the eastern alignment.

6.7 Safety

The pedestrian environment of Jacksons Road is reasonably secure through the relatively wide

nature strips, provision of signalised access to the application site from Jacksons Road and street

lighting. The pedestrian environment could be enhanced through the provision of lighting

incorporated to the development proposed.

6.8 Landmarks, View and Vistas

Local land marks of the area include:

- The nearby complete medium density residential infill development of Waverly Park

- Views and vistas enjoyed from the application site are out to the north and east over

established residential areas.

6.9 Pedestrian Spaces

Are detailed at 6.1 and 6.6

6.10 Heritage

There are no local heritage features that influence the application site.


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6.11 Light and Shade / Energy and Resource Efficiency

The orientation and north eastern aspect of the application site provides good opportunity for solar

access.

6.12 Architectural Qualities

The architectural quality of the surrounding area is essentially suburban detached post war and

more recent Mirvac infill domestic.

6.13 Landscape Qualities

The landscape character of the area is mixed with a greater proportion of dwellings demonstrating

low shrub and garden plantings. Some, not all properties contain established canopy trees. the

landscape settings of the application site, Stirling Theological College, mature Eucalyptus canopy

trees to Jacksons Road and Andleigh Drive (to the north) and generally more sparse and less mature

street trees within other roads of the neighbourhood add to the landscape quality of the area.

6.14 Consolidation of Sites

The substantial size of the application site effectively provides a consolidated site within its context

7.0 Design Responses

The following design responses have informed the overall form and detail of the proposal. Demolition 1. Demolish balance existing improvements, access ways and car parking areas.

Trees

2. Retain tree No’s 9A, 28, 41, 44, 54, 55, 66, 67, 68, 69, 70, 72, 73, 74, 76, 77, 78, 79, 80, 114, 120,

123, 173, 182, 183, 212, 218, 234 and remove other trees on site.

Access

3. Maintain existing principle site access and establish east west road axis to the active community

hub.

4. Provide central north south avenue as open corridor to retirement village apartments

Perimeter Setbacks

5. Provide frontage setbacks to development from Jacksons Road of minimum 9-10 metres to

ensure the building separations:

- Retain existing mature canopy trees and provide further opportunities for canopy tree

planting to respond to:

- Clause 55.02-1 Neighbourhood Character objectives, Std B1 to ensure the development

proposal is viewed within a canopy treed setting from Jacksons Road.

- Clause 55.03-1 Street Setback objective, Std B6 to surpass the variation proposed to

Std B6 (of 7.6 metres) to the future Schedule to NRZ4.

- Clause 55.03-8 Landscaping objectives, Std B13 in providing ample frontage areas

buffer areas in which to establish canopy tree planting.

6. Provide rear and side development setbacks of 9+m – 10m to the adjoining residential properties

to the east and adjoining residential properties and Stirling Theological College to the north to

ensure building separations exceed residential amenity expectations of ResCode in terms of:

- 55.03-8 Landscaping objectives, Std B13 in providing ample buffer areas in which to establish

canopy tree planting.


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- 55.04-1 Side and rear setbacks objectives, Std B17 in surpassing the minimum separational

profiles to adjoining properties and surpassing the variation to Std B17 proposed to the

future Schedule to NRZ4.

- 55.04-2 Walls on Boundaries objective, Std B18 in providing no on-boundary development

- 55.04-3 Daylight to existing windows objective, Std B19 in providing more than liberal

separations to any existing windows.

- 55.04-5 Overshadowing open space objective, Std B21 in ensuring / negating minimum

shadow impacts on adjoining properties.

- 55.04-6 Overlooking objective, Std B22 in mitigating at the outset any concerns to possible

overlooking.

- 55.04-8 Noise impacts objective, Std B20 in mitigating at the outset any concerns in relation

to mechanical plans.

7. Provide side development setbacks to adjoining residential properties to the south that do not

encroach the 220kv transmission easement and which ensure building separations more than

substantially exceed residential amenity expectation of ResCode in terms of:

- 55.03-8 Landscaping objectives, Std B13 in providing ample buffer areas in which to establish

landscaping to the southern most boundary and to the side setting of the southern most

buildings.

- 55.04-1 Side and rear setbacks objectives, Std B17 in surpassing the minimum separational

profiles to adjoining properties and surpassing the variation to Std B17 proposed to the

future Schedule to NRZ4.

- 55.04-2 Walls on Boundaries objective, Std B18 in providing no on-boundary development.

- 55.04-3 Daylight to existing windows objective, Std B19 in providing more than liberal

separations to any existing windows.

- 55.04-5 Overshadowing open space objective, Std B21 in ensuring minimum shadow impacts

on adjoining properties.

- 55.04-6 Overlooking objective, Std B22 in mitigating at the outset any concerns to possible

overlooking.

- 55.04-8 Noise impacts objective, Std B20 in mitigating at the outset any concerns in relation

to mechanical plans.

Essential Road Design

8. Provide a low speed traffic environment adopting relevant design parameters of Access Street –

Level 1:

- Carriageway dimensions (5.5m wide);

- Kerbing; and

- Footpath provision for disability and wheelchair.

9. Provide court bowls of 21m diameter to facilitate MFB vehicle access.

Land Use and Active Village

10. Provide an integrated age in place facility supporting continuity of care from independent

retirement village units to assisted living retirement units and aged care within a planned village

environment, with vernacular drawn from classic European village layout and built form.

11. Create integrated active village centre hub centred around east west axis in providing:

- Cluster of Community Facilities and services, Recreation Facilities, Medical Centre and Chapel

all of which provide vistas from the residential aged care facility and assisted living

apartments.


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- Activate ground floor level of Building 1 with Community Facilities (village administration,

restaurant, café, grocer deli, lounge and dining) and Recreation Facilities (indoor / outdoor

gymnasiums, multipurpose room, swimming pool, change rooms, ablutions) and etc.

- Activate western ground floor level of Building 10 with Community Services (Hair dressing /

Beauty Salon, Arts & Crafts Studio).

- Activate Chapel Building 14 setting with Village Square feature.

- Activate Medical Centre Building 13 at ground level with general purpose Medical Centre and

Therapy Rooms and Facilities.

12. Provide formalised internal pedestrian access ways and footpaths with perimeter exercise walk

way to create opportunities for street life and active recreation.

Built Form Parameters

13. Limit building site coverage to 35.6% and combined building and basement site coverage to 47.5

% ensure landscape opportunities and respond to Clause 55.03-3 Site coverage objective, Std B8

to surpass the variation proposed to Std B8 (of 50%) to the future Schedule to NRZ4.

14. Provide a minimum site permeable area of 30% to respond to Clause 55.03-4 Permeability

objectives, Std B9 to surpass the variation proposed to Std B9 (of 30%) to the future Schedule to

NRZ4.

15. Provide modulated building elements as a contemporary age in place village within a landscape

setting.

16. Provide building spacing’s and orientation to maximise solar access and opportunities for

landscaping between buildings.

17. Provide a total of 14 buildings with building heights and forms articulated and modulated away

from site boundaries higher built forms in the central areas of the site.

18. Generally provide internal building separations exceeding 9.0m to maximise outlook

opportunities and minimise the use for screening mechanism to respond to Clause 55.04-7

Internal views objective, Std B23.

19. Orient building envelopes to maximise daylight penetration and solar access to respond to

Clause 55.03-5 Energy efficiency objectives, Std B10.

20. Generally limit maximum external wall heights of Buildings 3, 4, 7 and 8 to less than 12 metres

above natural ground level to provide reduced building massing to the northern most built

forms.

21. Generally limit maximum external wall heights of Buildings 1, 2, 3 and 13 to less than 12 metres

above natural ground level to provide reduced building massing to the western most built forms

to Jacksons Road.

22. Generally limit maximum external wall heights of Buildings 8, 9, 11 and 12 to less than 11

metres above natural ground level to provide reduced building massing to the eastern most built

forms.

23. Generally limit maximum external wall heights of Buildings 12 and 13 to less than 11 metres

above natural ground level to provide reduced building massing to the southern most built

forms.

Stage 1 Details

24. Provide Stage 1 basement level articulated to serve buildings 1, 2, 3, 4 and 5 with:

- Individual stair and lift rises, waste collection stores and plant rooms

- Total of 181 car spaces configured as:

- 83 individual car spaces to serve visitor and retirement unit apartments

- 98 as (49) tandem arrangements to serve retirement unit apartments.

- 96 storage units.


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25. Provide additional basement level facilities to Building 1 including:

- Storage room

- Cinema

- Cellar

- Kitchen & Store

- Housekeeping and Store

- Waste collection Store

26. Provide Building 1 with Community Facilities and 48 Assisted Living Retirement Units as 3 storey

storey building with:

- Ground Level:

- Community Facilities (village administration, restaurant, café, grocer deli, lounge and

dining)

- Community Recreation Facilities (indoor / outdoor gymnasiums, multipurpose room,

swimming pool, change rooms, ablutions) and etc.

- Internal circulation connection with Building 2.

- External feature quadrangle space.

- First Floor Level:

- 24 x 1 bedroom Assisted Living Units each with balcony open space ranging between

8.9m2 and 12.2m2.

- Second Floor Level:

- 24 x 1 bedroom Assisted Living Units each with balcony open space ranging between

8.9m2 and 12.2m2.

27. Provide Building 2 with 24 Independent Living Retirement Units as 3 storey building with:

- Ground Floor Level:

- 6 x 1 bedroom and 2 x 2 bedrooms Independent Living Units each with terrace open

space ranging between 10.9m2 and 199.8m2; and

- Communal link with Building 1


- 6 x 1 bedroom and 2 x 2 bedrooms Independent Living Units each with balcony open

space ranging between 10.2m2 and 20.3m2.







space ranging between 55.2m2 and 143.8m2.;



space ranging between 11.7m2 and 31.9m2;


- 1 x 1 bedroom, 1 x 2 bedrooms and 5 x 3 bedrooms Independent Living Units each with

balcony open space ranging between 11.7m2 and 31.9m2.



- 2 x 2 bedrooms and 2 x 3 bedrooms Independent Living Units each with terrace open

space ranging between 61.7m2 and 151.4m2; and covered walkway.


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- 2 x 2 bedrooms and 2 x 3 bedrooms Independent Living Units each with balcony open











space of 9.4m2.



space of 9.4m2.

- Third Floor Level:

- 1 x 1 bedroom, 3 x 2 bedrooms and 2 x 3 bedrooms, Independent Living Units each

with balcony open space of 9.4m2.

Stage 2 Details

31. Provide Stage 2 at grade car parking substantially within the 220kv transmission easement to

serve Buildings 12, 13 and 14 including:

- 134 Medical Centre car spaces

- 45 Residential Aged Care Facility car parking spaces

32. Provide Building 12 with 108 Bed Residential Aged Care Facility as 3 storey building with:


- Administration, Kitchen, Laundry services, Café, Staff lounge.

- 34 Residential Aged Care rooms (each single bed) associated lounges and utility areas.

- External grounds and dementia gardens.


- Lounges, Dining, Hairdresser, Recreation and meeting rooms.



- Lounges, Dining, Hairdresser, Recreation and meeting rooms.


33. Provide Building 13 as 3 storey Medical Centre with:


- Medical Centre with 7 consulting rooms, dispensary, waiting / reception, toilets and

utilities.

- Therapy Centre with 3 consulting rooms, gymnasium 2 treatment rooms, hydrotherapy

pool, change rooms, reception and administration.


- Medical Centre with 7 consulting rooms, reception and waiting room, records and

administration.

- Therapy Centre with 7 consulting rooms, staff facilities and multi-purpose theory

rooms.


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- Medical Centre with 7 consulting rooms, reception and waiting room, records and

administration.

- VMCH Aged Service Counselling accommodation - open planned.

34. Provide Building 14 Chapel with Village square feature space.

Stages 3 & 4 Details

35. Provide Stages 3 & 4 basement level articulated to serve Buildings 6, 7, 8, 9, 10 & 11 with:

- Individual stair and lift rises, waste collection stores and plant rooms

- Total of 227 car spaces configured as:

- 83 individual car spaces to serve retirement units and visitors; and

- 144 as (72) tandem arrangements to service retirement units

- 120 storage units.




space ranging between 42.3m2 and 97.2m2; and



space of 9.4m2.



space of 9.4m2.



balcony open space of 9.4m2.




space ranging between 58.7m2 and 149.5m2; and covered walkway.







38. Provide Building 8 with 19 Independent Living Retirement Units as part 3 and part 2 storey

building with:


- 6 x 2 bedrooms Independent Living Units each with terrace open space ranging between

18.6m2 and 106.7m2; and multipurpose store and plant rooms.


- 1 x1 bedroom and 7 x 2 bedrooms Independent Living Units each with balcony open




balcony open space ranging between 9.9m2 and 53.1m2


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39. Provide Building 9 with 21 Independent Living Retirement Units part 3 and 2 storey building

with:



space ranging between 40.7m2 and 150m2; and covered walkway.





- 1 x 1 bedroom, 1 x 2 bedroom and 3 x 3 bedrooms Independent Living Units each with


40. Provide Building 10 with 30 independent Living Retirement Units as part 3 and part 2 storey

building with:


- Community Services (Hair dressing / Beauty Salon, Arts & Crafts Studio) and;

- 1 x 1 bedroom and 5 x 2 bedrooms and 1 x 3 bedrooms Independent Living Units each

with terrace open space ranging between 25.1m2 and 88.2m2; and










41. Provide Building 11 with 12 Independent Living Retirement Units as part 2 and part 3 storey.



space ranging between 24.1m2 and 136.8m2;





- 2 x 3 bedrooms each with Independent Living Units each with balcony open space

ranging between 10.3m2 and 15.7m2.

Design of Retirement Living Units

42. Ensure the retirement living units and buildings achieve the objectives and standards of Better

Apartments Design Standards in relation to:

- Building setbacks

- Functional layout

- Room Depth

- Windows

- Storage

- Noise impacts

- Energy efficiency

- Solar access to communal space


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- Natural ventilation

- Private open space

- Communal open space

- Landscaping

- Accessibility

- Building energy and circulation

- Waste and recycling

- Integrated water and stormwater management

43. Locate secluded private open spaces with good solar access on the east, north and west sides of

the development envelope to respond to Clause 55.05-5 Solar access to open space objective.

Architectural Expression

44. Provide complimentary design detailing in terms of façade articulation, roof forms, verandahs,

eaves and parapets and pallet of external materials to respond to Clause 55.06-1 Design detail

objective and Std B31.

45. Provide pitched roof forms to all buildings with recessed roof top plant platforms to conceal

plant from external and internal views.

46. Provide masonry pier and metal palisade fencing to Jacksons Road with feature masonry panels

to the entry and the street frontage of the transmission easement.

47. Integrate public lighting to Jacksons Road to the fencing treatments and entry.

ESD

48. Integrate to the design and development the ESD initiatives outlined by Lid Design in relation to:

- Energy Efficiency

- Indoor Environment Quality

- Water Conservation

- Stormwater Management

- Location and Transport

- Waste Management

- Urban Ecology

- Management Innovation and Community Benefit

Water Sensitive Design

49. Provide Water Sensitive Design initiatives to stormwater management as outlined by MA Civil in

relation to:

- Rainwater storage tanks;

- Rain gardens; and

- Onsite retention of stormwater

Landscaping Principles

50. Provide landscaping detail to the principles outlined by John Patrick and Landscape activities to:

- Mix and themes of open spaces

- Perimeter planting and densities

- Mix of plants

- Planting within transmission easement

- Planting to Residential Aged Care densities gardens

- Hedging and green walls

- Paving and hard surfaces

- Raised planters

- Rain gardens

- Irrigation


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- External lighting

- Public outdoor finishes

- Fencing and signage

8.0 The Proposal

8.1 Overview

The proposal seeks land use approval to establish the Retirement Village (with associated ancillary

facilities) and Medical Centre.

The Residential Aged Care Facility land use does not require land use approval being as of right

(Section 1) to the General Residential Zone Schedule 2.

The proposal seeks approval to undertake buildings and works in establishing the entire staged

development of the site as an Age in Place village facility.

8.2 Land Uses

Under the provisions of the General Residential Zone Schedule 2 a planning permit is required to

establish the land use of Accommodation (Retirement Village). State and local planning policy weighs

in favour of the Retirement Village land use.

The Retirement Village is proposed to provide 251 retirement living units of which 48 are proposed

for assisted living and 203 are proposed for independent living. The retirement village is proposed to

be established within a total of 11 apartment style buildings (Buildings 1 -11).

The 48 assisted living retirement units are proposed to the first and second floor levels of building 1

and the 203 independent living units are proposed as apartment configurations within buildings 2-

11.

Community facilities proposed to the Retirement Village include:

- At ground floor level of Building 1:

- Multipurpose Room - Outdoor Gym - Gym & Store - Exercise Pool & Store - Change Toilets - Dining Room - Lounge including billiard table - Restaurant/Café - Grocer/Deli/Café - Toilets - Kitchen - Reception - Meeting Rooms - Manager Office - Other Office - Mail Room


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- Utility Room - Marketing Room - Staff Tea Room, Locker Room & Toilets

- At basement level of Building 1 a 50 seat cinema and lounge cellar - At ground floor level Building 10 a Hairdresser and an Arts/Crafts Studio. - The Chapel (Building 14)

Under the provisions of the General Residential Zone Schedule 2 a planning permit is required to

establish the land use of Medical Centre with the gross floor area of the building exceeds 250m2. The

Medical Centre is proposed with a gross floor area of approximately 2,800m2 and is located so as to

be removed from adjoining residential properties and provide the opportunity to serve the wider

catchment of Mulgrave as well as the catchment of the Aged in Place Village Facility. The Medical

Centre will provide a diverse array of medical, health and therapeutic services and programs and will

also accommodate the aged services counsellors of Villa Maria Catholic Homes. State and local

planning policy weighs in favour of the Medical Centre as proposed.

The Medical Centre land use proposed to Building 13 is proposed to be operated under an

independent business model and to also provide accommodation for up to 10 VMCH Aged Care

Services case managers (Counsellors) with 25 support staff.

The facility is proposed to provide: - Up to 8 General Practitioners at ground level (General Practice Medical Centre) - Up to 8 allied health professionals at ground level (Day Therapy Centre) - Up to 8 allied health professionals at first floor level (Medical Centre) - Up to 8 allied health professionals at first floor level (Day Therapy Centre) - Up to 6 medical specialists at second floor level (Medical Centre) - Up to 10 VMCH Aged Services case managers (Counsellors) at second floor level with 25 support

staff A total of 38 Medical Practitioners. A total of 10 Aged Services Counsellors

8.3 Buildings and Works

8.3.1 Relevant Planning Provisions

The provisions of the General Residential Zone Schedule 2 provide variations to ResCode Clause 55

provisions to Residential Buildings apply in relation to:

- Minimum street setback

- Private open space

- Front fence heights

These provisions are not specifically relevant to the Retirement Village and Medical Centre however

the general outcomes sought by these provisions have been adopted to the design responses of the

proposal.

Whilst the private open space requirements could be suggested as applicable to the Residential

Aged Care Facility (as a Residential Building) it would seem logical given the nature of this land use

that compliance with these prescriptions is not relevant or necessary.


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It is also noted the provisions of General Residential Zone Schedule 2 do not mandate maximum

building heights or development provisions for the various elements of this proposed Age in Place

Village Facility.

8.3.2 General Scope of Buildings and Works

Buildings and works to establish the staged development of the site as an Age in Place village facility

include:

- Establish a total of 14 buildings within a campus village setting including roads and access ways

that adopt the relevant design parameters of Access Street - Level 1 (ResCode Clause 56.06)

- Establish the 1st stage of development as comprising:

- The new east west access and village street including 5 on street car spaces;

- The north western basement with 181 car spaces, individual stair and lift rises, waste

collection and plant rooms;

- Building 1 Community Facilities and 48 assisted living Retirement Units as a 3 storey building;

- Buildings 2, 3 and 4 as 60 independent living Retirement Units as 3 storey buildings;

- Building 5 as 24 independent living Retirement Units as a 4 storey building; and

- Communal open spaces, walkways, landscaping and etc.

- Establish the 2nd stage of development as comprising:

- The southern precinct including the southern car park area with 179 car spaces;

- Buildings 12 as 108 bed Residential Aged Care Facility and 13 Medical Centre as 3 storeys;

- Building 14 Chapel as vaulted single storey building with mezzanine level and chapel spire

(generally adopting double storey wall heights); and


- Establish the 3rd and 4th stages of development as comprising:

- The north eastern basement with 227 car spaces, individual stairs and lift rises, waste

collection and plant rooms;

- Buildings 8, 9 and 11 as 52 independent living Retirement Units as part 2 and 3 storey

buildings;

- Building 7 as 13 independent living Retirement Units as 3 storey buildings;

- Buildings 6 and 10 as 54 independent living Retirement Units (with hairdressing, salon and

arts and crafts studio proposed to part of the ground level to Building 10) as 4 storey

buildings; and


8.3.3 Building Heights

- Maximum perimeter building wall heights above natural ground level are proposed as follows:

- Building 1 11.660 metres at north eastern most corner


- Building 3 11.9 metres at north western most corner





- Building 8 11.730 metres to underside of north eastern eave


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- Building 9 12.860 metres to underside of north eastern eave

- Building 10 14.220 metres to north eastern eave

- Building 11 13.400 metres to north eastern eave of tower element

- Building 12 12.610 metres to north eastern eave of northern wing

- Building 13 10.810 metres to north western eave

- Building 14 13.074 metres to northern gable

- Maximum overall building heights are proposed as follows:

- Building 1 14.730 metres to northern most ridgeline

- Building 2 12.370 metres at western most ridgeline

- Building 3 14.030 metres at north western roof line adjacent to recessed roof top plant

platform

- Building 4 13.760 metres at northern roofline adjacent to recessed roof top plant

platform

- Building 5 17.140 metres at north western roofline adjacent to recessed roof top plant

platform

- Building 6 17.730 metres at north eastern roofline adjacent to recessed roof top plant

platform

- Building 7 11.880 metres to northern corner of southern roof

- Building 8 13.600 metres to southern pitched roof

- Building 9 15.360 metres to southern pitched roof

- Building 10 13.080 metres to north western pitched roof

- Building 11 14.590 metres to north western pitched roof to tower element

- Building 12 14.210 metres north eastern roofline adjacent to recessed roof top plant

platform

- Building 13 13.720 metres at north eastern roofline adjacent to recessed roof top plant

platform

- Building 14 13.074 metres to northern gable and taller spire

8.3.4 Site Coverage/Permeable Areas

The proposal represents an overall building site coverage of 35.6% and combined building and

basement site coverage of 47.2% and a permeable surface area of 31%.

8.3.5 Traffic and Parking

The Traffic and Transport Assessment prepared by Cardno (see attachment 4): - Identifies an overall surplus supply of onsite car parking relevant to standard car parking

requirements of the planning scheme and a dispensation to the car parking requirements to the Medical Centre;

- Concludes: Based on the foregoing analysis of the proposed Retirement Precinct to be located at 62 Jacksons Road Mulgrave it can be concluded that: - The proposed development will contain a mixture of Individual Living Units, Assisted Living

Units, Aged Care, Medical Centre and some ancillary uses; - Parking is proposed to be contained within a ground level car park (for the Aged Care and

Medical Centre), with basement level parking proposed for residents, residential visitors to the development and staff of the Ancillary uses;


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- The proposed provision of 591 onsite spaces is expected to adequately cater for the projected demand generated by the uses onsite (480), with each stage of the development also expected to provide sufficient parking for uses contained within that stage;

- The car park and access design has been checked against the requirements of the Monash Planning Scheme and is considered appropriate;

- Bicycle parking is to be provided in accordance with the Planning Scheme requirements; - Access for loading and waste vehicles through the subject site has been tested by Swept Path

analysis and is considered appropriate; - The development is anticipated to generate in the order of 400 vehicle movements during

each peak hour, comprising 223 inbound and 170 outbound in the AM peak and 150 inbound and 253 outbound in the PM peak;

- SIDRA analysis of the post development traffic volumes indicate that the Jacksons Road / Gate Seven Drive / Site Access intersection will still perform under excellent operating conditions, with low Degrees of Saturations as well as short delays and queues.

8.3.6 ESD The ESD report prepared by LID Consulting (see attachment 5) provides the following summary: The proposed development advances basic sustainability principles by increasing the potential use of the site, in line with the surrounding environment. In the context of rising living costs and a need to limit use of material, energy and land resources, the proposed development enables a more affordable and energy efficient model of housing. The expected design life of this development would be in excess of 40 years. This sustainability report outlines the following Environmentally Sustainable Design (ESD) principles and measures that meet and often exceed mandatory ESD requirements for this type of development. A more detailed SMP report incorporating ESD principles and measures will be provided at pre-development stage. Mandatory guidelines are mainly those from the National Construction Code (NCC)/Building Code of Australia (BCA) and Council planning schemes and are required prior to a building permit being granted. These requirements include: - Minimum 6 star average energy efficiency ratings for Class 2 dwellings (NCC/BCA-NatHERS

assessments). - Minimum insulation and glazing performance efficiency limits for mechanical heating, cooling

and ventilation (NCC/BCA-Volume One Section J and/or Volume Two part 3.12). - Council planning scheme provisions – more general comments on energy efficiency and

stormwater treatment and water efficiency contained in State and Local Planning Provisions and Particular provisions. Refer to Monash Council planning scheme clauses 22.13.

- STORM assessments.

The proposed development will comply with these planning scheme requirements. Generally, other non-mandatory guidelines exist that encourage further levels of sustainability above and beyond the mandatory requirements. These include: - Built Environment Sustainability Scorecard (BESS) tool. - Green Star tools. - Good design principles.


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Further good design principles (including Green Star concepts) have also been incorporated where deemed to be relevant in respect to the scope and nature of this development.

8.3.7 Storm Water Management The Storm Water Management Plan prepared by MA Civil Design (see attachment 6) outlines the proposed stormwater treatment storage and discharge system to the development proposal and identifies water sensitive design initiatives including: - Rainwater Storage Tanks - Rain Gardens - Onsite Detention of Stormwater 8.3.8 Waste Management Plan The Waste Management Plan prepared by LID Consulting (see attachment 7) provides the following summary: The shared garbage and recycling bins are recommended to be located for collection in allocated bin stores servicing residential dwellings and non-residential areas of the site. Generally, garbage and recycling bins are 11000L in capacity servicing both residential and larger non-residential areas. Smaller non-residential area are to utilise smaller bins as requires. All wast is to be collected by a private waste service twice a week from multiple bin stores and collection zones located in the basement and at ground level. The private waste vehicle will enter the basement in a forward direction, empty waste bins and exit in a forward direction, undertaking 3 point turns when necessary. It is the responsibility of the Owner’s Corporation to ensure all bins are in the bin store prior to collection and will return residential waste bins to the previous location after bins have been emptied. NOTE: the approved Waste Management Plan (WMP) will be the model for the adoption in this development and the design and as-built aspects need to account for what is approved in this WMP. Any revisions of the WMP or changes to the approved waste system of the development require Council approval and may require a re-submitted Waste Management Plan. The Waste Management Plan is detailed to the following elements: - Waste management parameters to the components of the development. - Proposed collection system. - Allowance for different rates of waste generation. - Other considerations. - Ongoing management. - Encouraging recycling. - Voluntary organic separation. - Mechanical tug details. - Waste chutes and carousels etc. - Sustainability initiatives


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8.3.9 Landscape Concept Plan The Landscape Master Plan prepared by John Patrick Landscape Architects (see attachment 8) provides the following landscape principles to: - The site is to have a large and diverse mix of open space areas. Larger public areas include a

paved Town Square, a grassed Quadrangle, dementia gardens are to be connected to smaller more intimate public areas such as courtyards by both formal and informal thoroughfares. In addition, many of the ground floor units will have paved private courtyards with garden beds and upper floor units will have balconies for personal and private enjoyment.

- Building separations of 9-10m are provided to the perimeter of the site on the northern, western & eastern sides. Within this zone, planting is to provide filtered views between site buildings and neighbouring properties and beyond. Planting is to consist of canopy trees of varying heights with shrub underplanting to soften paling fences and provide privacy to both internal and external private open spaces.

- Existing site trees with high retention values are to be retained and incorporated into new landscaping treatments wherever possible.

- Canopy trees are to be planted around the perimeters of the site at densities of one tree every 6.6m of boundary length.

- A mix of native & exotic plants is to be used to fit with the existing neighbourhood character. This also recognises the diversity in proposed outdoor spaces and the personal tastes in plants and garden styles of future residents. Plants are generally to be: drought tolerant, hardy, long flowering and scented. The Provence theme set by the name of the estate and the former use of the site by the Oblate Order, which hails from Aix en Provence, sees the use of Lavender in various strategic locations such as either side of the main entry gates leading to the Chapel and Community Centre.

- All planting within the powerline easement is to be no greater than 3m in height. The car park in this area is to be planted throughout with lines of car bays broken up by regularly spaced islands of low planting. Low growing fruiting trees/shrubs are proposed along the southern boundary to give space an Orchard appearance.

- Planting within Dementia Gardens to include plants chosen for their heightened sensory qualities.

- Hedging plants and practices are to be used to produce green walls that define & separate spaces and activities while providing a formal quality to public and private spaces as desirable.

- Paving surfaces for all paths and pavements other than the perimeter path around the outside of stages 1, 3 & 4 are to be stable monolithic pavements in various materials and slip resistant finishes that are at gradients of less than 1 in 22 other than where ramps are required. Ramps are to not exceed 1 in 9. Steps are generally to be avoided wherever possible. The perimeter path is to be a walking trail and will be constructed using a cement stabilised granitic sand mix with solid stable edging.

- Raised planters for tree and shrub planting will sit on top of basement roofs. Planters will have soil volumes sufficient to allow plantings to achieve mature heights and form. Planters will also be used to provide both physical and visual screening to balcony edges where required. Planters will be used in concert with courtyard fencing wherever possible.

- Rain Gardens are proposed within the northern and eastern perimeter areas for onsite stormwater treatment. These gardens will take the form of landscape water features such as dry creek beds or shallow water bodies with aquatic plantings.

- Irrigation systems will service all garden areas and be fed by a mix of onsite rainwater tanks and mains supply when required.

- External lighting around building particularly at entries, will be wall mounted light fixtures both at low and higher levels. Light bollards will be used in preference to pole mounted street lights other than where paths abut roadways. Paths will be well lit to minimise tripping accidents.


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- Public outdoor furniture is to be provided at regular intervals along paths and thoroughfares with space for wheelchairs to be parked next to seats. All bench seats are to have armrests including central armrests for bench seats longer than 1.5m. All furniture items are to be securely fixed to solid pavement bases.

- Feature fencing and signage are to be used to identify both the site and the medical centre. Perimeter fencing is to be generally 1.8m high. Pergolas are proposed for some buildings, Wisteria and other climbing plants would be used to enhance and compliment these structures. Ground floor level courtyard fencing is to be 1.7m high and is to be a mix of treated pine and stained vertical slats to provide high levels of privacy. Some sections of solid rendered walls will be at high traffic areas for added privacy

8.3.10 Biodiversity Assessment

The Biodiversity Assessment prepared by Ecology & Heritage Partners is currently being finalised in

terms of confirming the offset requirement for native vegetation removal and will be forwarded

within approximately 10 days from the date of this correspondence.

The assessment provides the following summary:

Introduction

Ecology and Heritage Partners Pty Ltd was commissioned by Fastnet Consulting to conduct a

Biodiversity Assessment at 62 Jacksons Road, Mulgrave, Victoria. This assessment was undertaken to

identify and characterise the vegetation on-site, determine the presence (or likelihood thereof) of any

significant flora and fauna species and/or ecological communities and address any implications

under Commonwealth and State environmental legislation.

Methods

A field assessment was undertaken on 21 March 2016 to obtain information on terrestrial flora and

fauna values within the study area. A habitat hectare assessment was undertaken in conjunction

with the flora survey. Vegetation within the study area was assessed according to the habitat

methodology, which is described in the Vegetation Quality Assessment Manual.

Results

Flora

Thirty-nine flora species (six indigenous and33 non-indigenous) were recorded within the study area

during the field assessment. Based on habitat present within the study area, landscape context and

the proximity of previous records, significant flora species are considered unlikely to occur within the

study area.

Fauna

Based on habitat present within the study are, landscape context and the proximity of previous

records, significant fauna species are considered unlikely to occur within the study area.

Communities

Vegetation within the study area did not meet the condition thresholds that define ant significant

ecological communities.

Permitted Clearing Assessment (the Guidelines)

The study area is within Location A, with 1.671 hectares of native c=vegetation proposed to be

removed. As such, the permit application falls under the Moderate Risk-based pathway.

Legislative and Policy Implications

Environment Protection and Biodiversity Conservation Act 1999 (EPBC Act – Federal)


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The proposed action is unlikely to have a significant impact on any matters of NES. As such, a referral

to the Commonwealth Environment Minister is unlikely to be required regarding matters listed under

the EPBC Act.

Flora and Fauna Guarantee Act 1988 (FFG Act – Victoria)

There is unlikely to be suitable habitat within the study area for species listed or protected under the

FFG Act. Furthermore, as the study area is privately owned, a permit under the FFG Act is not

required.

Planning and Environment Act 1987

A Planning Permit from Monash City Council is required to remove, destroy or lop any native

vegetation. In this instance, the application will be referred to DELWP as greater than 0.5 hectares of

vegetation are proposed for removal.

Other Legislation and Policy

Implications relating to other local and State policy (Wildlife Act 1975, Catchment and Land

Protection Act 1994, local government authorities) as well as additional studies or reporting that may

be required (targeted surveys, Conservation Management Plan, Weed Management Plan,

Construction Environment Managements Plan) are provided in Section 7.

9.0 Planning Assessment

9.1 State Planning Policy Framework

The proposal responds to the key State Planning Policy themes in providing:

- A sustainable Aged in Place village community providing housing diversity with high standard

of urban design and amenity pursuant to Clause 11 (Settlement), Clause 11.04-2 (Housing

Choice and Affordability) and Clause 11.04-5 (Environment and Water).

- The outcomes sought for native vegetation management pursuant to Clause 12.01-2 (Native

Vegetation Management).

- High quality urban design and architecture that responds to the outcomes sought by Clause 15

(Built Environment and Heritage) with specific regard to Clauses 15.01-1 (Urban Design) 15.01-

2 (Urban Design Principles), 15.01-4 (Design for Safety), 15.01-5 (Cultural Identity and

Neighbourhood Character), and 15.02-1 (Energy and Resource Efficiency).

- Housing diversity accommodation that meets community needs on a strategic development

site with good public transport and services that is both water and energy efficient pursuant

to Clause 16.01-1 (Integrated Housing), Clause 16.01-3 (Strategic Development Sites), Clause

16.01-4 (Housing Diversity), and Clause 16.01-5 (Housing Affordability).

- An appropriate response to provision of bicycle facilities and car parking relative to the

outcomes sought by Clause 18.02-2 (Cycling) and Clause 18.02-5 (Car Parking).

- Storm water considerations relative to the outcomes sought by Clause 19.03-3 (Storm Water).

9.2 Local Planning Policy Framework

The proposal responds to the key policy themes set out at Clause 21.03 (Vision) and Clause 21.04

(Residential Development) in providing alternative housing to add to diversity and respond to

Housing needs.

The proposal responds to the key policy themes set out at Clause 21.08 (Transport and Traffic) and

Clause 21.13 (Sustainability and Environment) in providing diversity in residential communities and

catering for retirement and aged care living.


Fastnet Consulting

The proposal accords with outcomes sought by relevant local planning policies including:

- Clause 22.01 (Residential Development and Character Policy)

- Clause 22.04 (Stormwater Management Policy)

- Clause 22.05 (Tree Conservation Policy)

- Clause 22.13 (Environmentally Sustainable Development Policy)

9.3 General Residential Zone – Schedule 2

The proposal accords with the purposes of the General Residential Zone Schedule 2 in providing

diversity of housing types and moderate housing growth and residential aged care to serve local

community needs.

The development proposal accords with relevant building height considerations of the General

Residential Zone Schedule 2 and meets applicable aspects of the schedule as they relate to Clause 55

ResCode.

9.4 Particular Provisions

The proposal accords with relevant particular provisions including:

- Clause 52.06 Car Parking

- Clause 52.34 Bicycle Facilities

- Clause 52.17 Native Vegetation

- Clause 52.36 Integrated Public Transport Planning

The proposal accords with relevant particular provisions in so far as the compliance of the

development with the objectives and standards of ResCode Clause 55 is very high, even though

Clause 55 does not strictly apply to the design and assessment of the proposal.

Overall the compliance of the proposal with Clause 55 demonstrates a well resolved design with

regard to:

- Neighbourhood character and Infrastructure requirements of Clause 55.02;

- Site layout and building massing requirements of Clause 55.03;

- Amenity impacts requirements of Clause 55.04;

- Onsite amenity and facilities requirements of Clause 55.05; and

- Detailed design requirements of Clause 55.06.

10.0 Conclusion

In conclusion, the proposal is a well found response to the context and circumstances of the site.

The proposed buildings and works do not raise any tensions with the suite of planning controls that

relate to the site.

The proposal responds appropriately to the relevant aspects of state and local planning policy

framework, local policies, planning controls and relevant particular provisions of the planning

scheme.


Fastnet Consulting

Yours faithfully

for FASTNET CONSULTING

Philip Edwards

B.App.Sci.Planning

MPIA CPP

re: planning permit application 62-94 jacksons road, mulgrave...- 05.1 site – shadow diagram 9am -...

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