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Maddocks

Laqrers

contact Mrmi Marcus lrXlrYJ'lffirtjffi:36'g AustrariaDiBct 03 9240 0871Email Mlml.Marcus@maddocks.com.au Telephone 61 3 9288 0555Partner Adeline Lane Facsimile 61 3 9288 0666Our Ref KAL:MHM:5779069

info@maddocks.com.auwww.maddocks.@m.au

.

810612011 DX 25e Melboume

Allan Harris(on behalf of Save Dimmeys)

Dear Sir

VCAT Reference No. P623/2011140-160 Swan Street, Richmond - Dimmey's

We refer to the part heard above matter before Members Naylor and Reed.

Pursuant to clause 2 of the Tribunal's order dated 3 June 2011 we enclose a copy of the City of YarraBuilt Form Review dated July 2003.

Please contact Mirni Marcus should you have any queries.

Yours faithfully

Maddocks

enc

&,

lnterstate olficeSydney

Affiliated offices around he world through theAdvoc Asia network - www.ad\ocasia.com[5779069: 8150867_1]

ffii*tt

tr@Updated July 2003

"-.::--

Built Form Review

Acknodedgments

The assistrance of the followingofficers of the City of Yana, is gratefullyacknowledged:Jon Brock ' Dlrccbr, Clty DevelopmsntPaulineSemmens CoordinatorStrategicPlanningTracyWatson Senior Stategic PlannerRobyn Hellman Senior Strategic PlannerAlison Blacket Coordinator Development PlanningChristina McRae Prlncipal Statutory Planner

We thank the citizens of the Clty of Yana who oontributed by attending the four PublicWorkshops, and the members of the Built Form Review Steering Commitbe:

Councillor Judy Mo(on' Coundllor Kay MeadovvsTony LeePeter BoyleMichelle QuigleyReg RipponLeon HaskinDary' RogersPaullne SemmensTracy WatsonRobyn HellmanAllson BlacketChrlstna McRae

StudyTcam

. . Planisphere:Mlke Scofr PrcJect Dlrector,.Consultaton FacilltabfLlsa Rlddle Sbtubry lmplementa0on, Pollcy DewlopmentKellle Marks Strateglc Planne;MlcfiaelNatoll StmteglcPlannerlUrbanDeslgnerSam Strong Landbcape ArctrltectJal Yannl Gnaphlc Deslgner

John Curtls Pty LMJohn Cur0s Urban Deslgn Advlser

PLANISPHERE 288 Bnrwlc* Stt€et I Fltuy I Vicbda 3065

Ciiy ot Yara Built Form Review I Summary of Findings I

Summary of Findings

Fm'nciples relating fo ffie Suilt Form of Yarra gron chapter 2)

Metropolitan Context1. The outcomes sought by State and metropolitan policies need to be planned for in ways

that rrcognilc and r.ipond to the City of Yana's special builtform charaderiltics.2. Because the City of Yarra is, on the whole, well-separated from the central city by

heritage areas and parkland, it is not possible to extend the high rise core ofthe centralcity into thc munldpsllty, nor b ostablirh loma fonn ot building hsight'gradienf .

Topography3. ln a flat city and generally low-rise City like Yarra, landmarks and tall buildings take on a

particular importance because they are visible for long distances.

4. The profile or silhouette of tall buildings and landmarks :s important, because they areoften seen against the sky.

5. Random siting of tall buildings will detract from the topographical character of the cityand obscure views of landmarks valued by the community.

6. While new tall buildings can sometimes be used to emphasise features like hilltops, inthe City of Yarra the prime locations have already been occupied by church spires (egSt lgnatius, Richmond Hill; St Johns, Clifton Hill; St Marks, Fiaroy).

Yarra River7. The Yana River is valued and appreciated as much because of the trees and parkland

that dominate much of its corridor as for the presence of the body of water itself.

8. The Yarra River has a topographical character that is easily diminished by larger scaledevelopment sited too close to its banks.

9. There are a number of distinct types of landscape and built form through which theYara River passes, each of which warrants a tailored policy approach.

10. Prescribing of maximum building heights and setbacks is likely to be necessary forsections of the river conidor.

1 1. The main bridge crossing points of the Yarra River (and of the Darebin and MerriCraak!) ar. importint arpccff d the City of YenE s lan&capc characirr, notopportunities to develop major gateway buildings.

12, The already substantial body of policy on development in the Yarra River corridor needsto be reviewed, rationalised and incorporated into the Yarra Planning Scheme in a waythat gives them maximum effectiveness.

Urban Form13. Built form strategies and policies need to be founded on distinct objectives for each type

of urban form found in the City of Yarra.

Building Height14. The fundamental identity of the City of Yarra is a low-rise urban form, punctuated mainly

in the lnner City and lnner Urban areas, by islands of higher development and highlyvalued landmarks. The Built Form Review Strategy should build on this. basiccharacteristic, as it helps to differentiate the City of Yarra from the urban form ofadjoining cities, thus strengthening it's sense of place.

15. An important strategic consequence of this position would be to limit development abovethree or four storeys to defined locations. Such opportunities could be confined toexisting high rise locations, but they could also be considered for a limited number ofadditioiral locations, in situations where the land is well-removed from existing low-riseresidential environments.and existing landmarks.

16. Loc.tonr hr narv'higll.rl!6 irland3'should bo limitrd to:. Existing high-rise locations.o Redevelopment of ex-industrial sites that were previously high-rise.. Locations where a specific urban design benefit can be met (eg creating a more

attractive, better-scaled frontage to the CityLink freeway along the River Yanafrontage).

. Sites bontaining, or immediately adjoining, buildings that rise above the generalheights of their sunounds, provided there is minimal visual impact on views frompublic places, including streets.

17. The Council has exhibited a planning scheme amendment with policies to guidedevelopment above three storeys, and these could be enacted within the context of theBuilt Form Review Strategy.

18. Within the low-rise areas of the city, in areas with a consistent and valued built formcharacter and scale, new development should relate to the scale of existing buildings inthe area.

City of Yare Built Form Review I Summary of Findings ]

Lot Size'19. ln the small lot, fine-grain areas of the city, the dense network of streets and laneways

should be retained and, where possible, enhanced, and they should be retained asspaces in public ownership.

20. ln the small lot, fine-grairi areas of the city, new building design should continue toexpress the small lot, fine-grain subdivision pattern in building articulation.

2'1. ln the Garden Suburban area of Fairfield and Alphington, building setbacks (fiont, sideand rear) need to be carefully controlled to maintain the spacious, gardenesquecharacter.

22. ln commercial parts of the city with larger lots and a coarser grain of subdivision pattern,there is a choice, if redevelopment occurs, as to whether to re-create a fine grain designcharacter associated with much of inner Melbourne, or to develop a new character.

23, With large land parcels, every effort should be made to integrate a redevelopment withits surrounds. This includes designing streets that connect with, and may even sharethe same cross-section dimensions as, the existing street pattern around the site.Certain basic principles of integration should be established, to act as a base from whichthe designers can feel free to generate a distinctive new character for the development.

24. Designation in policy documents of large development sites or significant developmentopportunities (eg the Residential Development Sites and Major Renewal Areas referredto in the MSS) should make clear that a complete change to the character and scale ofthe srca's bullt torm l! not n€crlsarily oncouraged.

25. Th€ Strategy should not assume that eiery industrial site represents a potential forredevelopment to residential. The lndustrial and Business Activity Sludy containsrecommendations about retaining employment generating activity in industrial areas.The Built Form Review needs to make allowance for this policy context.

Transport Corridors26. Built form policy needs to take account of the different types of transport corridor that

exist in the City of Yarra, and their importance to the identity, urban form and publicspace quality of the City.

27. The designations Primary Boulevard and Secondary Boulevard should be removed fromthe Yarra Planning Scheme.

28. The designation Maior Gateway should be removed from the Yarra Planning Scheme,and replaced by policy that encourages subtle emphasis of corners within the generallylow-rise character of the City.

29. There are locations in the city where under-utilised railway land could be developed.

30. The appearance of the backs and sides of buildings visible from trains should beimproved.

Building lnterfaces31. ln lnner City and lnner Urban areas of the City of Yarra with a mixed character arising

from differences in building type and form, the study will define a small number of basiccharacteristics to keep consistent in future developments.

32. Ensure that there is a gradual transition in scale between buildings of different height.33. Limitations are needed on the scale of new development close to established low-rise

residehtial areas.

34. Policies are needed to encourage designers to break up large buildlng masses intosmaller.component parts, and encourage modelling and articulation of surfaces toreduce apparent bulk.

35. The widespread heritage significance ofthe city means that contextual design (designthat places a high priority on respecting the urban qualities of its surroundings) needs tobe accepted as the normal response. Only in limited arbas and on larger sites candesigners feel free to develop a completely new urban character.

Public Space Quality38. Tho City ot Yana's urbtn lbrm i! highly conducive to walking and cycllng.

37. The design of buildinos makes an essential contribution to the quality of public spaces,including the walkability of streets.

38. lt is important to distinguish private from public domain, and to limit the extent to whichoverlooking of public spaces might be perceived to impinge on enjoyment of thequalities of a public space.

39. Policies are needed to ensure buildings add to the landscape character andattractiveness of open spaces, and maintain public views through to the space wherepossible.

Sustainable Design40. Establish broad objectives for sustainable design.

41. Establish broad objectives for quality of design and finishes.

cityofYana Built Form Review I Summary of Findings ]

Consistency and Variety42, ln mixed character areas, define the small number of basic characteristics that should

be kept consistent in future developments.

43. Along niain roads (including boulevards), achieving a degree of built form consistency isparticularly important.

Strategy and policy objectives that respond to each of these principles form the bodyof the Built Form Strategy and Policy in gba&fs.

Built Form Sifuafions / Character Types from Chapter 4

Yarra River Corridor TypesLeary Suburban Residential River Edge

Park Landscape River Edge

Curreni and Ex-lndustrial River Edge

Freeway River Edge

Built Form Character Types

Residential AreasGarden Suburban Residential

lnner Suburban Residential

Urban Residential

lnner Suburban / Urban Residential Mix

Residential in Grounds (Public Housing Estates)

Non-Residential AreasCoarse Grain Hard Edge Non-Residential

Coarse Grain Soft / Hard Edge Non-Residential

lndustiial / Commercial Enclave

Hard Edge Non-Residential / Dwelling Mix

Transport Corridor TypesMain Road Strips: Hard Edge, Fine Grain

Main Road Strips: Hard Edge, Coarse Grain

Main Road Strips: Other or Mixed Character

BoulevardsHoddle Street / Punt Road

Rail Corridors

Each of these is described and illustrated in chaoter 4, and the precincts used in thePrecinct Analysis are categorised by these types. Some policy objectives in g[gg19g

$ are grouped by these types.

Recommendations (from Chapter 6)

Existing Studies (6.1). Update and adapt the Urban Character Strategy lo the ResCode context by

adopting the precinct structure introduced by the Built Form Review, preparingdetailed development guidelines for each precinct, including them in the planning

scheme as Local Policy and publishing this information as a ReferenceDocument in the foim of precinct brochures.

e Replace lhe Yarra River Corridor Urban Design Guidelines with the Yarra Riversections of the proposed Built Form Local Policy, by amending the MSS andDDOI, as recommended in the Built Form Review. Meet the Department ofSustainability and Environment to seek Ministerial support for this course ofadion, in advanca of lht Dopaltmcnt of Sustainebility and Environmcnt's ownstudy.

o Consideration should be given to updating, replacing or abandoning lhe YarraResidential Design Guide, in view of the advice that it is not used, and relates tothe Good Design Guide rather than ResCode.

. Adopt the Punt Road/Hoddle Steet Ptanning & Design Strategy & Guidelinesand reference them in the Yarra Planning Scheme, after deleting reference toPunt Road/Hoddle Street as a boulevard, revising rear envelopes next to existinglow-rise residential areas, making any other changes arising from the public

Cityof Yara.Built Form ReviewlSummary of Findingsl

consultation and Amendment process, and checking them for consistency withthe Built Form Review.

. Keep the controls relating to the stretches of main road covered by DesignGuidclines for thc CW's Main Roads, but amend them to include terminology andobjectives consistent with the Built Form Review, and discontinue furtherdevelopment of the draft Guidelines.

r Review the proposed Design Guidelines foi Development Above Three StoreysLocal Policy following the Panel Hearing, and in the context of the Built FormReview, to eliminate overlaps and check for consistency of approach.

o Note that the findings of the SE Clifton Hill Local Area Plan (draft) have no directimpact on the Built Form Review, as they relate mostly to the Heritage Overlay.

MSS Review (6.3)

Use the outputs of the Built Form Review (particularly the Strategy Objectives) inpreparing the planning scheme amendment to update the City of Yarra MSS, torecognise and r€spond to the City of Yana's sp€cial buill form characteristics,including:o Major revisions to Element 1: Urban Design, including new Strategy Objectives,

a new urban design framework map, a summary of the ghgpga themes,reference to the urban form typologies, and proposals to introduce a Built Form /Urban Design Policy and to upgrade development controls.

. Major revisions to Element 2: Residential Land Use and Development, includingnew Strategy Objectives, and reference to the residential area typolo$ies.

o Major revisions to Element 6: Yana River Corridor, including new StrategyObjectives, and reference to the riVer conidor typologies and proposals toupgrade the controls and policies.

. Designation in policy documents of large development sites or significantdevelopment opportunities (eg the Residential Development Sites and MajorRenewal Areas refened to in the MSS) should make clear that a completechange to th6 charscler and scalc of tho area's built form is not necessarilyencouraged.

r The designations Primary Boulevard and Secondary Boulevard should beremoved fom the Yana Planning Scheme.

r The designation Major Gateway should be removed from the Yarra PlanningScheme, and replaced by the policy that encourages subtle emphasis of cornerswithin the generally low-rise character of the City.

Local Policy (6.4)o The Built Form Local Policy should be prepared and include:

o Policy Objectives and Design Responses for City-wide and the Built Form Types fromchapter 5 of this report.

o Descriptions and visions for each of the individual precincts idehtified in the Review.. Maps to id'entify the Built Form Types and Precincts.

o The Yana River Conidor Policy should be replaced by the Built Form Policy.

Overlay Controls: DDOI (6.5)o The DDO1 schedule should be amended to include the recommended Policy

Objectives (as Design Objectives) and Design Responses (as Prefered Heightsand Decision Guidelines) in g!igg.,1!Zof this report.

o The boundaries of the DDO1 should be reviewed to align, where possible,'withproperty boundaries to ensure greater effectiveness and simplicity ofadministration.

o Meet the Department of Sustainability and Environment to seek Ministeiialsupport for his course of action, in advance of the Department of Sustainabilityand Environmont's own study.

Overlay Controls: DDO2 and DDO3 (6.5). Modifo the Design Objectives and Decision Guidelines in the DDO2 and DDO3

schedules to accommodate the policy directions established in the.Built FormReview as contained in chapter 5 of this report. The best method.of achievingthe integratiorl of the Policy and the DDO schedules should be determinedfollowing consideration of the need to ensure all the relevant matters are covered

City ofYara Built Fom Reviry [ Summary of Findings I

without excessive repetition in the scheme. lt is possible thet the DDOschedules should be amalgamated into one, or separated into several dealingwith different situations as identified ih section 5.

r Remove the designations Primary Boulevard and Secondary Boulevard andreplace with:o'Boulrverdr'lbrMcb.iaP.raorndAl.x.ndr.Prrrda.. 'Mrln Rord gtlpr'for Swrn Sfed, Victorla Str..l, Bddge Roaq Church Street.o 'Ylna Riv.r Fr€€nry Edg.' lbr the rivor frontlga .r6a in Cremome and Brrkly

Avenue, Burnley.r 'Punt Rord/|"{oddL SSe.t.. 'Oth.rM.ln Rordd torth. r.'mrku.r.

o Cgnsider adding the following sections of main road not within the HeritageOverlay to a DDO schedule: Queens Parade (Boulevard); the omitted sections ofVictoria Street, Swan Street, Smith Steet, Church Streeti Johnston Street andNicholson Street North Fitsroy (Main Road Strips); the sites facing the EasternFreeway between Hoddle St and Meni Creek (Freeway Frontage), having regardto an ahalysis of the adequacy of existing buildings and works controls providedunder the zoning provisions.

r Consider removing from DDO protection the Heritage Overlay designatgdsectons of Lygon Street and Nicholson Street Fitzroy.

r Corisider the need for the DDO3 over Wellington Street and Bumley Streethaving regard to the adequacy of existing permit requirements under the zoningcontrols.

City of Yara Built Form Review I Summary of Findings j

Contents1 Background

1.1 Brief1.2 Methodology1.3 Study Process and Report Structure

2 The Built Form of Yarra2.1 Metropolitan Context2.2 Topography (including the Yarra River)2.3 Urban Form2.4 Building Height2.5 Lot Size2.6 Transport Conidors2.7 Building lnterfaces2.8 Public Space Quality2.9 Sustainable Design2.10 Coniistency and Variety

3 lmplications of the Principles3.1 Topography3.2 Building Height3.3 Lot Size and Urban Form3.4 Urban Character3.5 Transport Conidors3.6 Public Space Quality3.7 Sustainable Design

4 Built Form Types and PrecinctsPrecinct Map4.1 Yana River Conidor4.2 Residential Areab4.3 Non-Residential Areas4,4 Transport Conidors4.5 Precinct Analysis

5 Built Form Strategy and. Policy5.1 City-Wide Objectives5.2 Yana River Conidor5.3 Residential Areas5.4 Non:Residential Areas5.5 Transport Conidors5.6 Precinct Descriptions and VisionsStrategy Map

6 lmplementation6.1 Recommendations on Existing Studies6.2 Overview of Planning Scheme Changes6.3 City of Yarra MSS6.4 Local Policy6.5 Overlay Controls

Appendices

A Precinct Analysis Sheets

B Study Brief

C Policy Context

D Yana River Corridor Built Form Analysis

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Background

City ofYarm Built Fom Review I Background i

1"1 BriefThe Council wished to undertake a built form review project that will:o Determine desirable built form outcomes for the non-heritage areas of the City of

Yarrar Recommend changes to the Yarra Planning Scheme to implement these

outcomes

A copy of the brief is included in Aooendix B. ln commissioning the study, theCouncil was keen to ensure:. lntegration with current in-house projects. Compatibility with the Heritage Overlay policy review worko Successful.statutoryimplementationr Pitching the project at the right level of detail. Nesting the project with existing council policy (eg Municipal Strategic Statement)r Community support, including targeting of specific interest and stakeholder

groups

1.2 MethodologyThe brief required the study to be undertaken in four stages:

1. Review of Existing Controls & Draft Policies

2. Consultation

3. Built Form Study

4. Built Form Strategy

Review of Existing Controts & Draft PoliciesCareful analysis and critical review of the antext for the study.

A thorough analysis was made of all the relevant policy documents and studiesreferred to in the brief. Preliminary conclusions were drawn about the need to reviewor revise some of these policies and how they should be reflected or incorporated intothe cunent study. A background report was tabled with the Steering Committee,which has since formed the basis for{ppg4g!!gQ of this report.

A meeting was.held with senior Council officers on 2T,November to exploreexpectations of the Built Form Review in relation to each of the following studies:

Urban Character StrategyYarra River Corridor Urban Design GuidelinesPunt Rqd/Hoddle Street Planning and Design Strategy and GuidelinesDcrign Guidelineg lbr the City'r Main Roedr (draft)Design Guidelines for Development Above Three StoreysSE Clifion Hill Local Area Plan (draft)

Other relevant studies/policies discussed at that meeting included:Local Planning Policy for Mixed Use Zones (Residential lnterface Study):

six main sources of conflict have been identifiedlndustrial and Business Activity study (Ratio)Heritage ReviewEconomic StrategyBalconies and Public Spaces PolicyLaneways and Residential Development Guidelines

Specific controls and policies that were agreed to need review were:City of Yarra MSS (Municipal Strategic Statement)Design objectives and decision guidelines in the following:

DDO1 Yara River CorridorDDO2 Primary BoulevardsDDO3 Secondary Boulevards

City of Yarra Built Form Review I Backgrdnd ]

0onsultationThe brief required a single series of stakeholder workshops as the consultationcomponentofthe study. The studyteam recommended thatthe consultation beextended into three stages:

1. Public workshops at the start of the project

2. Public workshops prior to preparation of a draft report

3. lnformal consultation on the draft report

This recommendation was accepted. lnformation about the consultation is'sunimarised in section 1.3.

Built Form EtudyProduces prefened built form outcomes for each category of built form type in thestudy area.

The methodology was based on the following steps, ae ouilined in the leam'sproposal:. Undertake Categorisation of Urban Formso ldenti! areas in *itical. need of specific heighVbuilt form controls

FoR AREAS rN cRrrcAL NEED oF spEctFtc HEtcHt/aurLr ronM coNTRoLS:

o Preliminary analysis of performance criteria that should influence heighVsiting etco Undertake detailed survey and create photographic libraryo Refine performance criteria. Model built form outcome optionsr Evaluate built form outcome options, and agree prefened built form outcome

options and refine the boundaries

ShortlyafterthestudyoFinaliseperformancecriteriateam was appointed, FoRTHEBALAN.EoFTHEAREA:

. Document case studies ofeach urban form type:the Council o Foreach case study/urban form type:

commissioned the Buitt Form strategysame team to

Preparation of the over-arching strategy, ptus statutory implementation

Undettake detailed recommendations.

analygis work of the The findings for each type and area ftom the previous tiask were welded into a top-down strategy. The Categorisation of Urban Forms analysis that began the preieding

section of the Yarra stage provided the basis for the strategic approach advocated by a number of recent

River Panel reports.

Policy and recommend control mechanisms (where appropriate) were recommendedfor each situation identified in the previous task. This complete Strategy Report withpolicies, plans, phdtos, maps and diagrams, includes all the reports resulting tomeach preceding stage.

Yarra River

Shortly after the study team was appointed, the Council commissioned the sameteam to undertake detailed analysis work of the section of the Yarra River betweenVictoria Street and Bridge Road. This work was brought forward because of animpending VCAT (Victorian Civil and Administrative Appeals Tribunal) hearingconcerning 6$75 River Street; The process followed six steps:1. Preliminaries

2. Yana River Landscape CharacterAssessment3. Development lssues Assessment4. Victoria St-Bridge Rd Case Study5. Victoria St-Bridge Rd Design Guidelines6. lmplementation Recommendations

City of YarE Built Form Review I Background I

After step 4 the brief was adjusted to focus on preparations for the appeal hearing,and the development of the guidelines was suspended and refened to the Built FormRevriaw study for completion. The results of this work are summarised and embodiedin this report.

1.3 Study Process and Report StructureThe following diagrain shows the study process adopted for the Review, and the wayit relates to the structure of this report:

EE@

EEConsultation was built around a study Steering Committee, comprising Councilofficerc, Councillors, community and development industry representatives (fullmembership inside front cover), a two round series of Public Workshops, followedafter completion of this report by public consultation. The Steering Committee andPublic Workshop processes were as follows:

Steering CommitteeConsultation Was built around a study Steering Committee, comprising Councilofficers, Councillors, community and development industry representatives (fullmembership inside ftont cover), a two round series of Public.Workshops, followedafter completion of this report by public consultation. The Steering Committee andPublic Workshop processes were as follows:

Stesring Commattee 1, {2 AugustOutline of brief, program and methodConsultation processCategoriSation of urban formsFormat for Public Workshops

The comments

made at the First

Round Public

Workshops were

particularly useful

in setting the

agenda for the

themes in chapter

/ and in shaping

the structure of the

entire Review.

City ofYarE Built Form Review I Background ]

Steering Committee 2, 5 SeptemberDetailed discussion of comments made at First Round Public WorkshopsSummary of comments and 'Outcomes and Response' table discussed at lengthBrief agreed for mapping and precinbt analysis

Steering Committee 3, 17 OctoberPresentation of analysis work- Factors influencing Built Form

- DevelopmentTypes- Precinct Delineation

- Precinct Photo Boards

Steering Committee 4, 14 NovemberPresentation of preliminary:- Strategy Map

- Strategy Objectives Table- Sample Precinct Obiectives PapersBrief for Public Workshops Round 2

Mid-DecemberDraft report circulated

Steering Committee 5, 29 January (reconvened 12 February)Review of draft report.

Public WorkshopsFirst Round Public Workshops,22 and 26 August

Collingwood workshop 22 August 2002; Richmond workshop 26 August 2002Open forum: What ktnds of issues aase wlth tbuilt form'?Questions for'table discuagion'

- ln what types of area would you allow.buildings of 2, 4, 7 more than 8 storeys?

- ln what kinds of special location might you allow buildings to be higher than theirsurrounds?

- Why? Under what circumstances? With what conditions?

Second Round of Public Workshops, ,8 and 25 November

Collingwood workshop 18 November 2002; Richmond workshop 25 November 2002Strategy Objectives

- Do you have anycomments on anyofthe objectives?- ls anything missing? What wording would you suggest?

Precinct Overview- ln which precincts (other than heritage precincts) should the built form character

change the least? What aspects of this character would you keep unchanged?

- ln which precincts or major sites would like to see a new built form characterdeveloped? What would be the built form ingredients of this new character?

Precinct Futures- What development pressures exist in this precinct?

- What arp€c{i ol thit pr€cincfs built form would you:Protect?Strengthen?Change/lmprove?

- What should be the future built form character of this precinct?

- What key issues need to be addressed in achieving this character?

The workshops attracted a total attendance of around 1 00 local people, including alarge proportion of building design professionals.

Comments made at Public Workshops

The comments made at the First Round Public Workshops were particularly useful insetting the agenda forthe themes in chaoter2, and in shaping the structure oftheentire Review. A summary of these comments appears on the next page. At thesecond round of workshops, specific comments were made and recorded on thestudy's draff strategy objectives, and on the desired future for a number of theprecincts.

City ofYar€ Built Form Review I Background I

The Steering Committee and study team accepted most of the comments made atthe First Round Public Workshops, and have attempted to carry them through into theReview, with certain qualifi cations:. A'top down' and holietic approach has bcen adopted, within the broad confines

of built form and landScape rather than land use or any other topic.

r A typological approach has been used, which provides wide scope to tailor policyoutcomes tb different types of area and environment.

o Size of site and proximity to residential areas are two parameters that haveheavily influenced the approach.

o A broad range of built form-related topics has been covered, not just buildingenvelopes.

A 'top down' appro.ch k ne.d.d, that tt rti by looklng atthe entire city and its surrounds, and the broad context ofurban form considerations that make a city sp€cial.

Need a vision of the future urban fprm of the city: not justheights and setbacks, but also grain, street interface etc

Most people prefer to relate the height of new buildings tothe current scale of buildings in an area. They supportvariety of scale within this broad parameter, and seemprepared to accept that new buildings can be higher thantheir surrounds by a small increment. Allied to this is supportlbr'rtrpping dorrnr, anglr olvidon/hidc tha hlgh.r p.rtpolicy, and respectful style of design.

A balance needs to be found between prescription, whichprovides certainty,. and the performance approach, whichprovides flexibility for good designers.

Aim for v.ricty of urb.n form - avoid the blrndnc$ ot amiddle suburban environment.

Size of site impacts on the size of development that can berucc..tfully.blorbad; cg 'irl.nd llt !'would hlt/. th.fewest constraints.

Residential amenlty (eg overlooking, overshadowing, visualbulk) should be a prime driver of built form policy.

Proximity to residential areas is often a constraint on buildingshape and size; policy can often be more relaxed in non-Residential zones..

Two storey can be acceptable in residential areas provided itmeets basic criteria.

ESD principles are important (eg solar access).

Factors that may influence appropriate building heightinclude:

- Street width- Topography- Views- Closeness to actlvity centres

- Comer sites- Sites on main roads

- The use of the building (eg a civic building, or a publiclyaccessible use like a restiaurant, can be taller)

'Clor.n6! to publlchntpotf nr.dt.Lbor.lion rt a policydriver of increased density in a city like Yarra.

There should be clear locations where high rise should not beallowed.

Particularly iarge buildings should only be allowed where theyoffer tanglble community benefits (eg car parking, or publicopen space, or decontamination).

Skilled design can make a taller building acceptable; gettingthe building envelope right does not guarantee a pleasant

Review of Existing StudiesThere are a number of significant existing studies relating to built form that the City ofYarra has undertaken over the past few years (see summaries in table below), Part

City ofYarra Built Form Review I Background I

of the purpose of the Built Form Review is to review these studies and makerecommendations as to their future. Each is reviewed in more detail in Apoendix C,and g[ggQglQ includes a more detailed summary accompanied by a commentary andrecommendations.

Urban Charactsr Strategy

August 1 997, Mike Scott & Associates. The study isreferred to in the.MSS and is based around eightguidelines, six maps (mostly of consistent character areas)and twenty seven precincts (including heritage areas andnon-residential areas), each with a statement of desiredcharacter, and summary of existing characteristics. lt pre-dates Resoode, so lacks statutory weight, and also pre-datrs the 'chrrectrr precinct brochurc!' mcthodologydeveloped by Planisphere.

Yarra River Corridor Urban Design Guidelines

September 1998, City of Yarra. Relates to the areacovered by DDO'I (including Merri and Darebin Creeks).The guidelines comprise General Objectives andGuidelines (topicb: built form, habitat and landscape, openspace and Main Yarra Trail interfaces, and heritage).Heights and setbacks are prescribed for each of tenprecincts, but without explanation or justification. Theprescribed maximum heights are mostly 7.5m or 10.5m,but one or two extra storeys may be permissible, subject toviewlines and overshadowing. The setbacks follow astandard formula. The guidelines have insufficient statusin the planning scheme, and have been found to allowdevelopment unacceptable to the Council.

Yarra Residential Deslgn Gulde

Prepared as a supplement to thg Good Design Guide, andexhibited as Am C15, June 2000, which lapsed on 1 1 May2002 as a result of the introduction of Resoode. Theprinciples underpinning the building envelope provisions ofthis study are that new development of up to 2 storeys inheight is generally acceptable subject to a number ofcaveats. One is that in streetscapes with consistent singlestorey r$id€ntial dcvclopment, the'apparEnf height muatbe the same as the existing dwellings. The report containsa useful section on development pressures and uniquebuilt form characteristics of Yarra.

Punt Road/Hoddle Street Planning & Design Strategy& Guidelines

January 2000, Hansen Partnership & Context CMl.Exhibited as Am C1 0, proposed DDO4 (lapsed). Seen asa pilot study for the Main Roads study, and reviewed by it.It defines six 'precincts and five junctions, each of whichhas detailed objectives and height and setback provisions,intended to form part of a DDO (Design & DevelopmentOverlay) schedule. Heights vary from block to block, from2 to 4 storeys up to 4 to 8 storeys at nominated keyjunctions. lt is understood that Am C10 lapsed because of '

community concern about a limited number of specificaspects of the study.

Design Guidelines for the Clty's iraln Rolda

March 2OOO, City of Yana in association with Fink andMcMahon Architects. The study only covers the sections ofm.ln road induded in DDo2.('primary boulevaids') andDDOS ('secondary boulevards'). Primary boulcvardsinclude Victoria Parade, Alexandra Parade, part of ChurchStreet, the CityLink frontage, Punt Road and smallsacdonr ot Nlcholson Stre€t. The'secondary boulevards'are stated to be main roads (apart from Hoddle/Punt andthe primary boulevards) that do not pass through heritageareas, shopping strips and residential areas. The productof the study includes General Design Guidelines, and 65precincts, each with separate building envelope provisions.Prescribed heights are almost all 2 or 3 storeys(depending on existing heights) plus a further storeysetback 3.5m from the primary frontage, often withconditions. There are a small number of precincts withhigher prescribed heights (4-8 storeys). The study wasintended to result in amended DDO schedules, but is stillin draft form. lnsufficient account seems to have beentaken of the broader strategic context, such. as land usedirections and State planning policy.

Dosign Guidollnos for Dovelopment Above ThreeStoreys

Hansen Partnership, reviewed by Coomes Consulting.Recently exhibited as Am C50. lt includes detailedprovisiohs on design quality/interface with the strset,amenity (including residential and parkland interface),landscaping, parking and traf{ic. The Yarra River Conidoris referred to in various objectivesr The study states thatthi 'prim.ry'sctback height must match ad,iacentbuildings, except in DDO areas, and the maximum heightof thc 'rocondary (upper level) setback' must bE as for tho'domlnant hcight' in an arEa, subrect to ccrtain conditions.The guidelines appear to hav€ a continuing usefulness.The Built Form Revi€w can add value to these guidelinesby clarifi/ing the situations in which buildings can be higherthan their surrounds.

SE Clifton Hill Local Area Plan (draft)

September 2001, David Lock Associates. The studydefines fourteen character areas in SE Clifton Hill, eachwith SWOT analysis, objective, description, and'rcqulrerncnf guidclines. As virtually the entire.rea isaffected by a Heritage Overlay, it has less direct relevanceto the Built Form Review. Typically the recommendedheights ars closely linked to the heights of existingheritage buildings.

Some of these documents are referred to in the curent Yana Planning Scheme,some have been exhibited as planning scheme amendments in their own right, butnone of these amendments has been adopted and included into the planningscheme. Because each is a specialised study, recommended policy in these reportsis developed at a greater level of detail than is appropriate in the Built Form Review.It is important for the Review to examine and assess the principles that underpinthese studies, even though in some cases they are implicit, rather than overtlyexpressed.

The Councilis

understood to be

subjecting some parts

of the MSS fo

significant alteration, to

reflect changing

demographics,

increased development

pressure and an

upgraded response fo

some key planning

Lssues.

Cityof Yaffa Built Form Review I Background ]

Review of Existing GontrolsApoendix C contains a review of the key existing controls and policies affecting thebuilt form of the City of Yarra. All of these have influenced this Revieu but thefollowing are particularly important:

State Policies

The Ten Principles of Good Urban Design

Clause 19.03 of thc Victoria Planning Provisiono ('Deeign and Built Form'). The BulfForm Review has been prepared explicitly to address built form related issues thatare referred to in this policy.

Melbourne 2030: Planning for Sustainable Grovrth

Melbourne 2030: Planning for Sustainable Growth is a metropolitan-wide strategy thatwas launched in October 2002. lt outlines a 30 year vision for the management ofurban growth in metropolitan Melbourne. lt coritains policies and initiatives that willinform the Yarra Built Form Review. Theme 1 in g!gg!g! makes speciflc commenton the impact of Melbourne 2030 on the City of Yarra.

Yarra Planning Scheme

Municipal Strategic Sfatemenf (MSS,)

The current City of Yarra Municipal Strategic Statement (MSS) was adopted in 1999.The three year review in now progress. The Council is understood to be subjectingsome parts of the MSS to significant alteration, to reflect changing demographics,increased development pressure and an upgraded response to some key planningissues. The release of Melbourne 2030 in late 2002 also affects the MSS inimportant ways.

The Built Form Review will input to the three year review, in accordance with a varietyof actions recommended in the report. Major revisions will be needed to Elbment 1 :

Urban Design, Element 2: Residential Land Use and Development and Element 6:Yana River Corridor. These revisions will include a new urban design frameworkmap, replacement of current Objectives by the new Strategy Objectives contained inthis report, and a complete overhaul of the urban design and Yarra River sections.There are also key MSS terms that need to be revised, including urban village, majorgateways, major residential redevelopment sites, major renewal areas, primary andsecondary boulevards. The Council may also want to make further changes, such asdelcsng r.f8runce to 'higher duolling dcnsiv, and !trrngthoning the sustainabilityobjectives.

Local Pl an ning Policies

The following Local Policies have been examined (see {pp4[5.1Q):Clause 22.0'lClause 22.03

Discretionary Us6s in the Residential 1 ZoneYarra River Corridor Urban Design Guidelines

Clause22.04 Retail Centres PolicyClause22.05 LocationofCommercial/lndustrialActivities

Design and Development Overlay (DDO) (Clause 43.02)

Three DDO schedules are directly relevant to the Review, and are the subject ofchanges recommended in g!gqp$:

Schadul. Ona: Yarra Rivar Conidor - lncluclvo of Mrni snd Oar.bln Cre.krSchedule Two: Primary BoulevardsSchedule Three: Secondary Boulevards

Panel Reports on Built Form

There have been important recent Panel reports that are directly relevant to built formpolicies. Planisphere has undertaken a review of these reports to establish anyrecurrent themes and attitudes to planning scheme amendments that proposeheighUbuilt form controls. There is a summary of the main points of issue andrecommgndations in each of the Panel reports in Apoendix C. The major reports are:

Melbourne Planning Scheme Amendment C20 December 2001Bayside Planning Scheme Amendment C2 August 2001Port Phillip Planning Scheme Amendment C5 & C14 December 1999

The study process

needs to

demonstrate a

strong strategic

rationale from the

commencement,

rather than

creating a sense

of the strategy

being'tacked on'

at the end-

City ofYarra Built Form Review I Background ]

There are a number of issues that require careful consideration in the methodologicalfamework of a built form study of this nature. The most important of these, in ouropinion, is the strategic context. The study process needs to demonstrate a strongstrategic rationale ftom the commencement, rather than crdating a sense of thestrategy being 'tacked on' at the end. For example, views from parkland cannot beconsidered in isolation of the impacts of any resulting controls on the surroundingland uses and their strategic development. ln addition it should be recognised thatview protection alone may not provide sufficient rationale for an acceptable built formoutcome. Other justification for height controls may be needed, and overall built formoutcome (eg siting, gaps between buildings) may also be important.

ln addition, the consultation processes and techniques used in assessment of thebuilt form need to be carefully designed to demonstrate an inclusive, holistic andcomprehensive approach. This could add an apparent layer of complexity to theexercise. However with a well-structured and fully developed program prior tocommencement, the required outcomes will be achievable.

Survey and AnalysisMuch of the work involved in undertaking a study of this scope and budget hasnecessarily taken the form of review and research, but a survey of the City wasundertaken in order to arrive at a listing of the main built form typologies, theboundaries ofthe precincts, and the key issues and threats. Photographs and arecord of key characteristics formed part of this survey. More detailed survey workand modelling was subsequently undertaken along the Yarra River corridor, as thiswas agreed to be the location most in need of prescriptive built form controls.

The Built Form of YarraThe Built Form of Yana is described in g1[ap!g!. The chapter identifies ten themesthat define the distinctive qualities of Yana's landscape and built form characier. Oneor more Principles are suggested in relation to each of the themeg. The themes andtheir contents worc arrivod at partly trom ths study t€am's own surv€y and resoarch,partly from examining previous studies, and partly from insights gained through theSteering Committee and the Public Workshops.

lmplications of the PrinciplesQISB@Q takes the Principles developed in ctraoter 2 and proposes responses tothem, mainly in the form of objectives for the Built Form Strategy and Policy. SomePrinciples have implications for the lmplementation proposals in g[gp!gg.,Q. Othersforeshadow the need for policy relating specifically to particular situations or types ofbuilt form. This forms the subject of g[3p!4[ Built Form Types and Precincts.

Built Form Types and Precinctsghag@l presents a break down of built form typologies in the City, under theheadings of Yana River Corridor, Residential Areas, Non-Residential Areas andTransport Coridors. The study area is then divided into over sixty precincts,categorised into the built form types established earlier in the chapter. The mainsourcs of thiE typological and pr€cinci analysb was the study team's own survey.The built form typologies provide the framework for most of the policy outcomes ofthe Review.

Built Form Strategy & PolicyThe Built Form Strategy forms the centrepiece of chapter 5. The strategy representsa 'top down' view of the buitt form direc,tionc to bc followed in the City of Yarra overthe medium to long term. lt was anived at by considering all the analysis workundertaken in the course of the study, and by exposing a sequence of drafts of theStrategy Objectives to discussion by the Steering Committee and the second round ofPublic Workshops.

Cily of YarG Built Form Review I Background ]

Precinct AnalysisPrecinct Analysis sheets have been prepared for each of the built form precincts.Each sheet contains photographs, a Description, Strategic Context, DevelopmentPressure, Key lssues and a short Msion statement. They represeni the 'bottom up'component of the Built Form Strategy, in that the Vision statements are intended tocomplement the city-wide and typological policy outcomes. The main source for thecontent of these she€ts was the team's own survoy and analysiB work, informed to ageneral extent by Steering Committee and Public Workshop comments. lt was notpossible, in a project of this scope, to undertake detailed work at precinct level. ThePrecinct Analysis sheets appear in AppendixA.

Outputs (Yarra Planning Scheme)The outputs of the project, in terms of recommendations about the future of eachexisting study, and about the statutory implementation of the Built Form Review, areset out in g!ggpg.,1Q.

Heritage AreasThe precinct analysis and related policy in the Built Form Review has only beenundertaken forthe non-heritage areas, as stipulated in the brief. There is oneexception to this: the Trenerry Crescent heritage area has been added to the YanaRiver policy to provide consistency of the ex-industrial areas along the river corridor..Horirrever it was considerod important to providc a ci$-wide context fur tho studysfindings, so most of the earlier analysis applies to the whole city, including theHeritage Overlay areas. The city-wide policies also have applicability across the city,not just in the non-heritage areas.

Report UpgradesThe draft final report was issued on 28 February 2003. Since then, additional workhas been undertaken alongside preparation of a planning scheme amendment by theCouncil, resulting in changes to this July 2003 version. Further work was undertakenon policies and design responses for Yarra River precincts YR4, 5, 6 and 7, plus areview of the Richmond Terminal Station precinct. This resulted in:

o Amalgamation of Current lndustrial and Ex-lndustrial River Edge types (Chapter5,2).and associated changes to other chapters of the report, including adding theTrenerry. Crescent area in Abbotsford.

' Changes to Policy Objectives and Design Responses for the newly formedCurrent and Ex-lndustrial River Edge type (Chapter 5.2).

r Transferring Richmond Terminal Station to a Non-Residential lndustrialCommercial Enclave type.

o lntroduction of a Crest Line for the Current and Ex-lndustrial River EdgePrecincts.

o Various precinct boundary changes.

The Council also commissioned an immediate start on work to update and adapt theUrban Character Strategy, as recommended by the Built Form Review. A checksurvey was undertaken, policy analysis, and development of descriptions, existingcharacteristics, prefened character statements, and design guidelines were prepared.The descriptions and visions for the Residential Precincts in the Built Form ReviewPrecinct Analysis were upgraded as a result of this, and some minor precinctboundary changes were made. This July version of the report incorporates thesechanges for consistency.

10

The Built Formof Yarra

City of Yara Built Form Review I The Built Form of Yara j

OverviewThe City of Yarra is a varied and complex urban environment. A successful BuiltForm Strategy needs to first be able to describe the city's built form characleristicsand context from a strategic perspective. This chapter attempts to do this byexamining ten themes, and proposing Principles relating to them. Each theme beginswith the Principles, followed by explanatory text and illustrations. Maps andphotographs are used where they help to illuminate the topic.

While the study area forthe Built Form Reviewis the City of Yarra outside HeritageOverlay areas, most of the material in this chapter takes in the whole city. This isbecause a sound strategic perspeetive demands a view of the built form character ofthe municipality as a whole. ln subsequent chapters, attention focuses more closelyon the non-heritage areas.

The Ten lhemesThe ten themes described in this chapter are:

1. MetropolitanContext2. Topography (including the Yarra River)3. Urban Form4. Building Height5. Lot Size6. Transport Corridors7. Building lnterfaces8. Public Space Quality9. Sustainable Design10. Consistency and Variety

Metropolitan Contextis important in a municipality that adjoins the stato's capital city.Current State policy favouring intensification of development in and around activitycentres and transit stopr has profound implicailons for the City of Yana's built form,as most of the City is within walking distance ot both. Topography (including theYana River) is a fundamental component of an arca's characler, and built form canenhance or detract from topographical character. The landscape character of theYarra River corridor is of major significance, and has been attracting a steady flow oflarge developments.

Urban Form is a topic that covers the gamut of factors that distinguish one human-made environment from another, including street and subdivision pattern. Built formis just one of those tactors. Building Heightis an important aspect of built form, oftenthe most controversial aspect of a development proposal. Lot Size influences therhythm of architecture in a street and the potential size of any hew development. lt isalso an important componcnt of the 'grain' of an area, from an urban d6ignpGrlpGclivo (ic'fnc grain'or'coar3o grein urban form),

Transport Conidors are the means by which most people see an area, and they tendto attra6't lergor dcvoloptrunts. They ars ha 'shop windouts' of a municipality, andbuilt form policy should respond accordingly. Building lnterfaces means therelationship between one building and another, or between a building and a space. lnlho City of Yana, buildlng intcrfaccr aro a msjor issue, because thc City's urban formis, in large areas, so dense and mixed.

Public Space Quality is a om of tho main dctorminantr of tho 'livability' of a city,including the'walkability'of ito strscts. Built lorm policy can he-lp to improvo thesafety and attractiveness of public spaces. Buildings in the 21st century must have aSustainable Design. Consis:tency and Variety, our concluding theme, are opposingends of a design balance that is constantly being played out in the streets of the CityotYarra, with its varied urban environments. The Built Form Review needs to providepointers to the correct balance between these competing concepts in different partsof the City.

12

City ofYara Built Fom Review I The Built Form ofYara I

Built Form Review Study Area

tft

,

I studyArea

*'{+'.o{

q .,.{

13

p"f

... expactations

about dwelling

space standards

and car

ownership have

been growing

relentlessly

City ofYana Built Form Review I The Built Form of Yarra ]

lVIe fropoJrfam #on fexfThe City of Yarra adjoins the eastern flank of the City of Melbourne and extendseastward to the Yana River. The City's suburbs include Fitzroy, Richmond,Collingwood, Abbotsford, Burnley, Princes Hill, North Carlton, North Fitzroy, CliftonHill, and small parts of Fairfield and Alphington.

Historically, those parts of the City closest to the centre of Melbourne provided livingenvironments ranging in quality from desirable residences to workers cottages onceviewed as slums, combined with extensive industrial activity, much of it located closeto the Yarra River. To this densely developed core of the former Cities of Fitzroy,Richmond and Collingwood have been added more spacious residential suburbs,even including some essentially middle suburban parts of Fairfield and Alphington.

The inner core areas of FiEroy, Richmond and Collingwood have been undergoingrapid change in recent years, as older industrial uses move out and people aspiringto an inner city lifestyle move in. Most of the extensive amount of heritage protectedfabric has been conserved and enhanced, including heritage industrial premises,many of which have been converted to attract the new breed of resident. Althoughchange to the built fabric of these areas has been confined mosUy to particulardevelopment sites (often former factories and warehouses) and individual house lots,development pressure is strong. Long term popLilaUon decline has been arrestedand reversed. At the same time, expectations about dwelling space standards andcar ownership have been growing relentlessly. The result is that pressure on theurban fabdc of Yan 's inncr city, in termc of such indicators ae developmont andtrafflc, is much greatei than is apparent from the population figures.

State Govemment policy has for many years been to push for gradual consolidationof existing urban areas, including the City of Yana. The latest manifestation of Stateplanning policy is Melbourne 2030, which includes ambitious population forecasts forresidential consolidation, with a particular emphasis on redevelopment of major'brownfield'(proviously developed) silos, sitos within and close to aclivity centrcs, ardsites close to good quality public transport.

lnvestigations uhdertaken for lhe Buitt Form Review suggest the following preliminaryconclusions can ba reached about the City's capacity to accommodate further

Closeness to good publictransport

consolidation potential because it does not differentiate onearea from another. Also there are specific limitations onredevelopment potential (eg heritage controls or amenity ofestablished residential areas) affecting most railway stationsurrounds.

Maior activity centres in the City of Yarra comprise mostlysmall, separately owned properties along main roadfrontages, often with heritage protection, and often abuttedby low-rise established residential areas. Opportunities toredevelop and intensify are therefore severely restricted.

There are numbers of large industrial sites around the City,some likely to become available for redevelopment in theshort term, Some have edge constraints (eg Yarra River oradjoining low-rise established residential area). TheCouncil's /ndustrial & Business Activity Sfudy recommendsretaining most of these sites in employment generating uses

Approximately 60 per cent of the municipality is subject toHeritage Overlay planning controls, Most of the inner areasare already relatively high in density.

Contlnuing intensificadon will result in increaeing pnBssurE on the City's publicspsc6s. These includo th€ City's str€ots and lanes; which have qualities wanantingcareful management and, where possible, upgrading. Parks and open spaces areabundant in some areag and almost entirely absent in others. Many of the larger

lntensifi cation (includingresidential) of activitycentres

Redevelopment ofredundant industrial sitesfor residential or mixed use

lncremental redevelopmentin established residentialareas

in the City of Yarra is close to good publictransport, therefore this is not a reliable indicator of

14

City ofYara Built Form Review I The Built Form of Yara ]

Looking across the rooftops of the City of Yarra towardsthe skyscrapers of Melbourne's central city

Because the City

of Yana is ...well-separated

from the central

city by heritage

areas and

parkland, it is not

possib/e fo

extend the high

rise core of the

central city into

the municipality

principle I

principle 2

2"2

Ihese landforms

are subtle rather

than dramatic,

and the grid

street pattern

tends to obscure

the existence of

subtle

topographic

features

city ofYatra Built Form Review I The Built Form ofYara I

parks are of metropolitan significance, and these need to be protected and enhancedas perhaps the single most precious resourcs of the city's environment.

The City of Yana's proximity to the skpcrapers of the central cig of Melboume ismade apparent fom many viewpoints around the municipality. The rigid east-west,north-south orientation of most streets, restricts views from street level, but there arenumerous elevated views across the rooftops of this flat and relatively low rise city.Examples are from the Clifton Hill railway, the east bank of the Yarra River,Richmond Hill and upper floors of taller buildings.

The point at which the City of Yarra comes closest to the Hoddle grid of the centralcity is Fitzroy. Fitzroy is almost completely covered by Heritage Overlays, although itincludes the relatively tall complex of hospital buildings in the Nicholson / Gertrude iBrunswick / Victoria Parade block. However, there is a distinct contrast in scalebetween this area and the high rise buildings of the central city. Other parts of theCity of Yarra are separated from the skyscrapers of the central city by the generallylow rise City of Melbourne heritage suburbs of Carlton and East Melboume, and thering of parkland around the eastern side of the central city.

Because the City of Yana is, on the whole, well-separated from the central city byheritage areas and parkland, it is not possible to extend the high rise core of thecentral city into the municipality, nor to establish some form of building height'gradient. Ther6 aro, in any cas€, sound argumcnts for maintaining a dbtinctcontrast between the scale of buildings in the CBD and their surrounds (eg seeSense of P/ace in the Metropolitan Stategy: Urban Design Principles for the CentralRegion of Victoria, Melbourne 2030 Technical Report 12, Department ofI nfra stru ctu re, 2002).

An altemative and more realistic starting point is to examine the characteristics of theCity of Yana's topograptry snd urban form, and lho inf,ucncc! th6Ee might have onbuilding height.

The outcomes sought by State and metropolitan policies need to beplennrd lor ln weyr that ncognla. rnd ru.pond to thc Clty of Yrm'tspecial built form characteristics.

Because the City of Yarra is, on the whole, well-separated from thecentral city by heritage areas and parkland, it is not possible to extendthe high rise core of the central city into the municipality, nor to.!t blllh romr tonn of bulldlng hrlglil'gndbnf.

TopographyMuch of the developed area of the City of Yarra occupies the relatively flat landspreading west and north from the Yana River. The topography of the City of Yarracomprises four distinct areas:. The extensive river flats that underlie much of the eastern and southern portions

of the city, including South Richmond, Burnley, Collingwood and Abbotsford.r The elevated land that slopes gradually down ftom Royal ParUPrinces Hill

through the Melbourne end of Nicholson Street towards the confluence of theYarra River and Gardners Creek, culminating in the spur of Richmond Hill.

r The gently rising land between Alexandra Parade (formerly the Reilly Streetdrain) and the Meni Creek, occupied by North Carlton, North FiEroy and CliftonHiil.

. The plateau-like land above the steep north bank of the Yarra River occupied byYarra Bend golf course, Fairfield and Alphington.

These landforms are subtle rather than dramatic, and the grid street pattem tends toobscure the existence of subtle topographic features by cutting across them, ratherthan following natural features like valleys or ridge lines. The city is considered flat,and in terms of its built areas, this is largely conect, but the City does includetopographic features such as Richmond Hill and the immediate corridor of the YarraRiver.

16

City oiYatra Built Form Review I The Built Form of Yarra ]

:,,t,i,1'iu 'it-Li:, , : i , j\lll:'/.

,.',

, , ,,. ,*. . .,,,,,,, i.,t. .

' " '',,.-,.r?" ,'.,:", , /t!i,''. -i - ,1"*-..#,

'- ri., '. "'l,.: ,, , i,l ,.r.'l

l

, ,;ii, , '

"n j'j

" . -, ,, 'll'-H:=,':,r'r, '1i. , 1",'{

-'.:',;,n,r'r,,:ri,'t *,,,..r1"

'Fil:i

The City of 'rarra's landforms are subtle, ti*jqr.rather than dramatic. People consider the :,.hl\ .l:city flat, and most would agree that its '.

i.11:;,iprincipal topographic featwes are : '1;:f..+

_j-i

principal topographic features are : .:;.'.'-'1.3

Richmond Hill and the Yarra River. *, ;;i1,

i,N',i' rrt.{t'

Il'

rtur

Richmond Hill, with the spireof St lonaiiris Calhedral

3\lx*'n

Fltzroyo;;i -) :ir6?tti'!:'.':

ClittmHill.

The landform of the Gity of Yarra

.,.j.i:

17

principle 3

principle 4

principle 5

principle 6

City ofYara Built Form Review I The Built Form ofYarra ]

Richmond Hill stands out not because of its height (the corner of Nicholson Streetand Victoria Parade is actually higher), but because of its profile. The hill has adistinct shape, rising up from the river flats that adjoin it on three sides, and thebuildings that occupy it help to emphasise its form by remaining relatively uniform inheight. The tail spire of St lgnatius Cathedral provides a dramatic emphasis to theridge line of the hill.

ln a flat and generally low-rise City like Yarra, landmarks and tallbuildings take on a particular importance because they are visible forlong dlstances.

The profile or sllhouette of tal! buildings and landmarks is important,because they are often seen against the sky.

Random siting of tall buildings will detract from the topographicalcharacter of the city and obscure views of landmarks valued by thecommunity.

Vllhile new tall buildings can sometimes be used to emphasise featureslike hilltops, in the City of Yarra the prime locations have already beenoccupied by church spires (eg St lgnatius, Richmond Hill; St Johns,Clifton Hilt; St Marks, Fitzroy).

Yarra RiverThe Yana River lends its name to the City, and it is the most important and valuedtopographical feature of the municipality. The City also includes the lower reaches ofthe Merri Creek, which enters the Yarra near Dights Falls, and the Darebin Creek,which forms the most easterly edge of the municipality.

From Punt Road to just beyond Church Street, the banks of the Yarra River aredominated by the CityLink (or Monash) Freeway. Upstream from here, the freewayedge gives way to extensive areas of parkland. North of Bridge Road, the City ofYana bank of the river is bordered by industrial or former industrial buildings and theAbbotsford Convent. Beyond theYarra Bend parklandsthe riverpasses belowtheback fences ofsuburban houses in Fairfield and Alphington. Each oftheseenvironments causes a change in the appearance and function of the corridor.

While there are stretches of the Yana River corridor in which buildings have a strongprgsence, n€vorthcloss the expsdstion i! that the conidor and its landscape -particularly ths vegotafon - should dominab hc outlook for Trail u$rs, sl lceil .

upstream from the section dominated by the freeway. Most of the opposite, eastbank of the river is either parkland or large rear gardens. Protecting and enhancingthe landscape and riverscape qualities of the conidor, as seen from the Trail, shouldbe a prime objective.

The River as a Landscape Corridor

The best way to see the river, apart from hiring a boat, is to drive along some of theroads that follow the river corridoi, or better still, walk or cycle the Main Yara Trail.Access along the City of Yarra bank is limited to the Trail, the freeway edge, andsome roads into parkland. From the perspective of a Built Form Review, we are lessconcemed about the parkland interfaces, and more concerned with the urbaninterfaces. The freeway edge in Cremorne has destroyed any possibility of creating apeaceful riverine landscape, but it is possible to envisage a substantial improvementto the built form that flanks the freeway. ln the urban areas upstream from here, theMain Yana Trail provides an attractive, heavily used recreational path. Trail userswant to enjoy riding or walking through a pleasant riverine and sylvan landscape.Whlle there are stretches of the river in which buildings have a strong presence,nsrcrthaless thc cxpectation is that the rivsr conidor and ih landicapo - padlcularlytho vogstston - should dominato the ou{ook for Trail uscrr. Prot ding erdenhancing the landscape and riverscape qualities of the river conidor, as seen fromthe Trail, should be a prime objective.

... the

expectation is

that the river

corridor and its

landscape -particularly the

vegotatlon -should dominate

the outlook for

Trailusers

The Yarra River

Yarra River crossing at Johnston Street - the treed landscape seenfrom the bridge is as important as the presence of the waterway itself

City ofYara Built Form Review I The Built Form oJ YarE ]

View of the Yarra River in Richmond - the rivercorridor as a vegetation-dominated environment.

Even where the river is lined by ex-industrial buildings, vegetation stilldominates the view.

The scale and siting of buildings in relation to the riveris vitally important to maintaining the dominance of thewaterway and its vegetated banks.

19

The Yarra River

is Melboume's

main

watercourse, but

in world terms it

is not a

particularly wide

iver

City ofYara Built Fo.m Review I The Built Form ofYarra ]

Most people, however, experience the river corridor not from the river and its banks,but trom vantage points outside the corridor, or as they drive across the river on abridge. What they see (or expect to see) is a line of trees, a heavily vegetated rivercorridor. They will rarely see the water itself, except perhaps as a glimpse amongstthe trees. The expression of the river conidor as a corridor of vegetation, particularlyof canopy trees, is most important. Were it not for these trees (where they exist), theriver would dwindle in importance as a topographic feature to little more than a ratherwide drain.

The Scale of the River

There is an important point to be made about the scale of the river. The Yarra Riveris Melboumc's.main watercourse, but in r,rorld terms it i! not a particularly wide river.(For example, Princes Bridge is apparently constructed from three of the five archesof a bridge design used on the River Thames in London.) Yet throughout most of therive/s length an impression is maintained that it is a signifcant topographical bature .

This impression is diminished where large buildings have been placed too close toth€ rive/s sdge, as has oocured, for example, at the Holiday lnn noxt to SpencerStreet Bridge. Buildings need to be set well back from its banks, and kept to arelatively low scale, in order t6 maintain an impression of scale both in the river andits banks.

'Major Gateways'

The refurencs in the cunent Municipal Strategic Statement to six 'Major Gateways'located at Yana River crossings (plus city entry points across the Meni and DarebinCreeks) is misleading and should be changed. The concept of Major Gateways isinadequately defned in thc MSS (it simply stater thst lhey are to b€'enhanccd').Gateways are designated at purely urban locations as well as the river crossings justmentioned. Many designers assume that the Gateway concept encourages greaterbuilding height to emphasise important intersections and entry points. This is clearlyan entirely inappropriate message in relation to river crossing points, where the aimshould to be to maintain or increase the dominance and attractiveness of the riverlandscape.

Complexity of Current Policy

There are numerous existing bodies of policy covering the Yana River, some in theYarra Planning Scheme, sqme outside it (see g[qg@[). This material is in urgentneed of review, in order to produce an integrated infrastructure of effectively writtenand located policy. A preliminary review of this material needs to be undertaken aspart of the Built Form Review. A full review would require expertise in a wider rangeof topics than built form arid landscape policy.

The Yarra River is valued and appreciated as much because of thetrees and parkland that dominate much of its corridor as for thepresence of the body of water itself.

The Yarra River has a topographicat character that is easily diminishedby larger scale development sited too close to its banks.

There are a number of distinct types of landscape and built formthrough which the Yarra River passes, each of which warrants atailored policy approach.

Prescribing of maximum building heights and setbacks is likely to benecessary for sections of the river corridor.

The maln bridge crossing points of the Yarra River (and of the Darebinand Merri Creeks) are important rupecti of th. Clty of Y.rra'!landscape character, not opportunities to develop major gatewaybulldlngs.

The already substantia! body of policy on development in the YarraRiver corridor needs to be reviewed, rationalised and incorporated intothe Yarra Planning Scheme in a way that gives them maximumeffectiveness.

principle 7

principle 8

principle 9

principle 10

principle 11

principle 12

20

City of Yara guilt Form Review I The Built Form of Yara I

lnner City eg. Fitzroy, Richmond

lnner Urban

Victorian Suburban

Formal Victorian Suburban eg. Princes Hill, North Carlton, North Fitzroy

eg. Collingwood, Abbotsford, Burnley

eg. Clifton Hill, North Fitzroy north of Holden Street

Garden Suburban eg. Fairfield, Alphington

21

2"3

There are five

broad types of

urban form in

the City ofYam...

city of Yara Built Form Review I The Built Form ofYarra ]

Urban FormThere are five broad types of urban form in the City of Yana, if we look at variations instreet and subdivision pattern, era of building, and building types and materials,rather than just at built form

An 'lnncr City' comprises a denbe, complex network of streets and lanes, small lots,mix of uses and building types, mostly Victorian fabric, mix of materials includingbluestone, not much weatherboArd. This includes Fitzroy, Richmond, a majority ofwhich is Heritage Area.

An'lnmr llrban'area comprises a less dense/complex street and lane network,located on river flats, small lots, mix of uses and building types, mostly Victorian,Edwardian and pre-1940 fabric, with a mix of materials. This includes Collingwood,Abbotsford and Burnley.

'Vtcbdan Subuhrr'residential areas have streets and back lanes, small and mid-size lots, mostly Victorian, Edwardian and pre-1940 fabric, with a mix of materials.They include Clifton Hill, North Fitzroy North of Holden Street, a majority of which isHeritage Area.

'Formal Victorlan Suburiban'residential areas have wide streets and back lanes on anordered geometric pattern, mostly small lots, mostly Victorian, Edwardian and pre-1940 fabric, mostly brick or render. These include Princes Hill, North Carlton, NorthFi|aroy, a majority of which is Heritage Aiea.

'Gcrdcn Sububrn'areas are spacious garden suburban residential areas with somecurvilinear streets and few back lanes, mostly mid-sized or larger lots, fabric from alleras of the. twentieth century, mix of materials. They include Fairfield and Alphington.

There are vafiations within these broad categories, and there are also other formsthat apply in particular areas, such as industrial precincts, St Heliers and the publichousing estates.

These broad types of urban form provide a starting point for developing Built FormCharacter Types, as introduced in g!gp!4! and elaborated on in gl3g!gg[. Thedifference is that urban form includes street and subdivision paftem as well as builtform, and takes a more generalised approach to built form types. The Built FormCharacter Types described in g!ggl9g[ cover a wider range of.variations in built formcharacter.

principte 13 Built form strategies and policies need to be founded on distinctobjectives for each type of urban form found in the City of Yarra.

2.4 Building Heightln a predominantly flat city with relatively subtle variations in landform (seeTopography) building heights assume a particular importance in determining thearaa'r idcntlly. Bulldlng hsightr tcnd to bc uniformly low in the suburtan (icpredominantly residential) areas categorisedin Urban Form: Victorian Suburban,Formal Victorian Suburban and Garden Suburban. Heights in these areas aregenerally single storey with some two and three storey buildings (eg walk-up flats).

'/s/ands of Taller Buildings'

ln the lnner City and lnner Urban residential areas, building heights are similar to thesuburban areas. The classic main road strip consists of two storey buildings, butsome have single storey sections, and theie are occasional buildings of three or fourstoreys. lndustrial areas can vary in scale from single storey to three or four storeys,with sornG 'islands' of tallor buildingr (eg north of Richmond station, and thcAbbotsford brewery complex). The public housing estates constructed in the 1960sand early 1970s neprocent another 6rm of taller building 'island'. Finally, thor€ arelandmark structures that rise above the predominant built form, such as town halltowers, church spires and that distinctive characteristic of Yarra, tall silos with a signattached. These landmarks are valued highly in the community. When you see theselandmarks and tallbr islands from street level, they stand out against the sky.

City ofYara Built Form Review IThe Built Form of Yarra I

View of the City of Yarra from an upper floor in the Atherton GardensEsiate.high rise flat$. The City's built form is low-rise, punctuated byislands of higher development. This flnding is confirmed by the BuildingHeights Map (below).

tuHng fl€{gh6

&! .$Fi, hloi, r.:(r!a'rc{sdna Er!}rn}},I ,]r&,,i, r!$, 15sMa .qrn,"-r! rr"' r,i- i-..

23

principlo {4

pranciple 15

princlple 16

principle 17

principle 18

CityofYaG Built Form Review I The Built Form ofYarra ]

Looking strategically at the built form of the whole city, a clear picture emerges of alow-rise urban form punctuated by islands of higher development. This picture canbe confirmed at numerous elevated vantage points around the city. The low-riseurban form that constitutes the majority of the city is mostly in the one to two storeyrange, with some three and four storey buildings. The islands of taller buildings aremostly confined to the lnner City and lnner Urban areas, and include the high-risehousing estates, some industrial (or ex-industrial) complexes and the landmarktowers, spires and signs.

This combination of low-rise urban form punctuated by islands of traller structures isdistinctive to the City of Yana. The City of Melboume has a built form structuredominated by the dramatic contrast between the single, very large island of tallbuildings in the central city and Southbank, and the lower rise residential and mixeduse inner areas. The City of Boroondara is different again, almost exclusively low-rise (two storeys or less) apart ftom a small number of defined locations dispersedwidely across the city (eg Swinburne, Camberwell Junction arid Tooronga).

Members of the community have expressed concern about the need to maintain anopen outlook ftom the upper floors of buildings. Views to the central city skyscrapersand the Dandenong Ranges have been mentioned as important. The planning.

system does not readily lend itself to protection of outlooks in this brood sense, but anapproach to height control based on strictly limiting the opportunities for tallerbuildings, as proposed here, will make a worthwhile contribution to resolving thisconcdrn.

The fundamental identity of the City of Yarra is a low-rise urban form,punctuated mainly in the lnner City and lnner Urban areas, by islandsof higher development and highly valued landmarks. The Built FormReuiew Strategy should build on this basic characteristic, as it helps todifferentiate the City of Yarra from the urban form of adjoining citles,thus strengthenang its sense of place.

An important strategic consequence of this position would be to limitdevelopment above three or four storeys to defined locations. Suchopportunities could be confined to existing high rise locations, but theycould also be considered for a limited number of additional locations,in situations where the land ls well-removed from existing low-riseresidential environments and existing landmarks.

Locetlom lor new'hlgfi-rL. lrhndr'.hould br llmltrd to:- Existing high-rise locations.- Redevelopment of ex-industrial sites that were previously hlgh-

rise.- Locations where a specific urban design benefit can be met (eg

creating a more attractiven better-scaled frontage to the Citylinkfreeway alcing the River Yarra frontage).

- Sites containing, or immediately adjoining, buildings that riseabove the general heights of their surrounds, provided there isminimal visual impact on views from public places, includingstreet8.

The Gouncil has exhibited a planning scheme amendmentwith policiesto guide development above three storeys; and these could be enactedwithin the context of the Built Form Review Strategy.

Wthin the low-rise areas of the city, in areas with a consistent andvalued built form character and scale, new development should relateto the scale of existing buildings in the area.

24

2,5

Smalllot areas

tend to also be

areas with a

dense urban

character, and

the streets and

lanes are often

laid out in a

connected

paftern

principle 19

principle 20

principle 21

principle 22

principle 23

principle 2{

City of Yara Built Form Review I The Built Form of Yarra I

Lof Sizeln most parts of the City of Yarra, lot sizes are predominantly small, with high sitecoverage. Large parts ofthese areas are heritage protected, and the smallness oflots acts as a deterent for any but minor redevelopments. Larger sites are neededto make an economic building four storeys or more in height, to accommodate a liftand the required parking. Another characteristic of these small lot areas is the fine-grain quality of the urban form. This is partly a design quality, in which the nanowsubdivision pattern is reflected in the articulation of building facades. Perhaps moreimportantly, it is also closely related to a broader urban form quality: the densenetwork of streets and lanes that produce an urban environment well suited towalking and cycling. Small lot areas tend to also be areas with a dense urbancharacter, and the streets.and lanes are often laid out in a connected pattern.Environments of this kind are interesiing and easy to walk through. These arevaluable qualities to retain and foster, as a walkable city is, in many respects, asustainable city.

ln the Garden Suburban area of Fairfield.and Alphington, residential block sizes arelarger, accommodating double fronted homes with relatively large grounds. Therelationship betwsen houre 'foolprint' and gardon size is an important pafi of lhecharacter of these areas.

ln commercial parts of the city with larger lots and a coarser grain of subdivisionpatt€m, there will be more opportunities for redevelopment to a higher density.

There are also areas of the city that contain large land parcels. These are mostly inindustrial or institutional use, and they have been prone to rbdevelopment as theeconomic base of the city has changed. There has been a tendency not only tocreate a new urban character on these parcels (which is usually very appropriate),but also to croate an enclave, in the sense that the intemal layout of the ddvelopmentis different and separate from that of the surrounding urban environment,

ln the small Iot, fine.graln areas of the city, the dense network of streetsand laneways should be retained and, where possible, enhanced, andthey should be retained as spaces in public ownership.

!n the small !ot, fine-graln areas of the city, new buitding design shouldcontinue to express the small lot, fine-grain subdivision pattern inbuilding articulation.

In the Garden Suburban area of Fairfield and Alphington, buildingsetbacks (front, side and rear) need to be carefully controlled tomaintain the spacious, gardenesque character.

In commercial parts of the city with larger lots and a coarser grain ofsubdivision pattern, there is a choice, if redevelopment occurs, as towhether to repreate a fine grain design character associated with muchof inner Melbourne, or to develop a new character.

VUith large land parcels, every effort should be made to integrate aredevelopment with its surrounds. This includes designing streets thatconnectwith, and may even share the same cross-section dimensionsas, the existing street pattern around the site. Certain basic principlesof integration should be established, to act as a base from which thedesigners can feel free to generate a distinctive new character for thedevelopment.

Designation in policy documents of large development sites orsignificant development opportunities (eg the Residential DevelopmentSites and Major Renewal Areas referred to in the MSS) should makecbar th.t a complato changr to ttr chrracter and rcale of the arca'rbuilt form is not necessarily encouraged.

25

ir-L'

ii ;*l"1".,1'L'

Lot Size

A typical street in the city that has a fine grainpattern of subdivision. The street and lanenetwork is dense, and the buildings express thenarrowness of the lots in tlleir fagade pattern.

I-- 1...-

I

City of Yara Built Form Review I The Built Form ofYara ]

l\ilany commercial pa(s of the city have acoarser grain of subdivision pattern. Whenredevelopment occurs, there is scope to re-create a fine grain character, or, on larger sites,to develop a new urban character.

I

I

E,r" t', I)

Lot SizeE

f o.smscm

! soo.sooscm

! soo. rooosqm

.. I HedraEeowday

This lot size map shows the concentration of 'fine grain' areas, wiih lotsizes up to 500 sqm. Residential lots in Fairfield and Alphington are largerDeveloped areas shown in blank on the map are 'coarse grain'

.L.

'ffi$rt,.

,0,

it

ir,ilr/,.l: _

;I litl

]

T"--

26

City ofYara Built Form ReMew I The Built Form of Yarra ]

The Strategy should not assume that every industrial site represents apotential for redevelopment to residential. The lndustrial and BusinessActivity Study contains recommendations about retaining employmentgeneratirig activity in industrial areas. The Built Form Review needs tomake allowance for this policy context.

'Boulevard'is

normally a term

confined ... to three

chain (60m) road

,BsArvatbns ... that

were developed

into formal

boulevard avenues

from the late

nineteenth century

2" 6 Iranspo rt CorridorsTransport corridors offer a window into the City ofYana seen by thousands of peopleevery day. Many main roads double as centres of community and commercialactivi$, and are therefore central to the sense of local community identity. The Cityof Yana also conlains a riumber of boubvards. Some of these are 'claegidMelboume boulevarda, but soma'normal'main roadg have besn deslgnated asboulevards in the planning scheme. Some main road intersections have beendesignated as Gateways in the Yarra Planning Scheme, and this designation needsto be reviewed. The three rail corridors that pass through the city provide specialopportunities and challenges.

Main Roads and lJrban Form

It is important to first recognise the different types of main road that exist in Yana,from an urban form, rather than from a traffic carrying, perspective.

ln grid pattem cities like Melbourne that were developed in a very short period ofyears, street widths and alignments are standardised to a greater or lesser degree.ln the City of Yana, most main roadg arc 'one chain', or 20m, betueen building lines.Most main roads in the inner and middle suburbs are of this dimension, but within theCity of Melbourne, most are 1.5 chain (30m). Lygon Street, Nicholson Street, BridgeRoad east of Church Street and Hoddle Street between Victoria Parade and BridgeRoad are 30m. (And so, incidentally, are most local streets within Princes Hill, NorthCarlton and parts of North Fitzroy, plus a few sections of street in central Richmond.)

ln theory it would be possible to propose envelopes for new development that might,as redevelopment occurs over a v6ry long period of time, produce an 'id€al' rato ofheight lo width of a str€st's 'walls' (tho buildir€s) compared to its 'floof (the roadreservation plus any setback). This would result in different building heights beingproposed for 20m streets, 30m streets, boulevards and so on. ln practice, thisapproach has little relevance to the City of Yarra. Every main road has some lowscale hedtage buildingo, which would romaln inospeclive of the policy. 'ldealproportions'is in any cass a eubJec{ive concopt. lt b moro important to establishsome ground rules that will gradually strengthen what is most valued about main roadcharacter, and to resolve some weaknesses. Therefore main roads are categorisedin this study into types based on the texture of the built form, not the road reservationwidth.

As already.mentioned, many main roads in Yarra double as centres of communityand commercial activity, and are therefore central to the sense of local communityidentity. The quality of environment for pedestrians in these centres is at least asimportant as the trafffc carrying function of these roads (see also Public SpaceQuality). ln categorising main roads into types tor the Built Form Review, it is logicalto differentiate them by built form character, rather than traffic function. The essentialcharacter of tho City of Yana's strip cenlres is the hard edge, fine grain built form.Main road areas without these characteristics need to be highlighted for separatepolicy treatment.

Boulevards

Boulevards are different to other main roads because they are wider, and becausethey have a special quality of public domain, based on one or more wide, rectilinearmedians and consistent tree avenues. The cunent Municipal Strategic Statementrefers to, and the DDO2 (Design & Development Overlay) and DDO3 schedulesrelate to, Primary Boulevards and Secondary Boulevards, many of which are actuallysections of 20m or 30m main road. 'Boulevard' is normally a term cpnfined, in theMelbourne context, to three chain (60m) road reservations, surveyed early inMelboume's developmcnt, that lv€re developed into formal boulevard avenues fiomthe late nineteenth century onwards. Flemington Road, St Kilda Road, Royal Paradeand Victoria Parade are boulevards according to this criterion. Queens Parade has

onwards.

27

RailConidors ...

offer a window

into the City ofYana seen by

thousands of

commuters

every day

City ofYara Built Form Review I The Built Form of Yarra ]

similar origins, but north of Smith Street lacks the consistent avenue planting and treeislands. Alexandra Parade shares a similar width, but was originally the alignment ofa drain (Reilly Street drain). lts tree avenue mostly dates from a road widening in the1990s, and it shares with Victoria Parade a lack of side tracks.

Hoddte Street / Punt Road

No part of Hoddle Street / Punt Road has ever been a boulevard according to the'purE'crilerion, although the road is frequently rsfuned to as one. lts origins are assections of 20m and 30m roads. Most of the 20m sections have since been widenedon the west side, partly using parkland, partly through property demolition. Thewidened west side of the section between Victoria Street and Alexandra Paradeincludes lengths of service road. A consistently aligned built form edge exists alongits eastern side, but is absent ftom west side sections, except along the retained 30msection between Bridge road and Victoria Street. Relatively consistent avenueplanting has occurred in recent decades, leading to an association with the concept ofboulevard. Hovr,evor the road'! cross-soc{ions, geometry and planting pattems bearonly a superficial resemblance to the formal geomdtry of a classic Melbourneboulevard.

'Gateways'

Urban design theory suggests that the legibility of a city (the ease with which its urbanform can be understood and navigated) is improved by using built form design toemphasise key intersections. The cunent Municipal Strategic Statement designatesa large number of 'MaJor Gateways' without giving clear guidance as to the buill formconsequences. This designation is misleading and should be changed, as alreadyargued under Topography. Development that rises above the general height of theCity's urban fabric (higher than 3-4 storoys) should be confned to d€fined'high riseisland' locations, as discmsed undor Th6mo 4: Building Height. Urban designemphasis of main road and boulevard intersections should be subtle. Where anincrease in height is justified to achieve this end, it should be no more than one or twostoreys, and it should not exceed a total of three to four storeys.

'Major Renewal Areas'

The cunent MSS designates Major Renewal Areas along selected arterial roadfrontegor, to 'cetcr for demsnd in rolatlon to innovativo designs and higher densities,without compromising arear of egtablishcd rcsidcnlial characte/.

Rail Corridors

Rail Corridors also offer a window into the City of Yarra seen by thousands ofcommuters every day. Each line has its own distinct character. The Clifton Hill line iselevated above the city for much of its length, providing rooftop views. The Bumleyline bunows under Church Street and runs behind iridustrial buildings. The SouthYarra line is partly elevated and occupies a wide reservation. There are limitedlocations in the city where under-utilised railway land could be developed, and theappearance of the backs and sides of buildings visible from trains needs to beimproved.

Built form policy needs to take account of the different types oftransport corridor that exist in the City of Yarra, and their importance tothe identity, urban form and public space quality of the City.

The designations Primary Boulevard and Secondary Boulevard shouldbe removed from the Yarra Planning Scheme.

The designation Major Gateway should be removed from the YarraPlanning Scheme, and replaced by policy that encourages subtleemphasis of corners within the generally low-rise character of the City.

There are locations in the city where under-utilised railway land couldbe developed.

The appearance of the backs and sides of buildings visible from trainsshould be improved.

principle 25

principle 26

pranciple 27

principle 28

principle 29

28

2.7

How should a

Built Form

Review

approach this

diversity ofbuilding type?

City ofYara Built Form Review I The Built Form ofYarra I

Building trnferfaceslnterface between Different Building Types

One of the widely accepted characteristics of the City of Yana is its diversity ofbuilding types. This characteristic is emphasised by the mixture of building types thatmay be concentrated in a single area, or even within a single street block. ln fact thischaracteristic is mostly confined to the lnner City and lnner Urban areas. Most of therest of the municipality is predominantly residential or parkland. Nevertheless, thismixed character is fundamental to the sense of place of suburbs like Fitzroy,Richmond, Collingwood, Abbotsford and Burnley.

How should a Built Form Review approach this diversity of building type? Thequestion of Consistency and Vaiety will be discussed in detail below. We shouldnote here that closer examinAtion of the more diverse areas of the city reveals that, inreality, there are often consistent elements underpinning the variety in building typesand heights. The most common of these is setbacks. Most front setbacks in thelnner City and lnner Urban areas range from zero to about three metres, a variancethat makes little difference to the 'hard urban' feel of an inner city street. Onlyoccasionally are building setback behind a yard or car park. Most buildings are eitherbuilt to the side boundaries, or within about 1 .2m of the side boundary. Most olderindustrial buildings are either low and squat, or, if higher, articulated in a way thatrelates to the small lot size of the average house. Often they share the same colourof red brick. lnvariably, buildings are located at right angles to the street, rather thanat a variety of angles, as is found in some middle and outer suburbs.

lnterface between Different Scales of Building

Another dimension to the 'mixed charEcle/ aspect of the City of Yana's built form isthe variety, in some areas, of building scale. What should be the appropriate policyresponse to issues that arise with the interface between different scales of building?An established design response is to graduate variations in height, sometimes termed'stepping up' or'stopping down'.

Where a larger new building is proposed next to an established low-rise residentialarea, a more sophisticated response is called for. lssues of overlooking,overshadowing and traffic and parking are addressed in the exhibited Council policyon development above three storeys. 'lhe Built Form Review ean recommend aStrategy that limits the scale of new development allowed close to established low-rise residential areas.

Visual Bulk

Another issue is visual bulk. Excessive visual bulk is a frequent concern of objectorsto planning applications. Policies are needed that will encourage designers to breakup large building masses into smaller component parts, and encourage modelling andarticulation of surfaces to reduce apparent bulk.

lnterface with Heritage Places

It is estimated that around sixty per cent of the City of Yana is subject to HeritageOverlay planning scheme protection. This study is confined to making specificrecommendations about the remaining 40 per cent of the municipality. ln this chapterol the Built Form Review reporl, we have deliberately set out to provide a strategiccontext for the study that takes into account all the various urban forms that exist inthe city. The Heritage Reylew that has been undertaken in parallel with this studyapparenfly includes policy to address the situation that arises when a development isproposed next to a designated heritage site.

It is worth making the point here that the introduction of heritage controls twenty yearsago had two effects. One was to limit redevelopment potential in relailon to identifiedheritage properties. The other, less widely recognised, was to provide the opportunityfor a reassessment of what constitutes good contextual design, and an opportunity togain a better appreciation of the qualities of inner city areas as sustainable andattractive urban environments.

29

Building lnterfaces r

Different scales of buildings - taller buildings arebest accommodated if heights gradually increase,rather than rising suddenly. Visual bulk is aparticular concern next to established low-riseresidential areas.

Residential interface - the interface betweenresidential and noh-residential buildings is asignificant issue in the mixed urban areas of Yarra,

lnterface with heritage places : sixty percent of thecity is covered by a Heritage Overlay (see map).Designing in a way that is respectful of heritageplaces is an important issue in the City of Yarra,

city of Yara Built Fom Review I The Built Form of Yarra ]

Different building types - in many parts of the city, different types of buildings arelocated next to each other. There is often a similar arrangement of setbacks orheights or niaterials to provide a consistent urban characterto such areas.

-',1;;'l,:,-.i

l11

30

principle 30

principle 31

principle 32

principle 33

principle 34

City of Yarra Built Fom Review I The Built Form ofYarra ]

ln lnner City and lnner Urban areas of the City of Yarra with a mixedcharacter arising from differences in building type and form, the studywill define a smal! number of basic characteristics to keep consistent infuture developments.

Ensure that there is a gradual transition in scale between buildings ofdifferent height.

Limltations are needed on the scale of new development close toestabllshed low-rlse residential areas.

Policies are needed to encourage designers to break up large buildingmasses into smaller component parts, and encourage modelling andarticulation of surfaces to reduce apparent bulk.

The widespread heritage significance of the city means that contextualdeslgn (deslgn that places a high priority on respecting the urbanqualities of its surroundlngs) needs to be accepted as the normalresponse. Only in limited areas and on larger sites can designers feelfree to develop a completely new urban character.

The City of Yarra is

fortunate to have

an urban form and

street system that

is highly conducive

to walking

2.8 Public $pace QualityDesirable qualities of street spaces are listed in the City of Yarra Main Roads Study(vol 2, page 6, reGrenced to Alan B Jacobs,'Great Streets' 1993, MIT Press). Theseare:

WalkabilityPhysical comfortDefinition of lhe street spacs (thb includes the proportions of 'walls' to'flo6/, as discussed in lransport Conidors)Qualities that engage the eyesTransparency (the ability to see things through or behind the street wall)Complementarity (of one building to another)MaintenanceQuality of construction and design

To this list should be added safety, in two senses: traffic safety, and the perception ofhow safe an environment is in terms of risk of assault or unwanted interference. Weneed to design streets so that people perceive them as safe places to walk.

Almost every trip by car, and every trip by public transport, involves walking at one orboth ends of the trip. Some types of urban environment are so dispersed or hostile topedestrians that people will drive from one shop to another, or ftom home to the milkbar. Rates of walking from home to school have declined dramatically in recentyears, leading t6 even more car traffic on the roads. At the same time obesity rateshave grown to become widely recognised as a major health issue, costing thecommunity millions of dollars.

The City of Yarra is fortunate to have an urban form and street system that is highlyconducive to walking. There is a high density of public streets and lanes, mostly on awell:connected grid pattern that provides direct walking routes to most destinations.Built form can strengthen the attractiveness and apparent safety of street spaces byproviding interest, variety, weather protection and passive surveillance. ln stripcentres, walkers expect to find engaging things to look at (eg shop fronts) in groundfioor facades. ln other streets, they like to feel that buildinga arc 'lnhabitEd', in lhesense that there might be people behind windows who are keeping an eye on thestreet space. Streets dominated at ground floor level by blank walls, roller doors,windows with obscured glazing, high solid fences, yards or car patks are an uninvitingand potentially hostile environment to walkers.

Distinction between Public and Private Domain

There is concern in the community about any bluning of the distinction betweenpublic and private spaces. The concem is that some treatments of privatedevelopments can have the effect of appearing to appropriate public land for priVate

cityofYara Built Form Reviw I The Built Fom ofYarra ]

Walkable Environment - The city of Yarra is fortunateto have an urban form and street system that is highlyconducive to walking. There is a high density of publicstreets and lanes, mostly on a well-connected grid patternthat provid6s direct walking routes to most destinations.Built form can strengthen the attractivehess and apparentsafety of street spaces by providing interest, variety, weatherprotection and passive surveillance.

Walkers do not like streets dominated at ground floor levelby blank walls, roller doors, windows with obscuredglazing, high solid fences, yards or car parks.

32

principle 35

principle 36

princaple 37

principle 38

2.9

City of Yara Built Form Review I The Built Form ofYarra ]

use. An example might be placing a private barbecue for an apartment developmentnext to public open space without any delineation between the tvvo spaces. Theeffect is exacerbated if the landscape design appears to be an extension of theprivate development. Public spaces should be clearly identifiable as such.

Concerns have also arisen about excessive overlooking of public spaces by privatedevelopments. While most people accept that there are safety advantages fromhaving public spaces overlooked, there is a question of degree. Many feel that thevalued qualities of a public space like the banks of the Yana River are compromisedif they are overlooked by large buildings with an entire wall of picture windows andbalconies. The effect seems to be heightened the closer the windows or balconiesare to the public space.

lnterface with Parks

The Built Form Review needs to ensure that built form adds to the landscapecharacter and attractiveness of open spaces, and maintains public views through tothe space where possible.

The Clty of Yarra's urban ,orm le hlghly conduclve to walklng andcycling.

The design of buildlngs makes an essential contribution to the qualityof public spaces, including the walkabllity of streets.

It is important to distingulsh private from publlc domain, and to limitthe extent to which overlooking of public spaces might be perceived toimplnge on enjoyment of the qualities of a public space.

Policles are needed to ensure buildings add to the landscape characterand attractiveness of open spaces, and maintain public views throughto the space where possible.

Susfarn able DesrEnThe Council's MSS Review process includes an aim to encourage reduced use ofenergy and resources in building design. A fully detailed environmbntally sustainabledesign policy might include the following topics:

EnergyEnergy efficioncy rating schemeOrientationVentilationShading of adjoining propertiesShading of adjoining solar collection devicesLandscapingChoice of appliances & equipmentAlternative power sources

WaterChoice of appliancesLandscapingRainwater managementGreywater use

MaterialsWaste managementExcavationChoice of materialsRecycling buildings

Some of the more innovative sustainable design policies have made use of a scoringsystem. ln a typical scoring system, the building designer is given a score systemthat allocates different values to particular sustainable features. The policy requiresgiven types of development to achieve a minimum total score. A recent example isthe Melbourne Docklarids ESD Guide (October 2002), which is based aroundperformance indicators for the following:

Outdoor space, the siteAtmosphereWater cycle and wastewatei.

The Steering

Committee and

members of the

community...

were keen [to]include speciftc

objectives

encouraging the

highest possible

standards of

design and

finishes

City of Yara Built Form Review I The Built Form of Yarra ]

TransportEnergyBuilding materialslndoor environmental qualityWastelnnovation

Producing such a policy would require detailed study. ln the Built Form Review, it willbe possible to establish some broad objectives for sustainable design.

The Steering Committee and members of the community who attended the publicworkshops were keen that the Built Form Review also include specific objectivesencouraging the highest possible standards of design and finishes.

princlple 39 Establish broad objectives for sustainable design'

principle 40 Establish broad objectives for quallty of design and finishes.

The real

challenges lie in

deciding on the

balance

between

consistency and

variety in the

mixed areas ofthe city

2.10 Consisfe ncy and Varietyln a city with such a variety of urban forms, and with a built form that sometimesvaries within a single street block, it is challenging to arrive at a coherent set ofobjectives and strategies that can apply through nearly half of the urban environment'It should be clear ftom the preceding discussion that:o There are a number of distinct types of urban form across the city.

o Some of these are relatively homogeneous in character (the suburban urbanforms).

ln these areas it is a relatively straight forward task to identifu the valuedcharacteristics, and produce policy that will protect or strengthen those characteristicsthat are most valued. Variety and teedom of design expression can occur ininterpreting how to strengthen these characteristics, and in approaching the design ofall thc aspccts of a dcvelopment that do not need to be 'conlexlual'.

The real challenges lie in deciding on the balance between consistency and variety inthe mixed areas of the city. One view is that; in areas where the built form characteris truly mixed, future development should be able to add to the mix without constraint.This view was expressed by some design professionals at the public workshops.

A majority of public workshop participants did not agree with that position, but theydid like variety in built form, and they expressed a dislike for dull uniformity. Howmuch varioty all p.opL rsally comfurtebh with? Therc is littls doubt thet most don'tlike wtrat might bo trrmcd 'vlsual chaos'. Robin Boyd, in his book 'The AustralianUglinerr', snomO how an cxccss of veriaty ald an ablGnca of ground rulceproduces visual chaos, rather than interesting environments. Australians probablylike a greater degree of variety and freedom of expression than, say, the averageBritish or Dutch person. For example, there is less of a tradition in Australia ofuniform terraces producing grand urban effects, whereas Britain has Bath, and theDutch have sophlsticated canalside urban environments that emphasise the variety ofdetailing by being so similar ln height, materials and setback.

However, Australlans are very attached to the standardised front setbacks thatcharacterise most suburbs, and th€y can become very concomed about excsssivevariation in height and other fundamentrals. We like variety, but we do like someground rulcr to bc obrerved. Urban envlronmantt bccoma chao0c - and tomctimesant-urban - wtrcn thffc i3 no consistoncy in fundamcntab like dting ard oriGntadon.Underlying topographic qualities of an area are diminished by chaotic development,and street spaces lose any sense of containment and definition. Kingsway in SouthMelbourne is an example of a street that fails as an urban space because the sitingand spacing of buildings is so random. Some form of consistency is particularlyimportant on main roads, to present an attractive face to passers by, and to improvethe legibility of the urban environment.

34

City of Yara Burlt Form Review I The Bqilt Form ofYara I

Consistency of built form and planting lend a formalelegance to stieet spaces, particularly alongboulevards - pictured is part of Victoria Parade.

Too great a variety of building setbacks and envelopes detracts from thequality of the streei space. Main roads have a stronger character whenthe formality of their rectilinear spaces is reinforced by a more consistentpattern of built form,

City ofYana Built Form Revjew I The Built FoIm ofYara ]

Ele me n ts.th at ca n De l ive r Con si stency

What are the elements of built form and urban landscape that can deliverconsistency? They include height, setbacks, orientation, spacing, type, shape, plan,fagade rhythm, style, mat€rials or detailing of bulldings, and ttE pr€s€nce of tr€€cover or street trees or similar landscaping settings. lf a number of these elementsare the same, then there is an underlying consistency to the area.

Therefore the challenge for the Built Form Review, particularly in the areas of mixedcharacter, is to define a balance between consistency and variety that allows forfteedom of design expression, while maintaining some basic ground rules. Asalready suggested in relation to the mixed character areas of lnner City and lnnerUiban Yarra, the study can define that small number of basic characteristics thatshould be kept consistent in future developments.

principle 41 ln mixed character areas, define the small number of basiccharacteristics that should be kept consistent in future developments.

principle 42 Along main roads (including boulevards), achieving a degree of builtform consistency is particularly important.

36

lmplications ofthe Pri nciples

City of Yam Built Form Review I lmplications of thE Principles I

This chapter takes the Principles developed in g[gp1@! and propqses responsestothem, mainly in the form of objectives for the Built Form Strategy and Policy. SomePrinciples foreshadow the need for policy relating specifically to particular sifuationsor types of built form. This forms the subject of g!qp@[ Built Form Types andProdnctr. Thc Pndncb 6rm th6 batb lbr th. Bullt,Form ReviarVs 'bottom up'dimension, with Precinct Analysis sheets prepared fur each of over sixty Precinctsthroughout the study area. Other Principles have implications for the lmplementationorooosals in chaoter 6,

An exception is lhe first Principle, on Metropolitan Context (theme 1), which suggestsaction by the Council in relation to Melbourne 2030 and the Municipal StrategicStatement review:

1 . The outcomes sought by State and metropolltan policies need to be planned for in waysth.l ,tooenh. tnd !llpond b $a Glty ol Y.m's. rp.ohl tullt iorm ch.r.Gtrl.tlc..

This Principle has informed the findings of the Built Form Review, but it aiso needs tobc conrldcrcd in thc Coundl's lc$onle to Mdboumc 2030, and lt! MSS rottiortr.

38

City of Yara Built Form Review I lmplications of the Principles I

3.1 Tapography

Topography, Landmarks and Tall StructuresThe Topography discussion in chaoter 2 (theme 2) concludes with a set of Principleson the siting and design of landmarks and tall structures:

2. Because the City of Yana is, on the whole, well-separated from the central city byheritage areas and parkland, it is not possible to extend the high rise core of the centralcity into the munlclprlity, nor b odablilh lome torm of building height'Oradient',

3. ln a Rat city and generally low-rise City like Yarra, landmarks and tall buildings take on aparticular importance because they are visible for long distances.

4. The profile or silhouette of tall buildings and landmarks. is important, because they areoften seen against the sky.

5. Random siting of tall buildings will detract from the topographical character of the cityand obscure views of landmarks valued by the community,

6. While new tall buildings can sometimes be used to emphasise features like hilltops, inthe City of Yarra the prime locations have already been occupied by church spires (egSt lgnatius, Richmond Hill; St Johns, Clifton Hill; St Marks, Fitzroy).

To give effect to these Principles, the Built Form Review needs overall StrategyObjectives to:. Maintain the prominence of culturally valued landmarks and landmark signs.. Ensure that the profile and silhouette of taller buildings and other structures add

to the variety and interest of the city's built form charader.

Specific Policy Objectives are also needed to:r Protect views of culturally valued landmarks, seen fom a wide range of

viewpoints across the municipality.o Protect the silhouette and profile of culturally valued landmarks from intenuption

by developments behind them, as seen fiom a wide range of viewpoints acrossthe municipality.

o Maintain the prominence of landmark signs.r Ensure that the profile and silhouette of tall structures add to the interest of the

citt's urban form and skyline.o Maintain the singular skyline prominence of hilltop church spires as a

distinguishing characteristic of the city.

These objectives are nested in the Landmarks and Tall Structures section of the BuiltForm Strategy and Policy set out in ghgpllgt,lE. The Building Height discussion(below) also relates to this topic.

Yarra River CorridorThe Topography digcussion in chaoter 2 (theme 2) includes Principles relating to theYarra River corridor:

7. The Yarra River is valued and appreciated as much because of the trees and parklandthat dominate much of its corridor as for the presence of the body of water itself.

8. The Yara River has a topographical character that is easily diminished by larger scale.development sited too close to its banks.

9; There are a number of distinct types of landscape and built form through which theYarra River passes, each of which warrants a tailored policy approach.

10. Prescribing of maximum building heights and setbacks is likely to be necessary forsections of the river corridor.

1 1 . The main bridge crossing points of the Yarra River (and of the Darebin and MerriCreeks) are importsril erpect! of ths City of Yana's hndicape charec.ter, notopportunities to develop.major gateway buildings.

1 2. The already substantial body of policy on development in the Yarra River corridor needsto be reviewed, rationalised and incorporated into the Yarra Planning Scheme in a waythat gives them maximum effectiveness.

To give effect to these Principles, the Built Form Review needs overall StrategyObjectives to:

39

Ciiy ofYara Built Form Review I lmplications ofthe Principles ]

. Ensure development in the Yarra River corridor upstream of Church Streetenhances and improves the naturalistic landscape of the river corridor.

r Create a new, high quality and visually permeable built form edge to the freewayand river downstream of Church Street.

o Relate the siting, scale, bulk and massing of new development adjacent to theYarra River to the width and scale of the waterway and the river banks.

o Protect and enhance the landscape qualities of the Yarra River, Meni Creek andDarebin Creek as vegetation-dominated corridors, particularly in views ftomroads, paths and rail conidors that cross the river.

o Tailor the siting, scale, bulk and massing to the distinctive landscape character ofeach section of the Yana River corridor.

. Ensure the building presents visually interestlng elevations on all faces visiblefrom the public domain.

o Maintain access to sunlight in public spaces.

ln relation to Principle 12, we have produced four Strategy Objectives that attempt tosummarise the objectives ftom a variety of existing pelicy documents that are relevantat the highest level:r Provide continuous public access along the river bank.r Protect and enhance the faunal habitat linkages within the river corridor.. Minimise environmental impacts on the Yarra from run-off and erosion.o Minimise overshadowing of the river and Main Yarra Trail at all times of the year.

Principle 10, which foreshadows the need for prescriptive controls along parts of theYarra River Corridor, is responded to in g[4pg.,1Q,

The Yarra River Corridor is the subject of numerous studies and policies. The BuiltForm Review is concerned with ensuring that there is effective policy to controlbuildings and associated landscaping in the corridor, and that this policy is expressedas clearly and economically as possible in the planning scheme. We have thereforereviewed the existing studies and policies, as well as undertaking our own survey andanalysis. As a result of this work, we recommend rationalising,the planning schemereferences to the Yana River Conidor into a single body of strategy, under a singlelist of Strategy Objectives at MSS level. lf the Council agrees with this approach, itwill need to conduct a similar exercise with Yana River Corridor policy concerningother topics, such as public land management, access and environmentalmanagement.

Yarra River Gorridor TypesSpecific Policy Objectives are needed in relation to the different types of situation thatexist along the Yarra River Corridor. The categories we have anived at are:

Leafy Suburban Residential River EdgePark Landscape River Edge

Current and Ex-industrial River Edge

Freeway River Edge

Each of these is described and illustrated in Shap!q[, and the relevant Precincts arelisted. The PrecincJ map delineates the boundaries of each of these.

These objectives are nested in the Yarra River Corridor section of the Built FormStrategy and Policy set out in chaoter 5.

3.2 Building HeightThe Building Height discussion in ghep@Ee (theme 4) includes a set of Principlesregarding the height of development across the municipality:

14. The fundamental identity of the City of Yarra is a low-rise urban form, punctuated mainlyin the lnner City and lnner Urban areas, by islands of higher development and highlyvalued landmarks. The Built Form Review Strategy shbuld build on this basiccharacteristic, as it helps to differentiate lhe City of Yarra ftom the urban form ofadioining cities, thus strengthening its sense of place.

15. An important strategic consequence of this position would be to limit development abovethree or four storeys to defined locations. Such opportunities could be confined to

40

City of Yara Built Form Revjew I lmplications ofthe Principles I

existing high rise locations, but they could also be considered for a limited number ofadditional locations, in situations where the land is well-removed from existing low-riseresidential environments and existing landmarks.

15. Locations for nor'high-iise island!' 3hould be limitad to:

- Existing. high-rise locations.

- Redevelopment of ex-industrial sites that were previously high-rise.

- Locations where a specific urban design benefit can be met (eg creating a moreattractive, better-scaled frontage to the Citylink freeway along the River Yarrafrontage).

- Sites containing, or immediately adjoining, buildings that rise above the generalheights of their surrounds, provided there is minimal visual impact on views frompublic places, including streets.

17. The Council has exhibited a planning scheme amendment with policies to guidedevelopment above three storeys, and these could be enacted within the context of theBuilt Form Review Strategy.

18. Within the low-rise areas of the city, in areas with a consistent and valued built formcharacter and scale, new development should relate to the scale of existing buildings inthe area.

To give effect to these Principles, the Built Form Review needs overall StrategyObjectives to:o Retain tho city's identity as a low-rise urban form, puncluated (mainly in Fitzroy,

Richmond, Collingwood, Abbotsford and Burnley) by islands of higherdevelopment and landmarks valued highly by the local community.

Specific Policy Objectives are also needed to:o Confine development above the height of the cily's low-rise urban form to:

- Existlng high-rise locations.

- Redevelopment of ex-industrial sites that were previously high-rise.- Locations where a specific urban design benefit can be met (eg creating a more

attractive, better-scaled frontage to the CityLink freeway along the River Yarrafrontage; strengthening the definition and scale of built form at defined Hoddle Streelintersections; see specific Obiectives and Design Responses below).

- Sites containing, or immediately adjoining, buildings that rise above the generalheights of their surrounds, provided there is minimal visual impact on views frompublic places, including streets.

. Relate new development to the scale of existing buildings in areas with aconsistent and valued built form character and scale.

The Precinct Analysis (see gheg@[) includes information that assists withdetermining which areas have '... a consistent and vslued built form characler andscale ...'. These objec{ives arB nested in the Building Height section of the BuiltForm Strdtegy and Policy set out in chapter 5. For comments and a recommendationon Principle 17, see chaoter 6.

Building lnterfaces and Building HeightThe Building lnterfaces discussion in ghap@a (theme 7) concluded with a set ofPrinciples that are relevant to building height:

32. Ensure that thbre is a gradual transition in scale between buildings of different height.

33. Limitations are needed on the scale of new development close to established low-riseresidential areas.

34. Policies are needed to encourage designers to break up large building masses intosmaller component parts, and encourage modelling and articulation of surfaces toreduce apparent bulk.

To give effect to these Principles, the Built Form Review needs overall StrategyObjectives to:o Mass and detail buildings in ways that relate them to the scale of their

surroundings.o Design a positive interface between new buildings and established low-rise

residential areas.

Specific Policy Objectives are also needed to:. Reduce the apparent mass of larger buildings, and provide visual interest, by

providing breaks in skylines, and by modelling and articulating walls andsurfaces.

o Provide a gradual transition in scale between buildings of different height.

City of Yara Built Form Review I lmplictions of the Prinliples ]

. Ensure that new buildings avoid overlooking and overshadowing existingresidences.

o Minimise the visual bulk of buildings located next to established low-riseresidential areas.

These objectives are nested in the Building Height section of the Built Form Strategyand Policy set out in g[ggQL,$.

3.3 lof Size and Urban ForrnThe Lot Size discussion in chapter 2 (themd 5) includes two Principles relating to theurban form of the City of Yana:

19. ln the small lot, fine-grain areas ofthe city, the dense network ofstreets and lanewaysshould be retained and, where possible, enhanced, and they should be retained asspaces in public ownership.

23. With large land parcels, every effort should be made to integrate a redevelopment withits surrounds. This includes designing streets that connect with, and may even sharethe same cross-section dimensions as, the existing street pattem around the site.Certain basic principles of integration should be established, to act as a base from whichthe designers can feel free to generate a distinctive new character for the development.

To give effect to these Principles, the Built Form Review needs overall StrategyObjectives to:r Ensure that developments contribute positively to the urban fabric and public

space system of the City.o Retain and oxlend thc City's fno grain of streot pattom and urban {brm.. lmprorc lhe transpar€ncy ard lcgibilily of the citt's urban form.

Specific Policy Objectives are also needed to:o Retain and, where possible, enhance the dense network of streets and laneways

that exists in the small lot, fine-grain areas of the city, and keep them in publicownership.

r Within large redevelopment sites, design a new public street system thatconnects and relates the development to the surrounding urban form, andprovides safe and convenient pedestrian and cycle routes.

These objectives are nested in the Urban Form section of the Built Form Strategy andPolicy set out in gh3plgl!,.

Lot Size and Development PotentialThe Lot Size discussion in chaoter 2 (theme 5) concludes includes two Principles thatimpact oh development potential:

24. Designation in policy documents of large development sites or significant developmentopportunities (eg the Residential Development Sites and Major Renewal Areas referedto in the MSS) should make cleatthat a complete change to the character and scale oftha ffa.'s fullt lum l! not n.c.$r,lty oncour.e.d.

25. The Strategy should not assume that every industrial site represents a potential forredevelopment to residential. The lndustrial and Business Activity Srudy containsrecommendations about retaining employment generating activity in industrial areas.The Built Form Review needs to make allowance for this policy context.

The implications of Principle 24 are addressed in the recommendations regardingreview of the City of Yana Municipal Strategic Statement in g!gg@g.$. Principle 25 isalso relevant to the MSS reView, and formed a consideration in formulating the Visionstatements in the Precinct Analysis (sgejhaB!eI4).

3.4 Urban CharacterThe Urban Form discussion in chaoter ? (theme 3) suggests a Principle relating to theCity of Yana's urban form:

13. Built form strategies and policies need to be founded on distinct objectlves for each. typeof urban form found in the City of Yarra.

ln addition, the Lot Size discussion includes the following Principles:

City of Yara Built Form Review I lmpli€tions of the Principles I

20. ln the small lot, fine-grain areas of the city, new building design should continue toexpress the small lot, flne-grain subdivision pattern in building articulation.

21 . ln the Garden Suburban area of Fairfield and Alphington, building setbacks (front, sideand rear) need to be carefully controlled to maintain the spacious, gardenesquecharacter.

22. ln commercial parts of the city with larger lots and a coarser grain of subdivision pattern,there is a choice, if redevelopment occurs, as to whether to re-create a fine grain designcharacter associated with much of inner Melbourne, or to develop a new character.

The Building lnterfaces discussion in chapter 2 (theme 7) conduded with a set ofPrinciples that are relevant to urban character:

31 . ln lnner City and lnner Urban areas of the City of Yarra with a mixed character arisingfrom differences in building type and form, the study will define a small number of basiccharacteristics to keep consistent in future developments.

35. The widespread heritage significance of the city means that contextual design (designthat places a high priority on respecting the urban qualities of its surroundings) needs tobe accepted as the notmal response. Only in limited areas and on larger sites candesigners feel free to develop a completely new urban character.

To give effect to these Principles, the Built Form Review needs an overall StrategyObjective to:o Maintain and strengthen the distinct character of each type of built form within

the city.

Specific Policy Objectives are also needed to:o Ensure that the design respects the existing character of the area, or contributes

to a desired future character.o ln areas with a mixed built form character, maintain consistency of some similar

characteristics.o Maintain and enhance the character strengths of breas with a consistent urban

form and valued character,r Express the original subdivision pattern in building design in the small lot, fine-

grain areas of the city.

o Within sites removed ftom the small lot, fine-grain areas of the city, take theopportunity to create a n6w urban character thai adds to the layering of the city'shistorical evolution.

The Built Form Character Types analysis (see below and chaoter 4) defines theexisting character of each area. Together with the Precinct Analysis (g!4@! andAooendix A), it provides important pointers to the desired future character of eacharea, and assists with determining wfrich areas have'a consistent urban form andvalued characle/ or a mixed characler. Vllth Principle 21, the gardenesque characrteris responded to in the objectives and design responses relating to the GardenSuburban Residential built form type described in gIeptel!.

These objectives are nested in the Urban Character, Residential Areas and Non-Residential Areas sections of the Built Form Strategy and Policy set out in g@pjer,q.

Built Form Character Typesln addition, specific Policy Objectives are needed in relation to the different types ofbuilt form that exist across the study area. The built form types we have delineatedfor the Residential Areas are:

Garden Suburban Residential

lnner Suburban Residential

Urban Residential

lnner Suburban / Urban Residential MixResidential in Grounds (Public Housing Estates)

The built form types delineated for the Non-Residential Areas are:Coarse Grain Hard Edge Non-Residential

Coarse Grain Soft/ Hard Edge Non-Residential

lndustrial / Commercial Enclave

Hard Edge Non-Residential / Dwelling Mix

Each of these is described and illustrated in ghag@f!, and the relevant Precincts arelisted. The @ip!.,499 delineates the boundaries of each of these. The objectives

43

City of Yara Built Form Review I lmpli€tions of the Principls ]

are nested in the Residential Areas and Non-Residential Areas sections of the BuiltForm Strategy and Policy set out in chapter 5.

These Built Form Character Types are different from the Urban Form types referredto elsewhere in this Review, mainly in chapter 2. These character types provide thebasis for policy tailored to specific types of built form (as elaborated on in g!gp@!).The difference is that urban form includes street and subdivision pattern as well asbuilt form, and takes a rnore generalised approach to built form types. The Built FormCharacter Types described in g!gg!gg1[ cover a wider range of variations in built formcharacter.

3.5 Transport CorridorsThe Transport Corridors discussion in chapter 2 (theme 6) concluded with thefollowing Principles:

26. Built form policy needs to take account of the different types of transport corridor thatexist in the City of Yarra, and their importance to the identity, urban form and publicspace quality of the City.

27. The designations Primary Boulevard and Secondary Boulevard should be removed fromthe Yarra Planning Scheme.

28. The designation Major Gateway should be removed from the Yarra Planning Scheme,and replaced by policy that encourages subtle emphasis of corners within the generallylow-rise charactbr of the City.

29. There are locations in the city where under-utilised railway land could be developed.

30. The appearance of the backs and sides of buildings visible from trains should beimproved.

To give effect to these Principles, the Built Form Review needs oVerall StrategyObjectives to:. lmprove the contribution of built form to the identity, character and public space

quality of each main road and boulevard.o Encourage subtle emphasis of corners on development sites at main road or

boulevard intersections.. Facilitate better quality development alongside rail reservations and more

efficient use of under-utilised land in and next to rail conidors.

Q!ggPL,1Q includes specific recommendations about changing the City of YanaMunicipal Strategic Statement to bring about the changes refened to in Principles 27and 28.

Consistency and VarietyThe Consistency and Variety discussion in chapter 2 (theme 10) includes thefollowing Principles:

42. ln mixed character areas, define the small number of basic characteristics that shouldbe kept consistent in future developments.

43. Along main roads (including boulevards), achieving a degree of built form consistency isparticularly important.

Principle 42 is responded to in the Built Form Types and Precincts analysis in claplgl{. To give effect to Principle 43, the Built Form Review needs an overall StrategyObjective to:o Strengthen the consistency of built form along each transport corridor, and use

built form to help express the urban form differences between the different typesof transport corridor.

This objective is expressed only at Strategy level, because its application will varyconsiderably depending on the local circumstances, as described below in TransportCorridor Types. lt is nested in the Transport Conidors section of the Built FormStrategy and Policy set out in Chgp!gg.[.

44

Cityof Yara Built Form Review I lmplications of the Principles I

Transport Corridor TypesSpecific Policy Objectives are needed in relation to the different types of situation thatexist in Transport Conidors. The categories we have delineated ior TransportCorridors are:

Main Road Strips: Hard Edge, Fine GrainMain Road Strips: Hard Edge, Coarse GrainMain Road Strips: Other or Mixed CharacterBoulevards

Hoddle Street / Punt Road

Rail Corridors

Each of these is described and illustrated in chaoter 4, and the reievant Precincts arelisted. The @ig!..49p delineates the boundaries of each of these. Theseobjectives are nested in the Transport Corridors section of the Built Form Strategyand Policy set out in gLagELlE.

3.6 Public Space QualityThe Public Space Quality discussion in chaoter 2 (theme 8) includes then followingPrinciples:

36. The City oJ Yana's urban form is hlghly conduciv€ to wElking and cycling.37. The design of buildings makes an essential contributlon to the quality of public spaces,

including the walkability of streets.38. lt is important to distinguish private from public domain, and to limit the extent to which

overlooking of public spaces might be perceived to impinge on enjoyment of thequalities of a public space.

39. Polibies are needed to ensure buildings add to the landscape character andattractiveness of open spaces, and maintain public views through to the space wherepossible.

To give effect to these Principles, the Built Form Review needs overall StrategyObjectives to:o Design buildings to increase the safety, convenience, attractiveness and

'walkability' of ths city's stroets and public spaceo.. Ensure that new development maintains or adds to the valued qualities of public

spaces, and does not encroach in any way on public space.. Maintain a clear distinction between private and public land.. lmprove public access to public spaces, and open up views to public spaces.

Specific Policy Objectives are also needed to:. Design buildings so that they increase the perception of public safety in streets

and lanes, and encourage walking.. Maintain and, where practical and advantageous, extend the network of public

streets and lanes.o Clearly delineaie public spaces as separate from private land, and maintain

unimpeded access to them.o Maintain the sense of retreat from public gaze that attracts people to public open

spaces.o Provide opportunities for access and views to public open spaces where

possible.

o Ensure built form adds to, and does not detract ftom, the landscape characterand attractiveness of open spaces.

These objectives are nested in the Street & Public Space Quality section of the BuiltForm Strategy and Policy set out in chapter 5.

3.7 Susfarn able DesignThe Sustainable Design discussion in chaoter 2 (theme g) includes the followingPrinciples:

40. Establish broad objectives for sustainable design.

45

city of Yara Built Fom Revew I lmplications of th€ Principlgs I

41. Establish broad objectives for quality of design and:finishes.

To give effect to these Principles, the Built Form Review needs an overall StrategyObjective to:i: Strive for more sustainable and better quality:building design: i i

A specific Policy Objective is also needed to:r Encqurage reduced use ofenergy and resources in building design. :

. Encourage the highest. standards in design quality, and use of materials andfinishes that will last and complement the urban contet.

These objectives arc nested in the Sustainable Design section of the Built FormStrategy and: Policy: set.out in g[gp!4[.

e46

Built FormTypes andPrecincfs

citv of Yare Built Fom Review I Buill Form Types & Pr€cinc{s I

Chaoter 3 states that specific Policy Objectives are needed in relation to the differenttypes of situation, in relation to built form, that exisi in the following:

Yarra River CorridorResidential Areas )Non-Residential Areas )Transport Corridors

Accordingly, this chapter describ€s and delineates these types of built form situation.It includes a proposed Policy Objective for each type that should be read in thecontext of any relevant objectives established in ghgg$lQ, including the StrategyObjectives that set the scene for each type (the complete set of objectives can beseen in one place in g!gg!951$. Each type is illustrated with a photograph andsilhouette cross section intended to illustrate a typical example of the situation.

Aho llelod hor. sr.'Plldnda'applylng to.eoh $pG. Th. Bullt Form Rcvicw hadivided the study area into over sixty Precincts, each of which is categorised into oneof the types. The PfggiAS!trAg delineates the boundaries of each of these.

AgEg49[!5,.1! of this report contains a Precinct Analysis sheet for each of thesePrecincts.

Built FormCharacter Types

48

City of Yam Built Fom Review I Built Form Typ6s & Pr€cincts I

, ' t.;,, I lir:il

i ,,l rl;i,tr,.f.t:6rii;;,

*,,1,i, 1."lItl?Ji': tiir,' . ,,'.." ji11.

,.1':,,',

Va

Iofr"

t',

YR Yana RiverR ResidcntlallG Non-Residentialf,R Main Roads

(Generally Preclncte nithin each group er€number€d trom the top dghl o, tlt6 rflsp)

q

Precinct Map

city ofYana Built Fom Review I Built Form Types & Precincts I

4.1 Yarra River CorridorSgp@! concludes that specific Policy Objectives are needed in relation to thedifferent types of situation that exist along the Yarra River Corridor. The categorieswe have arrived at are:

Leafy Suburban Residential River Edge

Park Landscape River Edge

Current and Ex-industrial River Edge

Freeway River Edge

Each of these is described and illustrated in below, and the relevant Precincts arelisted. The flgi@lgg delineatds the boundaries of each of these.

Park Landscape River EdgeThe river bank adjoins an area of parkland, a golf course or landscaped grounds.

Policy Objective Maintain and strengthen the naturalistic landscape ofthe river edge and the treed, parkland landscape oftheadjolning open space.

Precincts YR1 Latrobe Golf CourseYR3 Yana Bend Golf Course

A precrncr Anarysrs has not oeen prepareo roYt[13r*"r., iy,:[3lilffi"9ll'f*?f,ll?fl?,n" o ,",*.,r.

Leafy Suburban Residential River EdgeThe river bank abuts the vegetation{ominated back yards of low density, gardensuburban dwellings.

Policy Objective Maintain the naturalistic, native vegetation dominatedsetting along the river edge, and on the skyllne whenviewed from the river edge and other public land withinthe corridor.

Precincts YR2 Fairfield

Gurrent and Ex-industrial River EdgeThe river bank adjoins an area of industrial bulldings still in use for that purpose andfoimer industrial buildings.

Policy Objective Use the height, siting and massing of new developmentto strengthen the apparent scale ofthe river and thetopography of jts banks, and to allow vegetation to

. dominate views from and across the'river conidor.

Precincts YR4 Johnston Street River lnterfaceYRs Victoria Crescent, AbbotsfordYR6 Brewery River lnterfaceYR7 Victoria Street River lnterfaceYR8 River Street ResidentialYRg River Street, RichmondYR11 Trenerry Crescent, Abbotsford

Freeway River EdgeThe river bank adjoins a freeway.

. Poiicy Objective Create a new, high quality built form edge to thefreeway and river that diminishes the visual impact ofthe treeway, while maintaining the apparent scale of theriver and ensuring the amenity of the river and bike pathis not adversely affected,

Precincts YR12 Brighton Street, RichmondYR13 Cremorne Freeway Edge

50

City ofYarra guilt Fom Review I Built Form Types & Precincts ]

Yarra River Corridor Precincts

51

City of Yam Built Fom Review I BiJilt Form Types & Precincts I

Yarra River eorridor Character Types

Leafy Suburban Resldential River Edge

Current and Ex-lndustrial River Edge (Ex-lndustrial river edge shown)

52

City ofYam Built Fom Review I Built Form Types & Precincts ]

Yarra River Gorridor Gftaracfer lypes eontinued

Curent and Ex-lndustrial River Edge (Current lndustrial River Edge shown)

Freeway River Edge

CityofYam Built Fom Review I Built Form Typ6s & Precincts I

4.2 Resfde ntialAreas@4SQ concludes that specific Policy Objectives are needed in relation to thddifferent types of built form that exist across the study area. The built form types wehave delineated for the Residential Arbas are:

Garden Suburban Residential

lnner Suburban Residential

Urban Residential

lnner Suburban / Urban Residential Mix

Residential in Grounds (Public Housing Estates)

Each of these is described and illustrated below, and the relevant Precincts are listed.The Precinct mao delineates the boundaries of each of these. The objectives arenested in the Residential Areas section of the Built Form Strategy and Policy set outingha@.

Garden Suburban ResidentialSpacious residential areas in a garden setting.

Policy Objective Maintain and enhance the spacious, gardenesquecharacter.

Precincts Rl Alphington & Fairfield

lnner Suburban ResidentialBuilt form dominated residential 6reas with minimal front and side setbacks.

Policy Objective Maintain the inner suburban character, with minimalfront and side setbacks.

Precincts R2 Clifton Hill New Housing*R7 Abbotsford Street Area, AbbotsfordRI1 Richmond Residential: Kent Street AreaR14 Richmond & Bumley ResidentialR15 South Burnley ResidentialR16 Cremorne Residential

' A Freclnct Analysls hffi rct besn prepared for thes6 precincts, ag redeveloprient or subslantlal change E unllkely.

Urban ResidentialBuilt form dqminated residential areas with mostly no front and side setbacks.

Policy Objective Maintain the built form dominated urban character, withno front and no or minimal side setbacks.

Precincts R3 Clifton Hill Station SurroundsR4 Alexandra Parade TerracesR8 Perry Street, Collingwood

lnner Suburban / Urban Residential MixBuilt form dominated residential areas with a mix of no or minimal front and sidesetbacks.

Policy Objective Maintain the mix of inner suburban character, withminimal front and side setbacks, and built formdominated character, with no font and no or minimalside setbacks.

Precincts R10 Abbotsford / North Richmond ResidentialR13 West Richmond ResidentialR17 Cremome West

54

City ofYara Built Fom Reviil [ Built Form Types & P€cinc€ I

Residential Area Precincts

.4=:

.Eil.

55

city ofYara guilt Fom Review I Built Form Types & Prsincis ]

Residenfial Area Character Types

lnner SuburbanResidential

Garden SuburbanResidential

Urban Residential

lnner Suburban/ UrbanResidential mix

Residential in Grounds

City olYam Built Fom Review I Built Form Types & Precincts I

Residential in Grounds (Public Housing Estates)Separate enclaves of residential development set in e{ensive grounds.

Policy Objective Re-integrate the estates with the urban fabric andpublic street system of the City.

Precincts Rg Collingwood High Rise EstateR12 Richmond High Rise Estate

Two remaining precincts (R5 Watkins Street Area, Fitzroy North; R6 Lygon Street)are enclaves entirely surrounded by Heritage Overlay residential areas. lfredevelopment is contemplated, heritage infill policies should be applied.

4.3 A/on-Re sidential AreasQlgp@Q concludes that specific Policy Objectives are needed in relation to thedifferent types of built form that exist across the study area. The built form types wehave delineated for the Non-Residential Areas are:

Coarse Grain Hard Edge Non-Residential

Coarse Grain Soft / Hard Edge Non-Resldential

lndustrial / Commercial EnclaveHard Edge Non-Residential / Dwelling Mix

Each of these is described and illustrated below, and the relevant Precincts are listed.The Precinct map delineates the boundaries of each of these. The objectives arenested in the Non-Residential Areas sections of the Built Form Strategy and Policyset out in chaoter 5.

Goarse Grain Hard Edge Non-ResidentialAreas of mosfly non-residential buildings with a coarsie urban grain (larger lots, fewerstreets and lanes) and no frontsetback.

Poticy Objective lmprove the quallty of the environmeni and the interfaceof development with the street, maintain the hard edgefeel of the area and allow for flexibility in built form toaccommodate future changes in activity.

Precincts lC2 Heidelberg Road SiteslC3 Hoddle Street / Queens Farade JunctionlCs Nicholson StreetlC7 Alexandra Parade East / Victoria Park

StationICB Nicholson Near, JohnstonlCg Collingwood NorthlC12 North Richmond lndustriallC13 Victoria Crescent' lC17 Bumley Street lndustriallC19 Judd Street, RichrhondlC20 Palmer Street, RichmondlC26 Barkly Avenue, Bumley

Goarse Grain Soft / Hard Edge Non-ResidentialAreas of mostly non-residential buildings with a coarse urban grain (larger lots, fewerstreets and lanes) and varying front setbacks.

Policy Objective lmprove the quality of the environment and the interfaceof development with the street, strengthen the hardedge feel of the drea and allow for flexibility in built formto accommodate future changes in aclivity.

Precincts ICO Queens Parade / Alexandra ParadelC16 Lincoln Street, RichmondlC18 Epworth / Betheida Precinct

city ofYara Built Fom Review I Built Form Types & Precincts I

Non-Reside ntial Area Preci ncts

City of Yare Built Form Review I Built Form Typs & PHincts I

Non-Reside nti al Area Ch aracter Types

Coarse Grain Soft / Hard EdgeNon-Residential

Hard Edge

Enclave

Dwelling Mix

CityofYara Bui{t Fom Review I Built Form Types & precincls ]

lndustrial / Commercial EnclaveEnclaves of industriar or commerciar buirdings separated from the main pubric streetsystem.

Policy Objective

Hard Edge Non-Residential/ Dwelling MixAreas with a mix of residentiar and non-residentiar buirdings, generaily with no frontsetback.

Policy Objective

lmprove the quality of the street environment and thernterface of development with the street, and assist increating a new urban character that ultimately ie---'

'

integrates the area with the public street sysi6m, wnifeallowing for flexibility in built form to a""o#moJ"i"

" -tuture changes in activity.

lCl Fairfield paper Mills94 Nichotson Street Bus Depot!C_14 BrewerySurrounds,RbObtsford

!915 Ristey Street, West Richmondl9?2 Amrad Site, BurnteylC21 TV Studio precinct-lC24 East Richmond StationlC25 Cremorne South EastlC27 Richmond Terminal Station

lgqrovg the quatity of the environment and the interfaceor oevetopment with the street, maintain the hard edoefeel of the atea, and allow a varied ,Gn .t.rrJt.-i#goltjlue !9 emerOe within a consistent pattem Jbuilding siting and orientation.

1919 Otter Street, CoilingwoodlC11 Collingwood Mixed ArealC23 Cremorne / South Richmond

Precincts

Precincts

4.4 TransportCorridorsQhaoterl concrudes that specific. poricy objectives are needed in reration to thedifferent types of situation that.exist i"ir"dilc;iioors. rne categories we havedelineated for Transport Corridors are:

Main Road Strips: Hard Edge, Fine GrainMain Road Strips: Hard Edge, Coarse GrainMain Road Strips: Other or Mixed CharacterBoulevards

Hoddte Street / puht RoadRail Corridors

Each of these is described and iflustrated berow, and the rerevant precincts are risted.The Precinct mao derineates ttre bounaariei oi 6""rioi tt ".e. These objectives arenested in the Transport corridors

"ection oit" auiii Form strategy

""0'p-"'ri.iv.Jirrtin chaoter S.

Main Road Strips: Hard Edge, Fine GrainClassic strip centre built form, with no setback and narrow frontages.Policy objective Maintain the hard urban feer of the strip and reflect the

fine grain of the subdivision pattern i; [rilding ;;;id;:Precincts MR4 Smith Street South

l4I9 Victoria Street ShopsMRB Church Street Nortit

60

City of Yara Built Fom Reviil [ Buill Form Types & Precincts ]

Transport Corridors

61

Tran sport Corridor Ch aracter lypes

Main Road Strlps: HardEdge, Flne Graln

Main Road Strlps: HardEdge, Coarse Grain

Main Road Strips: Otheror Mixed Character

City ofYara Built Fom Review I Built Form Typos & Precincts ]

The typical main road strip that constitutes most of the City's activity centres.

Similar in cross-section to the Hard Edge, Fine.Grain main road strip, buiwithout a consistent narrow-fronted allotment paftern.

Main road strips with varying allotment sizes and setbacks.

Boulevards are 60m wide Streets with (originally)'continuous, formaltree avenues and exceptionally wide, rectilinear islands.

Hoddle Street / Punt Road originated as sections of 20m and 30m main road,subsequently widened through parkland acquisition and property demolition alongmuch of its west side.

Hoddle Street

62

City ofYare Built Fom Review I Buill Form Typ€s & Pr€cincts ]

Transport Corridor Character Types - Rail Corridors

elevated above the rooftops between Richmond and Victoria Park.

runs through a cutting and behind factory walls for much of its length.

SOUth Yaffa line an exceptionally wide rail reservation that makes adramatic crossing of the Yarra River.

Clifton Hill rail corridor

Burnley line

63

City of Yara Built Fom Review I Built Form Types & PrecincE I

Main Road Strips: Hard Edge, Coarse Grainfront setback, but with a coarser grain of built form.

Maintain the hard urban feel of the strip, and allow forlarger scale dbvelopment in locations removed fromexisting low-scale residential environments.

MR1 Heidelberg RoadMR7 Victoria Street EastMRg Bridge Road EastMR11 Church Street South

Main road strips with no

Policy Objective

Precincts

Policy Objective

Precincts

Policy Objective

Precincts

Main Road Strips: Other or Mixed CharacterMain road strips with a mix of setbacks and building forms.

BoulevardsRoadways in 60m reservations with formal boulevard tree avenues and roadwaygeometry (Alexandra Parade, Queens Parade, Victoria Parade).

Strengthen the hard urban feel of the strip, and allow forlarger scale development in locations removed fromexisting low-scale residential environments.

MR3 Johnston Street EastMR10 Swan Street East

Reinforce the scale and formality of the boulevardlandscape and maintain the dominance of the avenuetrees over built form.

Maintain the hard urban edge on the eastern side ofthe street, and increase the scale and consistency ofthe built form, as recommended in the PuntRoad/Hoddle Street Planning & Design Strategy &Guidelines 2000 (as amended).

Develop a new urban character where past roadwidening has occurred, in accordance with the heightand setback parameters in the Punt Road/HoddleStreet Planning & Design Strategy & Guidelines 2000(as amended).

Use development opportunities at Victoria Street andSwan Street to strengthen the definition and scale ofbuilt form at these intersections, in accordance with theheight and setback parameters in the PuntRoad/Hoddle Street Planning & Design Strategy &Guidelines 2000 (as amended).

Strengthen the built form definition of the other mainroad intersections along Hoddle Street, within thenormal scale of development in the Ci$.

MR2 Hoddle Street

Policy Objective

Precincts MRS Victoria ParadeForAlexandra Parade and OueeRs Parade see preclncts R4, lC6, lC7, lcg.

Hoddle Street / Punt RoadThe complete length of Hoddle Street / Punt Road in the Ci$ of Yana.

64

City ofYara Bu'lt Fom Review I Built Form Types & Precincts ]

Rail CorridorsThree rail conidors pass through the City of Yana. Specific policies have beenprepared for rail coridors, but they are not the subject of separate Precinct Analysissheets.

Policy Objective Facilitate redevelopment of under-used railway land(including air rights), and ensure that elevations ofbuildings visible from railway reserves are attractivelydesigned.

4.5 Precinct AnalysisA Precinct Analysis sheet has been prepared for each of the Precincts listed in thischapter. Each sheet contains:

PhotographsDescriptionStrategic ContextDevelopment PressureKey lssuesVision

The Precinct Analysis sheets provide a 'bottom up' compllmont to the 'top down'analysis work that underpins most of the objectives. anived at in g!gE@!. TheVision statement is intended to be a succinct pointer to the main directions oropportunities to be pursued from a built form perspective.

The following tables list all the precincts in the order in which they appear in Apoendix{. The Precinct mao. delineating the boundary of each Precinct, appears at the startof this chapter.

Yarra River Corridor Precinct AnalysisYR1 Latrobe Golf CourseYR2 Fairfield

YR3 Yarra Bend Golf CourseYR4 Johnston Street River lnterface

YRS Victoria Crescent, AbbotsfordYR6 Brewery'RiverlnterfaceYR7 Victoria Street River lnterfaceYR8 River Street ResidentialYRg River Street, Richmond

YR10 Melbourne Girls CollegeYR11 Trenerry Crescent, AbbotsfordYR12 Brighton Street, RichmondYR13 Cremorne Freeway Edge

Leafy Suburban Residentlal River EdgePark Landscape River Edge*Current and Ex-industrial River EdgeCuffent.and Ex-industrial River EdgeCuffent and Ex-indusbiat River EdgeCurrent and Ex-industial River EdgeCunent and Ex-industrial River EdgeCurrent and Ex-industrial Rivet EdgePark Landscape Rivet Edge*Cuffent and Ex-industrial Rivet EdgeFreeway River EdgeFreeway River Edge

A PrecinctAnalysls h6 mt ben prepared forthsd prclncls, I redevelopmentorsubstantialchange is unlikely

R1R2R3R4R7R8R9

Residential Areas Precinct

AlphingtonClifton Hill New Housing*Clifton Hill Station SurroundsAlexandra Parade TerracesAbbotsford Street Area, AbbotsfordPerry Street, CollingwoodCollingwood High Rise Estate

R10 Abbotsford / North Richmond Residential

R11 Richmond Residential: Kent Street Area

R12 Richmond High Rise Estate

R13 West Richmond Residential

R14 Richmond & Burnley Residential

R15 South Burnley Residential

R16 Cremorne Residential

R17 Cremorne West

ciiy olYam Built Fom Review I Built Form Types & Precincts ]

Garden Suburba n Residentiallnner Suburban ResidentialUrban ResidenfialUrban Residentiallnner Suburban ResidentialUrban ResidentialResidential in Grounds (Public HousingEstates)lnner Suburban / Urban Residential Mixlnner Suburban ResidentialResidential in Grounds (Public HousingEstares)lnner Suburban / Urban Residential Mixlnner Subuiban Residentiallnner Suburban Residentiallnner Suburban Residentiallnner Suburban / Urban Residential Mix

Coarse Grain Hard Edge Non-ResidentialCoarse Grain Hard Edga Non-Residentiallndusttial / Commercial EnclaveCoarse Grcin Had Edge Non-ResidentialCoarse Grain Soft / Hard Edge Non-ResidentielCoarse Grain Hard Edge Non-Residential

Coarse Grain Hard Edge Non-ResidentialCoarse Grain Hard Edge Non-ResidentialHard Edge Non-Residential / Dwelling MixHard Edge Non-Residential / Dweiling Mix

Coarse Grain Herd Edge Non-ResidentialCoarse Grain Hard Edge Non-Residentiallndustrial / Commercial Enclavelndusttial / Commercial EnclaveCoarse Grain Soft / Hard Edge Non-ResidentialCoarse Grain Hard Edge Non-ResidentialCoarse Grain Soft / Hard Edge Non-ResidentialCoarce Grain Hard Edge Non-ResidentialCoarse Grain Hard Edge Non-Resid@ntial

lndustrial / Commercial Enclavelndustrial / Commercial EnclaveHard Edge Non-Residential / Dwelling Mixlndustrial / commercial Enclavelndustrial / Commercial EnclaveCoarse Grain Hard Edge Non-Residentiallndustial / Commercial Enclave

Pr@incts R5 Waiklre Street Area, Fltzrcy North; R6 Lygon Street are enclavs entircly sumunded by t{eritage Overlayresidentiat areas. It redevelopment is @ntemplated, heritage infill policis should be applled, For lhis reason, no PrecinctAnalysis sheei ha been prepared.

Non-Residential Areas Precinct IS

/ Commercial Enclavetcltcztc3tc4tc5tc6

tc7

tc8rc9tc10tc11tc12rc13tc14lc15tc16

tc|7tc18

lc19tc20tc21tc22lc23tc24tc25tc26tc27

Fairfield Paper MillsHeidelberg Road SitesHoddle Street / Queens Parade JunctionNicholson Street Bus DepotNicholson StreetQueens Parade / Alexandra Parade

Alexandra Parade East / Victoria ParkStationNicholson Near JohnstonCollingwood NorthOfter Street, CollingwoodCollingwood Mixed AreaNorth Richmond lndustrialVictoria CrescentBrewery Surrounds, AbbotsfordRisleyStreet, West RichmondLincoln Street, Richmond

Burnley Street lndustIialEpworth / Bethesda Precinct

Judd Street, RichmondPalmer Street, RichmondTV Studio PrecinctAmrad Site, BurnleyCremorne / South RiihmondEast Richmond StationCremorne South EastBarkly Avenue, BurnleyRichmond. Terminal Station

I-

66

Trans Corridors PrecinctRoad

City otYam Built Fom Reviry [ Built Form Typs & Pr€cincts ]

Maln Road Strlps: Hard Edge, CoarceMR2 Hoddle StreetMR3 Johnston Street EastMR4 Smith Street SouthMRs Victoria Parade

MRO Victoria Street ShopsMR7 Victoria Street EastMRe Church Street NorthMRg Bridge Road EastMR10 Swan'Street EastMR11 Church Street South

Hoddle Street / Punt RoadMain Road Strips: Other or Mixed CharacterMain Road Strips: Hard Edge, Fine GrainBdlevards"Main Road Strips: Hard Edge, Fine GrcinMaln Road Strips: Hard Edge, Coarse GrainMain Road Sttips: Hard Edge, Fine GrainMain Road Strips: Hard Edge, Coarse GrciiMain Road Strips: Other or Mlxed CharacterMaln Road Strips: Hard Edge, Coarse Graln

' ForAlexandra Parade and Queens Parade see precincts R4, lC6, lC7, lcg.

67

City of Yara Built Form Review I Built Form Types & Precincts I

68

Built FormSfrategy and

Policy

Citv ofYam Built Fom Review I Built Form Strategy & Policy i

OverviewThis chapter takes the Strategy and Policy Objectives arrived at in 9!38&19-&$!3and assembles them into a single, coherent body of policy suitable for inclusion in theplanning scheme. This body of policy could form the basis of an Urban Design / BuiltForm Policy for inclusion in the Local Planning Policy Framework (LPPF) of the Cityof Yarra Planning Scheme. Some components of the policy may alternatively need tobe nested into Overlay control schedules, The options for control and policymechanisms are discussed in ShgBlgili.

Strategy Map

The.chapter concludes with a ECi[lEgItr1$lle!9gyJtr4 suitable for inclusion in theMunicipal Strategic Statement as an Urban Design Framework Map.

Design ResponsesDesign Responses have been added to many of the Policy Objectives in this chapter.They are intended to show one way of achieving the Policy Objective to which theyare attached. The Design Responses have been arrived at by applying theknowledge and experience of the consultant team in numerous urban design andneighbourhood character studies, most of which have been prepared with a view toplanning scheme implementation.

ln a limited number of cases the Design Responses include prescribed preferreddimensions; which will need to be included in Overlay control schedules. Theselimited cases are confined to:

Yarra River Corridor

Current and Ex-lndustrial River EdgeFreeway River Edge

The rationale for these preferred dimensions can be found in &@!a8.Hoddle Street / Punt Road

Particular development sites at the intersections of Hoddle Street with Victoria Streetand Swan Street, in accordance with the height and setback parameters in the PuntRoad/Hoddle Street Planning & Design Strategy & Guidelines 2000 (as amended).

The rationale for these preferred dimensions can be.found in the Punt Road/HoddleStreet Planning & Design Strategy & Guidelines 2000 (as amended).

70

City ofYara Built Form Review I Built Fom Strategy & Policy ]

5. ? trity-Wide Objecffyes

Building HeightStrategy Objectives

Retain the city's identily as a iow-rise urban form, puncluated (mainly in Fitzroy,Richmond, Collingwood, Abbotsford and Burnley) by islands of higherdevelopment and landmarks valued highly by the local community.Mass and detail buildings in ways that relate them to the scale of theirsurroundings.

Design a positive interface between new buildings and established low-riseresidential areas.

Policy Objectives

Conffnc dsvelopm€nt above lhe height of the city's low-rise urban form to:

- Existing high-rise locations.

- Redevelopment of ex-industrial sites that were previously high.rise.

- Locations where a specific urban design benefit can be met (eg creating amore attractive, better-scaled ftontage to the CityLink fteeway along theRiver Yana frontage; strengthening the definition and'scale of built form atdefined Hoddle Street intersections; see specific Objectives and DesignResponses below).

- Sites containing, or immediately adjoining, buildings that rise above thegeneral heights of their sunounds, provided there is minimal visual impacton views from public places, including streets.

Relate new development to the scale of existing buildings in areas with aconsistent and valued built form character and scale.Reduce the apparent mass of larger buildings, and provide visual interest, byproviding breaks in skylines, and by modelling and articulating walls andsurfaces.

Provide a gradual transition in scale between buildings of different height.

Design Rbsponse- Use massing, or articulation, or changes of surface treatment, or a combination of

these, to relate higher buildings to the scale of their surrounds, and to diminish visualbulk.

Ensure that new buildings avoid overlooking and overshadowing existing

.residences.Minimise the visual bulk of buildings located next to established low-riseresidential areas.

Design Response- Limit the hei$ht to a maximum of one storey higher than the predominant height of an

adjoining low-rise residential area, on any boundaries immediately adjoining theresidential area.

- lnset the storey above this by a setback equal to the height of this storey.- lnset any higher storeys by an amount that hides them from view from any habitable

rooms or private amenity spaces within the closest residential property.

- lf no part of these higher storeys is visible from any hebitable rooms or private amenityspaces within the closest residential property, setback each additional storey by anamount equal to the height of this storey.

Urban Form

Strategy Objectives. Ensure that developments contribute positively to the urban fabric and public

space system of the City.Retain and oxtond ths Ci!y's fine grain of street patlem and urban form.

Improvo the transpar€ncy and legibility of the ciVs urban form.

City ofYara Built Fom Review I Built Form Strategy & Policy I

Policy Objectives

Retain and, where possible, enhance the dense network of streets and lanewaysthat exists in the small lot, fine-grain areas of the city, and keep them in publicownership.Within large redevelopment sites, design a new public street system thatconnects and relates the development to the surrounding urban form, andprovides safe and convenient pedestrian and cycle routes.

Urban CharacterStrategy Objectivesr Maintain and strengthen the distinct character of each type of built form within

the city.

Policy Objectives

Ensure that the design respects the existing character ofthe area, or contributesto a desired future character.

ln areas with a mixed built form character, maintain consistency of some similarcharacteristics.

Maintain and enhance the character strengths of areas with a consistent urbanform and valued character.

Express the original subdivision pattem in building design in the small lot, fine-grain areas of the city.

Within sites removed ftom the small lot, finegrain areas of the city, take theopportunity lo croalG s nou, urban chereclor that ad& to tho layoring of the city'shistorical evolution.

Landmarks and Tall StructuresStrategy Objectives

Maintain the prominence of culturally valued landmarks and landmark Signs.

Ensure that the profile and silhouette of taller buildings and other structures addto thc vario$ rnd lntorort of thc city's built form charadcr.

Policy Objectives.

Protect views of culturally valued landmarks, seen from a wide range ofviewpoints across the municipality.

Design Rosponsss- Minimise the impact on views from the public domain to the following landmarks:

Dome of Dimmeys, Swan StreetClocktower of Richmond Town Hallclocktower of Collingwood Town HallClocktower of Fitzroy Town HallShot towbr, Alexandra Parade, Clifton Hill

Protect the silhouette and profile of culturally valued landmarks fom interuptionby developments behind them, as seen from a wide range of viewpoints acrossthe municipality.

Design Rosponses- Protect the silhouette/profile of the church spire on the corner of Watkins Street and St

Georges Road, North FiEroy, seen from the intersection of Brunswick Street withVictoria Parade.

- m.ct thr ailhouatta/profiL of St Fafick s s.€fl from the inbru.ailon of Brun&lrickStreet with St Georges Road NB this Design Response would need to be referred foraction to the City of Melbourne.

Maintain the prominence of landmark signs.

Desigh Respodses- Maintain vi'sibility of the sign from long range views:

Pelaco Sign (Goodwood Street, Richmond)Skipping Girl Sign (Victoria Str€et, Abbotsford)Olympic Tyre Sign/Porsche (Victoria Parade, Collingwood)Nylex Sign (Harcourt Parade, Cremorne)Slade Knitwear Sign (Dover Street, Cremorne)

72

City ofYara Built Fom Review I Built Form Strategy & Policy J

Maintain the singular skyline prominence of hilltop church spires as adistinguishing characteristic of the city.

Design Responses- Minimise the impact on views from the public domain to the following church spires:

Spire of St lgnatius Cathedral, Church StreetSpire of St Marks, George Street, FiEroySpire of St Johns, Queens Parade, Clifton Hill

Ensure that the profile and silhouette of tall structures add to the interbst of thecity's urban form and skyline.

Design Responses- Where there is a low-rise urban context, copy the low-rise heights and setbacks of this

context in the siting and massing of the envelope of the base of the building (eg 2-3storey podium with zero setback in strip centres).

- Set the rest ofthe building back from this line.

- Design the top ofthe building as a positive architectural feature.

- Ensure thatthe profile and silhouette ofthe building, particularly its upperfloors, add tothe int r€rt of the.city's urb.n form and 3kyllne.

Street & Public Space QualityStrategy Objectives

Design buildings to increase the safety, convenience, attractiveness and'walkability' of thc cig's str€ote and public spacos.Ensure that new development maintains or adds to the valued qualities of publicspaces, and does not encroach in any way on public space.Maintain a clear distinction between private and public land.lmprove public access to public spaces, and open up views to public spaces.

Poticy ObjectivesDesign buildings so that they increase the perception of public safety in streetsand lanes, and encourage walking.

Design Responses- Maintain and, where possible, extend the possibilities for public access through and

around lhe site.

- Address streets with building frontages rather than yards, car parks or servicing areas.

- Locate rooms/spaces that include a human presence on the ground floor streetfrontage, where possible, and provide clear-glazed windows.

- Design ground floor street frontages to provide pedestrian/human scaled design atslreet level.

- Locate the ground floor within 1 metre of ground level.

- Locate living rooms / active office spaces on the ground floor, with windows overlookingthe street.

- Locate the main entrance on the street frontage, not at the rear or side.

- Minimise interruption.of footpaths by crossovers.

Additional Design Rosponses for shops and showrooms fronting main roads:- Locate ground floor at ground level,

- lnclude dlsplay windows in the ground floor front elevation.

- Locate the main entrance on the street frontage, not at the rear or side.

- Provide weather protection offootpaths where practical and appropriate.

Maintain and, where practical and advantageous, extend the network of publicstreets and lanes.

Clearly delineate public spaces as separate from private land, and maintainunimpeded access to them.

Maintain the sense of retreat from public gaze that attracts people to public openspaces.

Provide opportunities for access and views to public open spaces wherepossible;

Ensure built form adds to, and does not detract from, the landscape characterand attractiveness of open spaces.

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Policy Objectives

Retain and, where possible, enhance the dense network of streets and lanewaysthat exists in the small lot, fine-grain areas of the city, and keep them in publicownership.

Within large redevelopment sites, design a new public street system thatconnects and relates the development to the surrounding urban form, andprovides safe and convenient pedestrian and cycle routes.

Urban CharacterStrategy Objectiveso Maintain and strengthen the distinct character of each type of built form within

the city.

Policy Objectives

Ensure that the design respects the existing character of the area, or contributesto a desired future character.

ln areas with a mixed built form character, maintain consistency of some similarcharacteristics.

Maintain and enhance the character strengths of areas with a consistent urbanform and valued character.

Express the original subdivision pattem in building design in the small lot, fine-grain areas of the city.

Within sites removed fom the small lot, finegrain areas of the city, take theopportunlty to crcalo s ncriv urbon character that adds to tho layering of the cityshistorical evolution.

Landmarks and Tall StructuresStrategy Objectives

Maintain the prominence of culturally valued landmarks and landmark signs.

Ensure that the profile and silhouette of taller buildings and other structures addto thc varbly and intarort of thc ciys built form characlcr.

Policy Objectives.

Protect views of culturally valued landmarks, seen from a wide range ofviewpoints across the municipality.

Design Rosponsss- Minimise the impact on views from thE public domain to the following landmarks:

Dome of Dimmeys, Swan StreetClocktower of Richmond Town HallClocktower of Collingwood Town HallClocktowet of Fitzroy Town HallShot towbr, Alexandra Parade, Clifton Hill

Protect the silhouette and profile of culturally valued landmarks fom intenuptionby developments behind them, as seen from a wide range of viewpoints acrossthe municipality.

Design Responses- Protect the silhouette/profile of the church spire on the corner of Watkins Street and St

Georges Road, North FiEroy, seen from the intersection of Brunswick Street withVictoria Parade.

- Prohct thl .ilhouatt /pro,fih of St Patrid<'s scen from the int ru.cdon ot BrunairickStreet with St Georges Road NB this Design Response would need to be referred foraction to the City of Melbourne.

Maintain the prominence of landmark signs.

Design Resporises- Maintain vi'sibility of the sign from long range views:

Pelaco Sign (Goodwood Street, Richmond)Skipping Girl Sign (Victoria Street, Abbotsford)Olympic Tyre Sign/Porsche (Victoria Parade, Collingwood)Nylex Sign (Harcourt Parade, Cre4orne)Slade Knitwear Sign (Dover Street, Cremorne)

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Sustainable DesignStrategy Objectives

Strive for more sustainable and better quality building design.

Policy Objectives

Encourage reduced use of energy and resources in building design.

Deslgn Responses

- Considerthe following in relation to reducing energyand resource use:OrientatibnVentilationShading of adjoining propertiesShading of adjoining solar collection devicesLandscapingChoice of appliances & equiPmentAlternative power sourcesEffect of appliance specifications on water useRaihwater management.Greywater useWaste managementExcavationChoice of materialsPossibility of recycling buildings

Encourage the highest standards in design quality, and use of materials andfinishes that will last and complement the urban context.

5.2 Yarra River CorridorStrategy Objectives

Ensure development in the Yarra River conidor upstream of Church Streetenhances and improves the naturalistic landscape of the river corridor and keepsthe overall scale of the development within the .normal scale of built form withinthe municipality.

Create a new, high quality and visually permeable built form edge to the freewayand river downstream of Church Street.

Relate the siting, scale, bulk and massing of new development adjacent to theYarra River to the width and scale of the waterway and the river. banks.

Protect and enhance the landscape qualities of the Yarra River, Merri Creek andDarebin Creek as vegetation-dominated corridors, paffcularly in views fromroads, paths and rail conidors that cross the river.

Tailor the siting, scale, bulk and massing to the distinctive landscape character ofeach section of the Yana River corridor.

Consider the impact of building massing and siting on long range views of theriver conidor, including from the opposite bank.

Provide continuous public access along the river bank.

Ensure the building presents visually interesting elevations on all faces visiblefrom the public domain.

Maintain access to sunlight in public spaces.

Protect and enhance the faunal habitat linkages within the river corridor.

Minimise environmental impacts on the Yarra from run-off and erosion:

Minimise overshadowing of the river and Main Yarra Trail at all times of the year.

Policy Objectives

Park Landscape River EdgeMaintain and strengthen the naturalistic landscape of the river edge and thetreed, parkland landscape of the adjoining open space.

Design Responses

- Maintain land along the river corridor, between escarpments, free of buildings,structures and hard landscaping and surfacing.

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Site trees along the river corridor to express the alignment of the river banks andcorridor.Use native, and preferably indigenous, trees and understorey plants within the rivercorridor.Use materials and colours to minimise the visual impact of any structures located nearthe river.

Leafy Suburban Residential River EdgeMaintain the naturalistic, native vegetation dominated setting along the riveredge, and on the skyline when viewed ftom the river edge and other public landwithin the corridor.

Design Responses- Set new development within the landscape and following the natural landform.

- Retain existing trees and understorey, and prepare a landscape plan to demonstrateadditional planting of native, preferably indigenous, trees.and understorey.

- Provide sufficient space around buildings for the retention and planting oftrees andunderstorey.

- Buildings should not penetrate the predominant tree canopy height.- Provide glimpses of the river landscape between buildings.- Locate buildings away from the river bank to provide a substantial landscape buffer.- Provide public access along the river bank.

- lncorporate baloonic! and an intcrcrung building fagade to tfie rivcr froniago.- Use materials and colours to minimise the visual impact of buildings and works located

near the river,

Gurrent and Ex-lndustrial River EdgeUse the height, siting and massing of new development to strengthen theapparent scale of the river and the topography of its banks, and to allowvegetation to dominate views from and across the river corridor.

Design Responses- Maintain a scale of building on the river frontage that strengthens the apparent scale of

the river and the topography of its banks, and allows vegetation to dominate views frbmand across the river corridor (maximum 11 metres).

- Ensure the overall scale of a development conforms with the City-Wide Building Heightsection of the Built Form Policy, except that redevelopment of existing high-riselocations or ex-industrial sites that were previously high-rise must be no higher than,and occupy an area no larger than, any previous high-rise building.

- Step heights gradually down towards the river fiontage (no part ofthe building toexceed in height a line projected from the 1 1m maximum height at the river frontage atan angle.of 14 degrees to the horizontal).

- Use the massing and location of buildings to express lhe alignment of the river andcorridor-

- Break the overall massing to maintain an open aspect in views from and across theriver corridor.

- Site and mass buildings located next to main road river crossings to reveal, rather thanobsiure, views from the roadway and bridge of the treed river corridor.

- Provide view$ of the river landscape between buildings when viewed from ad.iacentstreets.

- Keep the setback land and any other land between the front ofthe building and theriver as b landscape bufferfree ofstructures, vegetated in a style consistentwith theintcndcd landscap. chrradcr of tho rlvcr conidofs public domsin.

- Prevent direct access from private land to.the river corridor, and ensure any fencinglocated between the front of the building and the river is visually permeable.

- Use landscape treatments that compliment the naturalistic, native vegetationdominated environs of the river, in areas visible from the river corridor and in the frontsetback.

- Use materials and colours to minimise the visual impact of buildings and works locatednear the river.

Design Response that applies in Precincts YR4, YR6, YR7, YR8 and YR9- S.t buildlno! wcll brhind tho 'Crcrt Lin.' or lhc river bank d.lineatcd on tho Policy mrp

(preferrod minimum setback 10 metres).

Design Response that applies only in Precinct YRs- S.t buildlngr along or Juit bchlnd he 'Cll3t Line' of the river bank delineat d on th6

Policy map.

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Freeway River EdgeApplies to Precincts YR12 and YR13 (nol to Precincts R15 and R16)

Create a new, high quality built form edge to the freeway and river thatdiminishes the visual impact of the fieeway, while maintaining the apparent scaleof the river and ensuring the amenity of the river and bike path is not adverselyaffected.

Design Responses- Use a scale of building that reduces the visual impact of the freeway, while respecting

the apparent scale of the river and its banks (prefened maximum 28 mekes).

- Use the massing and location of buildings to express the alignment of the river andcorridor.

- Break the overall massing to maintain an open aspect in views from and across theriver corridor (preferred rule: on sites with a river frontage exceeding 50 metres, fifty percent of the building mass, measured parallel to the river frontage, should not exceed 16m'etres in height).

- Provide views of the river landscape between buildings when viewed from adlacentstreets.

- Use materials and colours to minimise the visual impact of buildings and works located'near the river.

- Avoid blank, unarticulated walls, includlng sound barriers, fronting the river andfreeway.

5.3 Residential AreasStrategy Objective

Sos Urben Chsrec.tcr (rbovo): 'maintain and strengthen the dislincl charader of eadttypo ot buill form wilhln thc dty'.

Policy Obiectives

Garden Suburban ResidentialMaintain and enhance the spacious, gardenesque character.

Design Responses- Maintain the existing pattern offront setbacks.

- Landscape the front setback ln a style that reinforbes the garden character of thestreetscape.

- Provide a setback on at least one side of the building.

- Where the general pattern of development includes side setbacks on both sides ofbulldings, replicate this characteristia.

- Orient buildings at right angles to the street frontage, unless the pattern of developmentis to site buildings at an angle.

- Express the front property boundary in a way that matches the character of thestreetscape (ie with an open fence or a very low, solid fence).

- Maintain the existino scale of development, which is generally one or two storey.

- On single house sites in areas with generally consistent building heights, limit variationsin height to a maximum of one storey compar€d to the adjacent properties.

- Accommodate second storey extensions, or second storeys of new buildings, within anenvelope that maintains the low, horizontal form of existing dwellings.

- Retain sufficient open spdce in the backyard to plant a tree with a high and spreadingcanopy.

lnner Suburban ResidentialMaintain the inner suburban character, with minimal front and side setbacks.

Design'Responses- Maintain the existing pattern offiont setbacks.

- Landscape ihe front setback in a style that reinforces the garden character (if any) ofthe streetscape.

- Where the general pattern of development includes gaps between buildings, include asetback on at least one side of the building.

- Orient buildings at right angles to the street frohtage.

- Express the front property boundary with an open fence (unless the building is zerofiont setback).

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- On single house sites in areas with generally consistent building heights, limit variationsin height to a maximum of one storey compared to the adjacent properties.

Urban ResidentialMaintain the built form dominated urban character, with no font and no orminimal side setbacks.

Design Responsos- Maintain the existing pattern of front setbacks (zero front setback often includes ground

floor verandah insets).

- Orient buildings at right angles to the street frontage.

- On single house sites in areas with generally consistent building heights, limit variationsin height to a maximum of one storey compared to the adjacent properties.

lnner Suburban / Urban Residential MixMaintain the mix of inner suburban character, with minimal front and sidesetbacks, and built form dominated character, with no front and no or minimalside setbacks.

Design Rosponses- Maintain the existing pattern offront setbacks (zero front setback often includes ground

floor verandah insets),

- Landscape the front setback in a style that reinforces the garden character (if any) ofthe stieetscape.

- Where the general pattern ofdevelopment includes gaps between buildings, include asetback on at least one side of the building.

- Orient buildings at right angles to the street frontage.- Express the front property boundary with an open fence (unless the built form is zero'front

setback without a ground level verandah).- On single house sites in areas with generally consistent building heights, limit variations

in height to a maximum of one storey compared to the adiacent properties.

Residential in Grounds (Public Housing Estates)Re-integrate the estates with the urban fabric and public street system of theCity.

Design Responses- Re-connect former public streets through the €state, where they have beeil closed.- Redevelop public street frontages with buildings that address the street, including

locating front doors and mail boxes on the street frontage where possible.

- Ovcdook the rtrect with 'inhabhod'window! and attrac{v.ly dcrigned buildingfrontages.

- M.int ln linc of llght bcturcgn 'inhabit d' windo/ys and the ltreGt.- Use front fencing that enables front gardens to contribute to the street scene.

5.4 /Von-Residential AreasStrategy Objective

See Urban Charactor (8bove): 'maintain and strengthen the distinct charader of eacfrtype of built form within tho dty'.

Policy Objectives

Coarse Grain Hard Edge Non-Residentiallmprove the quality of the environment and the interface of development with thestreet, maintain the hard edge feel of the area and allow for flexibility in built formto accommodate future changes in activity.

Goarse Grain Soft / Hard Edge Non-Residentiallmprove the quality of the environment and the interface of development with thestreet, strengthen the hard edge feel of the area and allow for flexibility in builtform to accommodate future changes in activity.

City ofYara Built Fom Review I Built Fom Strategy & Policy ]

lndustrial / Commercial Enclavelmprove the quality of the street environment and the interface of developmentwith the street, and assist in creating a new urban character that ultimately re-integrates the area with the public street system, while allowihg for flexibility inbuilt form to accommodate future changes in activity.

Hard Edge Non-Residential / Dwelling Mixlmprove the quality of the environment and the interface of development with thestreet, maintain the hard edge feel of the area, and allow a varied urban

, character to continue to emerge within a consistent pattern of building siting and

orientation.

5.5 Transport CorridorsStrategy Objectives. lmprove the contribution of built form to the identity, character and public space

quality of each main road and boulevard.. Encourage subtle emphasis of comers on development sites at main road or

boulevard intersections.o Facilitate better quality development alongside rail reservations and more

effiiient use of under-utilised land in and next to rail corridors.

Strengthen the consistency of built form along each transport corridor, and use

built form to help express the urban form differences between the diffbrent typesof transport corridor.

Policy Objectives

Main Road Strips: Hard Edge, Fine GrainMaintain the hard urban feel of the strip and reflect the fine grain of thesubdivision pattern in building design.

Main Road Strips: Hard Edge, Coarse GrainMaintain the hard urban feel of the strip, and allow for larger scale developmentin locations removed ftom existing low-scale residential environments.

Main Road Strips: Other or Mixed CharacterStrengthen the haid urban feel of the strip, and allow for larger scaledevelopment in locatlons removed from existing low-scale residentialenvironments.

BoulevardsReinforce the scale and formality of the boulevard landscape and maintain thedominance of the avenue trees over built form.

Hoddle Street / Punt RoadMaintain the hard urban edge on the eastern side of the street, and increase thescale and consistency of the built form, as recommended in the PuntRoad/Hoddle Street Planning & Design Strategy & Guidelines 2000 (asamended).

Develop a new urban character where past road widening has occurred, in

accordance with the height and setback parameters in the Punt Road/HoddleStreet Planning & Design Strategy & Guidelines 2000 (as amended).

Use development opportunities at Victoria Street and Swan Street to streirgthenthe definition and scale of built form at these intersections, in accordance withthe height and setback parameters in the Punt Road/Hoddle Street Planning &Design Strategy & Guidelines 2000 (as amended).

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Design Responses- Up to six storeys on the north west and south east corners of Hoddle Street / Victoria

Street.

- Up to eight storeys in a tower, behind a main building of up to five storeys, on the northeast corner of Hoddle Street / Swan Street (next to Richmond Station).

Strengthen the built form definition of the other main road intersections alongHoddle Street, within the normal scale of development in the City.

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Built Form Strategy Map

City ofYara Built Fom Review I Built Fom StEtegy & Policy I

Design Responso- Up to four storeys on corner sites at the main road intersections along Hoddle Street.

Rail GorridorsFacilitate redevelopment of under-used railway land (including air rights), andensure that elevations of buildings visible from railway reserves are attractivelydesigned.

5.6 Precincf Descrupfions and Vrsions

Yarra River Gorridor

YR2: FairtieldLeafu Suburban Residential River Edge Character Type

This area includes properties that abut a.section of the Yana River corridor noted forits attracllvoly vegetated banka and neturalistic !bel'. Ths lots aro do6p and extenddown a steop ombankmant to the uratofs edge. At the street fontage, duiellings fommixed eras are perched at the crest of the slope and provide little evidence of thebushy river corridor behind. The modest dwellings are often set in spacious gardensand green and leafo streetscapes with exotic species and strong avenues of streettrees. Some exceptions are the dwellings at the end of Yarraford and AlphingtonStreets, and some properties in The Esplanade, which are set within the embankmentin bushy native gardens.

Vision

To maintain the appgarance of the river bank, including the rear yards of houses, as anaturalistic, native vegetation dominated environment.

YR4: Johnston Sfreef River lnbrtaceCurrent and Ex-lndustrial River Edge Character Type

This precinct at the eastem end of Johnston Street includes both vacant andoccupied land. A large red brick warehouse, the equivalent of 3-4 storeys, has beenrenovated with a glass-dominated facade at the entrance and facing the river edge.Car parking buffers the building ftom the river environment before a steep concreteretaining wall that falls to the walking trail. The remainder of the precinct is largelyvacant with future use intended to be contemporary apartmeht buildings andconverted warehouses that range from 4-7 storeys.

Vision

To enhance the qualities of the Yarra River corridor as a heavily vegetated landscapecorridor and as a public space for secluded iecreation.

YRi: Victoria Crescent, AbbotsfordCurrent and Ex-lndustrial River Edge Character Type

This precinct combines low scale slab form office buildings wlth contemporary terracehousing builtto the edge ofthe riverbankescarpment. The grassed bank,occasionally covered with vegetation, falls steeply to the main Yarra trail, which isseparated from the river by a nanow strip of bush. Dwellings focus on the riverenjoying short distance views from balconies and small landscaped gardens.Collectively, the built form presents a near-solid wall to the river, with a skylinearticulated by the varying roof lines of the dwellings and occasional talt native trees.The reskicted height of the buildings enables the dramatic slope of the river bank tomaintain its dominance.

Vision

To design new developments so that they maintain the dominance of the riverinetopography and vegetation, provide interest and articulation in form and skyline, and

city olYara Built Form Review I Built Form Skategy& Policy ]

allow for continued public enjoyment of the secluded qualities of the riverenvironment.

YR6.' Brewery River ln/e,rtace

Current and Ex-lndustrial River Edge Character Type

The Abbotsford brewery complex contains a collection of large industrial buildingsthat, in places, create a hard urban environment, but in relation to the river frontage,largely comprises yard areas at the rear of buildings and fencing. The large industrial

buildings dominate the streets in the precinct, sometimes producing streetscapesreminiscent of large-scnle Victorian industrial precincts in northem England.Buildings commonly have saw-tooth roof lines and fill the gradually sloping propertiesfiom side boundary to side boundary. To the rear of properties along the riverabuttal, yards are full of movement, with semi trailers and forklifts negotiating themovement of stock. From here, cyclone fencing meets a vegetated escarpment ofmixed species falling to the river edge with restricted public access.

Vision

To gradually transform the river edge of the precinct, in the course of anyredevelopment that may occur, into an aftractive and positive interface that adds tothe desired character of the Yarra River corridor.

YR7: Victorra Sfreet River lnbrtaceCurrent and Ex-lndustrial River Edge Character Type

The precinct is predominantly offices and residential within converted industrialbuildings or new residential buildings. Both red brick and new concrete buildings areset in low level landscaped gardens, which sometimes flow through to the river edge.The buildings, medium to large ih scale, look on to the river environs, most withwindows and some with balconies. At the river interface, some landscaping occurswhich is often terraced, and relating strongly to the pedestrian path. ln other cases, asealed car park is set before a steep slope covered in grass and native shrubs. Theriver bank is often grassed and sometimes covered with a re-established strip ofbush.

Vision

To improve the secluded landscape qualities of the riverbank environment, andreduce the dominance of buildings.

YR8: River Sfreef ResidenfialCurrent and Ex-lndustrial River Edge Character Type

This is a largely residential precinct with row house developments of mostly three ormore storeys. Some of the housing is set back behind open parkland with scatteredplanting that has a.landscape character different to the naturalistically plantedriverbank. Dwellings are orientated to face the river and its environs, but areseparated from the river environs by the parkland. Other housing in this precinct isbuilt close to the escarpmbnt edge, with heights increasing back from the edge.

Vision

To maintain the landicape dominance of the topography and vegetation of the riverbank.

YR9: River Streef, RichmondCurent and Ex-lndustilal River Edge Character Type

The large lots on River Street are occupied by warehouse and office buildings, with amore recent hotel, and development pressure for residential. Originally developmentftonted River Street, presenting rear elevations and yards to the river. Now the riverhas become the attraction. The buildings are mostly simple in form using brick andtin materials, some have an older style industrial character with saw tooth rooflines.The Rydges hotel complex is an exception in that it is taller, articulated and includesroofline features that emphasise its location next to a river crossing. The buildingsare largely hidden by trees from viewpoints along the river, the bike path, the opposite

r-

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bank and Hawthom Bridge. The landscaping of the public space in front of theRydges development is formal and exotic, and fails to contribute to the naturalisticqualities of the river corridor landscape. The deciduous trees do not conceal thebuildings in the winter months. There is a distinct escarpment edge at the top of theriverbank.

Vision

To strengthen the naturalistic qualities and vegetation cover of the riverbanklandscape, and to maintain the dominance of the topography and vegetation overbuilt form.

YRX 1: Trenerry Crescenf, AbbotsfordCurrent and Ex-lndustrial River Edge Character Type

The buildings in Trenerry Crescent create a skyline that includes saw tooth and gableroof forms within a picturesque ldndscape on a bend in the river, partly overlookingDights Falls. Grassed banks and narrow paths are set below a steep and often tallescarpment that leads up to the building edge. Some parts of the escarpment arewell vegetated with native species and other parts are only grassed with anoccasional exotictree. Red brickand concrete buildingsvaryftom 3-Tstoreys andare placed either belou on, or well behind the crest of the river bank.

Vision

To enhance the qualities of the Yarra River corridor as a heavily vegetated landscapecorridor and as a public space for secluded recreation.

YRl2: Brighton Sfreef, RichmondFreeway River Edge Character Type

A small precinct of flat developments located in the wedge of land between theCityLink freeway and the Church Street Bridge. The buildings are large in scale andextend to the freeway edge, which borders the river. The residential apartments riseI storeys and are articulated with balconies. The arches of the Church Street Bridgeprovide a striking contrast to the newer block forms of residential buildings within theprecinct.

Vision

To consolidate the built form character established in this precinct into other landadjoining the freeway to the west.

YRI3: Cremorne Freeway EdgeFreeway River Edge Character Type

This is an area of industrial and office buildings of various styles and types, with thecommon characteristic that they ftont onto the CityLink freeway and the Yarra River.Between Church Stieet Bridge and the rail bridge, large office and commercialbuildings (up to eight storeys in height) have been developed, some set well backfom the freeway. West of the rail bridge, the scale reduces, and west of DoverStreet there is a hard, consistent edge of older industrial buildings, equivalent inheight to around 3-4 storeys. The scale here is relatively low compared with thescale of the freeway viaduct structure, which means that the freeway dominatesviews along the river conidor. However, there are limits on potential building height.The river scene benefits from access to sky views ahd longer distance views, forexample to the city skyline. Also there is also an adjoining area of low scale housing.The western-most part of the precinct is dominated by the tall and distinctive forms ofthe grain silos adjacent to the Punt Road Bridge, with their widely valued landmark'Nylex' skysign and dock.

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Vision

To create a stronger built form edge to the freeway and river that diminishes theimpact of the freeway and reinforces the alignment and presehce of the river, whileallowing for access to sky and long distance views and the presence of nearby lowscale iesidential.

Residential Area Precincts

R1: Alphington & FairfieldGarden Suburban Residential Character Type

This precinct, encompassing parts of Alphington and Fairfield located betweenHeidelberg Road and the Yarra River, is split into two by the paper mill complex. lt is

atypical in the City of Yarra because of its leafy garden suburban character. Thedwellings date from a variety of eras and are consistently low scale, generally with a

strong,ground-hugginghorizontalform. T:hestreetshaveasenseofopennessdueto the generous setbacks and spaces between dwellings, and profusely plantedgardens give the area an overall green and leafo appearance. The topography is a

sighificant element of the area, particularly in the western portion of this precinctwhere there is a substantial slope down to the river, resulting in houses perched onthe hillside and split across levels. The Yarra River conidor is an importantlandscape feature of the City.

Vision

To maintain and enhance the spacious, gardenesque character, including theconsistent low scale of dwellings, the generous setbacks and spaces betweenbuildings, and the profusely green and leafo appearance of the area.

R3: Clifton tlill Station SurnrundsUrban Residential Character Type

This area includes a strip of consistently scaled dwellings located next to a heritagearea adjacent to the Clifton Hill Station. There are only a few remaining Victorianterraces which sit amongst 2-3 storey contemporary terrace housing with balconiesand urcll articulatcd fogsds tr€atm€nts. Thc minimal front setbacks allow space torindented verandahs or small gardens and this, along with narrow footpaths, and no

street trees, contributes to the urban feel of the area.

VisionTo provide for a range of dwelling types within an urban form that reSpects theadjoining low scale heritage buildings, maintains the urban edge to the street frontageand improves pedestrian amenity by minimising vehicle crossovers.

R4: Alexandra Parade Terraces

Urban Residential Chaiacter Type

This precinct mostly comprises single storey Victorian terraces, with the exception ofa row of two storey terraces near the Queehs Parade intersection. Buildings providea consistent edge to the street, which is mainly due to the absence of front and sidesetbacks, the adjoining industrial sites, and the general lack of vegetation' Wherebuildings have font setbacks, there are only small spaces for gardens, which arelimited to small lawns and shrubs. Overall, the wide road reservations dominate thelow scale built form in this precinct.

VisionTo contribute to a more consistent urban form lining the Alexandra Parade boulevard,maintaining an urban edge to the street frontage and respecting adjoining low scaleheritage buildings.

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R7; Abbofslrord Sfreef Area, Ahbofsfordlnner Suburban Residential Character Type

This is a secluded inner suburban area abutting the Abbotsford Convent. Dwellingswithin the precinct are predominantly detached Victorian and Edwardian cottages,with occasional post war housing and some zero setback Victorian row housing.Overall the built form is characterised by low scale dwellings with nanow frontagesand minimal setbacks allowing for only small and low-level gardens. The densepattern of streets and lanes provide a connected, pedestrian-fiendly urban form.

Vision

To accommodate a variety of duolling types thal can benefit ftom the ar€a's proximityto the Yarra River, in a way that maintains the intimate, inner suburban cottagecharacter of the area.

R8: Perry.Sfreef, CollingwoodUrban Residential Character Type

This small area is near Johnston Street and is mostly Victorian tenace housing withsome recent infill and the occaslonal low scale warahouse. The arsa's urban feelderives from the absence of front and side setbacks and the narrow roadreservations, giving the sense of an enclosed street space. There is generally no orlimited space for gardens with the native street trees providing the only significantexamples vegetation. The dense pattern of streets and lanes in the area, provide aconnected, pedestrian-friendly urban form.

Vision

To maintain the fine grain, hard urban character, with no or minimal front and sidesetbacks, and ensure that built form adds to the perceived safety and attractivenessof the street environment.

R9: Collingwood High Rise EsfafeResidential ln Grounds (Public Housing Estates) Character Type

This is an enclave estate of modernist high-rise flats that stand in landscapedgrounds with more recent mid-rise group housing. There are four buildings that rise20 storeys with r€poated pr6-cast concrete fagades and a number of brick grouphouses of 2-3 stories. The landscaping of the grounds is informal with scatterednative trees and grassed areas. The public street system that once integrated thisarea into its surrounds exists only in part.

Vision

To create a better connected and more walkable environment with a higherperception of safety.

Rl0: Abbotsford / North Richmond Residentiatlnner Suburban / Urban Residential Mix Character Type

The precinct includes areas of residential on either side of the Victoria Streetshopping strip, plus a small section fronting Hoddle Street. The dwellings vary instyle and scale, most are timber or brick Victorian cottages with an occasionalconverted warehouse and some contemporary double storey townhouses. Generallythe precinct has a softer urban feel because the coftages have minimal setbacksallowing small gardens, although the warehouses extend to the street boundarygiving the area a harder edge in places. This is a mixed character setting typical ofpartg of Yana's inner urban area.

VisionTo provide for a range of dwelling types within an urban form that maintains the mixof inner suburban character, with minimal font and side setbacks, and urbancharacter, with no or minimal front and side setbacks and to provide a safe, attractiveenvironment for walking.

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R|1: Ricllmond Reside ntial: Kent Sfreef Area

lnner Suburban Residential Character Type

This Iarge precinct with a consistent inner suburban character is located between thestrip centres of Victoria Street and Bridge Road. Dwellings within the precinct aremostly detached Victorian or Edwardian cottages with some post war andcontemporary infill. The inner suburban character of the area is derived from theconsistently low scaled buildings with narrow frontages, minimal setbacks, and small,low-level gardens. There is qlso a cottage feel to the area that is expressed throughlight building materials and transparent timber picket fences that allowviews todwellings and gardens. The dense pattern of streets and flat topography, provide a

connected, pedestrian-friendly urban form.

Vision

To maintain this area as a highly walkable inner suburban environment, characterisedby proximity to shops and services, with a safe dnd comfortable network of footpaths,and a generally low scale of the built form with minimal front and side setbacks.

Rl2: Richmond High Rise EsfateResidential ln Grounds (Public Housing Estates) Character Type

This is an enclave estate of modemist flats, in both high rise and mid'rise form,standing in landscaped grounds. Ten L-shaped buildings of 20 storeys with repeatedfagade treatmentr arc paired acIoss tib grounds and accompanied by a numbor oflower scaled concrete and brick group houses of 3-4 stories. The landscaping of thegrounds is informal in character with scattered native and exotic trees and shrubs.The public street system that once integrated this area into its surrounds no longerexists.

Vision

To re-introduce a public street system into the precinct, fronted by re-developed mid'rise buildings, employing the same principles as the sunounding street system tocreate a better connected and more walkable environment with a highdr perception ofsafety.

R13: West Richmond Residentiallnner Suburban / Urban Residential Mix Character Type

This precinct is close to the core of the Bridge Road shopping centre and has a

character that is derived from the diversity of building types and styles. Dwellings arecommonly double fronted and from eras including Victorian, Edwardian,Contemporary, and post war. The minimal setbacks, general lack of gardens, andthe absence of street trees; gives the streets a more urban feel than other parts ofRichmond. The presence of contemporary built form ii more notable in this precinctthan in other areas of the City of Yana.

Vision

To create a more urban residential environment that provides opportunities for livingclose to a bustling activity centre, building on the existing mixed character of the area'

Rl4: Richmond & Burnely Residenfia/lnner Suburban (esidential Character Type

This large precinct with a consistent residential character is located between the stripcentres of Bridge Road and Swan Street. The westem edge of the precinct risessteeply to Richmond Hill, which is an important topographical feature of the city,surmounted by the spire of St lgnatius. Complete streetscapes of original cottagesare not uncommon in this precinct, a characteristic normally confined to heritageareas in the City of Yarra. The dwellings are mostly Victorian and Edwardiancottages with occasional contemporary infill and some warehouse conversions closerto Bridge Road and Church Street. Cottage character is dominant. The modesttimber dwellings with hipped and gable roofs have small setbacks and low-level

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gardens. The occasional warehouses generally have red brick street walls, providinga pleasant contrast to the cottages.

Vision

To maintain the generally low scale, cottage character of the built form, with minimalftont and side setbacks, while accommodating change that takes advantage of thewalkable inner suburban environment and proximity to shops and services; and tomaintain uninterrupted views of the spire of St lgnatius Cathedral.

Rl5: South Burnley Residentiallnner Suburban Residential Character Type

The precinct is in four sections that adjoin heritage areas and the complex of depotsand terminal stations in south Richmond. The dwellings are predominantly singlestorey from the Victorian and Edwardian periods with some post war flats and fewcontemporary infill developments. The minimal font and side setbacks allow spacefor only small gardens, most of which are low-level and exotic. Overall the area hasan inner suburban character that is d6rived from the dominance of light materials, lowscale dwellings and medium height fencing. The wider roads in this area impart a lessintimate feel than other inner suburban areas in the City of Yana.

Vision

To provide for a range of dwelling types within an urban form that respects theadjoining loW scale heritage buildings and creates a stronger, more coherent edge tothe residential area, and maintains the cuirent paftern of setbacks.

Rl 6: Cremorne Residentiallnner Suburban Residential Character Type

This is a small inner suburban residential enclave, close to the Yarra River but cut offftom it by the freeway, and set amidst larger industrial structures including silos andwarehouses. This precinct comprises mixed infill tenaces with some remainingsingle-storey cottages all with minimal ftont and side setbacks. Dwellings generallyhave small gardens, The surrounding industrial structures, mixed built form andnarrow roads with no street trees, gives the precinct a tight urban feel.

VisionTo establish an attractive residential enclave within a large scale built formenvironment, building on the existing character of dwelling widths and setbacks.

R17: Cremorne Westlnner Suburban / Urban Residential Mix Character Type

This precinct is located between Punt Road and a mixed use area, with largeindustrial structures including warehouses and. silos to the south. Built form is mixedthroughout the precinct, with many streets of dwellings that are consistently pre-warand low scale with uniform setbacks and low cottage gardens. ln the streets andlaneways close to Punt Road, dwellings are often contemporary with taller, renderedforms and minimal front setbacks. Overall, the proximity of the industrial structures,the minimal setbacks and nanow streets, impart a more urban feel despite apresence of a cottage-style character in parts of the precinct.

Vision

To consolidate a residential character that provides improved amenity in a locationclose to Richmond Station and the shops and services of Swan Street.

Non-Residential Precincts

lCl: FairtieH Paper Millslndustrial / Commercial Enclave Character Type

The large buildings and chimneys of the Fairield Paper Mills feature in many longdistance views to this precinct. From side streets and Heidelberg Road, the complex

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presents simple, large scale facades of orange brick, softened by substantial plantingalong the residential edge. The river interface is buffered with a thick plantation ofnative trees and understorey falling gradually to the north bank, with the result thatthe buildings are barely visible from the river and only the chimneys extend above thetall canopy. The elevation to the Chandler Highway is less completely designed. Thenearby Chandler Highway bridge used to carry the outer circle rail line that passedthrough the complex.

Vision

To improve the appearance of the edge of the complex fucing the Chandler Highway,and to maintain the river environment as a naturalistic landscape, free of largestructures.

lCZ: Heidelberg Road SifesCoarse Grain Hard Edge Non-Residential Character Type

The naturalistic Yarra Bend Parklands separates this section of Heidelberg Roadfrom the showroom strip further to the east, The Porta buildings occupy much of thisprecinct with factories to the rear of the site concealed by office buildings andwarehouses at the main road frontage. The office buildings have window-dominatedfacades and are the equivalent of 2-3 storeys; the warehouses are less inviting withfewer windows that are higher. Another office building of similar scale is sitedadjacent to the parkland, recently developed apartments are attached to the rear ofthis building and capture views to the parklands.

Vision

To improve the quality of the built form interface with Heidelberg Road and the YanaBend and Fairfield Park parklands.

lC3: Hoddle Sfreet/Queens Parade JunctionCoarse Grain Hard Edge Non-Residential Character Type

Heidelberg Road, Queens Parade and Hoddle Street line each side of this precincteffectively creating an island of buildings accessed by service roads. At the QueensParade frontage, there is a mixture of low scale buildings with both active and inactivefrontages that extend to the street edge. A taller rendered concrete building withtinted glass frontages follows the curving alignment of the flyover on ramp. Theprecinct is important as the conclusion of the wide boulevard section of QueensParade, and as the northern extremity of Hoddle Street. The opportunity exlsts toexpress the comer site more strongly with a high quality building of up to four storeys.

Vision

To express in built form the important comer site that marks the end of QueensParade and the start of Hoddle Street, at a scale that remains within the general low-rise character of the City.

lC4: Nicholson Sfreet 8us Depoflndustrial / Commercial Enclave Character Type

This bus depot site includes a large shed-style bus garage, a brick administrationbuilding and a large area of yard for the storage and movement of buses. There area handful of service buildings that are mostly low scale with orange brick (as for theadministration building) and simple design. The site fronts onto Nicholson Street andScotchmer Street, and is surrounded by residential with heritage signiftcance. ltstands within the Nicholson Street shopping centre, although the core of the retailingis on the oppolitc (wartsm) side of Nicholron Sfsct, Mo3t of the site's str€6tboundary comprises a high, solid fence.

Vision

To achieve an attractive built form frontage to Nicholson Street and Scotchmer Streetand, if the bus depot relocates, to add a new and high quality urban fabric to the City,integrating it fully with the surounding urban form and public street system.

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/C5; fffcfio/son StreetCoarse Grain Hard Edge Non-Residential Character Type

This precinct fronts the east side of Nicholson Street, immediately to the south of theshopping centre. Built form is mostly two to three storey equivalent and built hardagainst the street edge, with a mixture of active and inactive ground floor frontages.The buildings are a group with undistinguished design quality that were not includedin the surrounding heritage area, which is an area of consistently fine-grained urbanform. Residential interfacd is an issue on all sides of the precinct.

Vision

To retain the hard urban edge and mixture of building forms and reinstate a fine-grainrhythm of fagade design, while improving pedestrianimenity by incorporating a rangeof active uses at ground floor and minimising intenuption of frontage by vehiclecrossovers.'

/C6'; Queens Parade / Alexandra ParadeCoarse Grain Soft / Hard Edge Non-Residential Character Type

This precinct embraces a number of industrial and ex-industrial sites that straddle theintersection of the Queens Parade and Alexandra Parade boulevards. While theprecinct is surrounded by heritage residential areas, the central part is virtually a largetriangular island site formed by the apex of the two boulevards and Smith Street. Theboulevard tree avenues and grassed medians give this precinct a softer feel thanother industrial areas within the City of Yara. Many of the warehouses are built tothe street edge with 3-4 storey equivalent heights and high windows or garage doorsat their frontage, others are setback with driveways and grassed strips at the front.There is a significantly large depot site with a bulky warehouse and yards for storage.

Vision

To redevelop this land in a way that creates a new dimension to the City, integrating itfully with the surounding urban form and public street system, with edges that add tothe built form consistency of the boulevards and positively address surroundingresidential amenity and heritage values.

lCT: Alexandra Parade East / Victoria Fark $tationCoarse Grain Hard Edge Non-Residential Character Type

This dispersed precinct shares the characteristic that it is located around theperimeter of the start of the Eastern Freeway at Hoddle Street. The large tract of landoccupied by the roadways has produced a void in the urban fabric of the City. Anopportunity exists to fill pad of this void and re-establish a built form ftontage toHoddle Street, by developing new buildings above the freeway on a widened HoddleStreet bridge; There are also redevelopment opportunities on Alexandra Parade, andin the southem portion of the precinct, which includes the large area of former goodsyard alongside Victoria Park railway station. The current built form of AlexandraParade is older industrial warehouses with new townhouses and concrete walk-uphousing. The warehouses are built to the streets at 3-5 storeys with red and brownbrick, the townhouses and walk-ups have setbacks and are slightly smaller. Beyondthe westem edge of the precinct stands the Alexandra Parade shot tower, a valuedlocal landmark. Much of the precinct is abutted by heritage residential areas.

Vision

To re-establish a continuous built form frontage along Hoddle Street, and takeadvantage of the redevelopment opportunity offered by the Victoria Park stationgoods yard site.

/C8; Nicholson near JohnsfomCoarse Grain Hard Edge Non-Residential Character Type

This small.strip of shops surrounded by heritage areas encompasses newer low scalewarehouses with active glass fontages that are built to the front and side boundaries.The precinct is important because it marks the start of Johnston Street, which

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suddenly narows and presents a hard urban strip centre character after the wider,more open character of Elgin Street. The service station site presents a significantopportunity to express this transition more effectively with a corner building of similarscale to the heritage protected hotel on the south east corner.

Vision

To mainfain the hard edge urban feel of the precinct, and to express in built form theimportant corner site that marks the start of Johnston Street, at a scale similar to thebuilding on the southern corner.

lC9: Collingwood NorthCoarse Grain Hard Edge Non-Residential Character Type

This is an area of traditional industrial buildings located between the heritageresidential areas and strip centres of north Collingwood. The extensive use of redbrick throughout this precinct gives it an older industrial character. The majority of thebuildings are warehouses with two generous levels (3-4 storey equivalent), many withsaw tooth rooflines. The area has a hard urban feel with built form extending to thefront and side boundaries creating a wall of buildings at the street level, apart fromareas cleared for yards and car parks.

Vision

To maintain the distinct, hard edged, urban qualities of the area as changes in activityand use occur, and to gradually improve the street environment for pedestrians.

lC1 0 : Offer Sfreet, Colli ngwoodHard Edge Non-Residential / Dwelling Mix Character Type

This is a mixed character area, intermixing small scale dwellings with industrialbuildings and a large modem education building. The single storey terracbs andcottages are set amongst red brick warehouses and the dominant bulk of the NMITbuilding. The dwellings are either built to the front and Side boundaries or haveminimal setbacks with small gardens at the front. The warehouses extend to the frontboundary, rising the dquivalent of 2-3 storeys with saw tooth rooflines. The narrowstreets and absence of setbacks, contribute to an urban setting that is hard edge butmostiy low scale and fine grain.

Vision

To maintain the low scale and hard urban feel of the area, and the consistent patternof building siting and orientation.

lCl1: Collingwood Mixed AreaHard Edge Non-Residential / Dwelling Mix Character Type

This large industrial and mixed use precinct has a hard urban feel. Olderwarehousetype buildings are the most common, many of them red brick, extending to the streetedge and varying in height ftom 2-4 generous storeys. There are some two storeytenaces which have a much finer grain of subdivision and maintain the hard edgewith no font or side setbacks. To the north of the precinct, many of the warehousesare being converted for residential uses. Most of the streets in the area are notparticularly pedestrian-friendly, because buildings tend to present blank elevations atground level, or contain windows that are too high or small, or without clear glazing.

Vision

To usc built form to crGatc I mort rttrsctya wElking onvironmcnt in lhc ar€e'sstrort3, wtrilc retrining tho bclt of thr aroa's cunont highly urban charactcr.

lCl2: North Richmond lndustrialCoarse Grain Hard Edge Non-Residential Character Type

This precinct encompasses three areas of industrial buildings that adjoin the elevatedClifton Hill rail conidor. The consistent zero setback edge, and the nanow streetsoften with tall warehouses, create a hard urban, almost canyon-like effect in some

City ofYara Built Fom Review I Built Fom Strategy & Policy ]

streets. The heights vary with some larger sites containing warehouses to theequivalent of 5 storeys and other fine grain sites with only single storey buildings.The presence of the railway embankment reduces the apparent scale of thesebuildings. Colour is also a notable variant, some maintain original red brick, othershave either newer pale brick or are painted in muted tones. The proximity of railstations and shops to each part of the precinct makes this a potentially attractive areafor intensification of activity. Existing residential areas are mostly separated ftomthese areas by the railway embankment.

Vision

To allow for redevelopment relatively free of the constraints that normally limitpotential in the City of Yarra, and to further develop the hard urban, industrialaesthetic of the area, while improving the quality of the street environment forpedestrians.

lCl 3: Victoria CrescentCoarse Grain Hard Edge Non-Residential Character Type

This precinct, which has three separate components, is largely sandwiched betweenthe ex-industiial Yana River frontage and residential areas of low-scale cottages andterrace housing, much of it heritage protected. Warehouses vary from 3-5 storeysequivalent and generally extend to the front boundary creating a street wall in someareas, in particular along Victoria Crescent where the buildings follow the curve of theroad, creating a distinctive urban character. There is a mix of older red brick and laterwarehouses that are sometimes setback with car parking at the front. Those alongMarine Parade include new tilt slab structures with ofiice frontages.

Vision

To maintain the distinct, hard edged, urban qualities of the area as changes in actvityand use occur, and to gradually improve the street environment for pedestrians,particularly in relation to foot access to the Yana River corridor.

lCl 4: Brewery Surrounds, Abbotsfordlndustrial / Commercial Enclave Character Type

These two areas of land, adjoining the Abbotsford brewery complex, contains largerindustrial buildings that create a hard urban environment. The large industrialbuildings dominate the streets in the precinct, sometimes producing streetscapesreminiscent of large-scale Victorian industrial precincts in northern England. Thebuildings are mostly bulky with red briqk and corrugated iron walls that dominate thestreet space throughout the precinct. Buildings commonly have saw-tooth roof linesand fill the gradually sloping properties from side boundary to boundary. The areahas an urban feelwith most buildings extending to the font boundary, there is theoccasional site that will have a yard at the front.

Vision

To recognise the distinctiveness of the urban form created by the better quality oldbuildings in the precinct, and to build on this character as redevelopment occurs.

lCl5: Risley Sfreef, West Richmandlndustrial / Commercial Enclave Character Type

Most of the buildings in this precinct are warehouses that are set in grounds andarranged to front to each other in an enclave layout. Generally, the buildings are theequivalent of 3-4 storey with few windows and roller dbors that dominate theirtrontages. Other buildings in the precinct are integrated into the sunounding streetnetworks with ftontages that extend to the street boundary. The area is surroundedby low scale dwellings, high rise public housing and commercial uses on ChurchStreet.

Vision

To develop a more cohesive public domain environment, and to accommodate futuredevelopment in ways that minimise adverse impacts on sunounding residential areas.

CityofYara Built Fom Review I Built Fom Skat8gy & Policy I

lCl6: l-incoln Sfreef, Richmond

Coarse Grain Soft / Hard Edge Non-Residential Character Type

This precinct encompasses a small strip of warehouses that is only two lots deep and

surrounded by residential. The buildings in the precinct are sympathetic to their low

scale surrounds, with some setback for car parking. Heights ranging from 1-2 storey.

The warehouses are mainly from the post war period, they are simple in design with

high windows using brown or orange brick. There aie some newer buildings thathave more sophisticated designs and glass frontages. A residential area surroundsthe precinct.

Vision

To improve the interface with the surrounding residential area, in particular the waybuildings relate to the attractiveness of the street environment for walking.

lC|7: Burnley Street lndustrialCoarse Grain Hard Edge Non-Residential Character Type

This is a substantial area of industrial buildings occupying much of the land between

Burnley Street and the properties fronting onto the Yarra River. The street network in

this precinct runs only east west between Burnley and River Streets. The buildingsare warehouses that vary in height from 3-5 storey equivalent and generally cover thewhole site, creating a highly urban street wall in some areas. There is a mix of olderred brick warehouses with saw tooth rooflines, and later warehouses with flat roofs

and orange or cream brick. Generally, the buildings have functional but non-activeand uninviting frontages addressing the street with roller doors, high windows or brickwalls.

Vision

To build a more consistent built form character, in a location relatively free ofconstraints, while taking steps to improve the interface between buildings and thestreet.

lCl8: Epworth / Bethesda PrecinctCoarse Grain Soft / Hard Edge Non-Residential Character Type

The Epworth / Bethesda Hospital precinct covers a large parcel of land that isbounded by commercial uses along Bridge Road, and low scale dwellings that areused for Health services. The main building is the equivalent of 6 storeys in parts

with some sections built to the street edge and others recessed significantly' withcourtyards and room for vehicular access. some of the buildings in the precinct add

architectural interest to this part of Richmond.

Vision

To prepare and implement a design masterplan for the precinct that presents a more

attractive and coherent built form and landscape to the surrounding streets.

lCl9: Judd Sfreef, RichmondCoarse Grain Hard Edge Non-Residehtial Character Type

This precinct of 3-4 storey warehouse type buildings, many converted for residentialuse, is next to the core of the Bridge Road shopping centre. The convertedwarehouses incorporate frequent windows with rendered forms and balconies, otherbuildings are more simple in design with less frequent and higher windows' Mostbuildings extend to the street edge giving the precinct an urban feel, occasionallybuildings are setback with space for car parking at the front'

Vision

To improve the quality of the street environment, while maintaining the hard urbanfeel ofthe area.

lC20: Palmer Sfreef, Richmond

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Coarse Grain Hard Edge Non-Residential Character Type

This precinct occupies a central location in Richmond, next to the civic area and justbehind the Bridge Road shopping strip. The buildings are mainly warehouses; 2-3storey equivalent and built to the street with few windows. As Palmer Street sharesthe same 30m wide road reservation as this section of Bridge Road, the built formappears reldtively low in height. Newer apartment buildings provide a better addressto Palmer Street with articulated rondered forms and balconios. The'Jaques' buildingis ah atypical to this precinct, occupying a large site with bulky,red brick forms setback from the street.

Vision

To strengthen the urban feel of the area, given the unusually wide road reservation,and improve the interface between buildings and the street space.

lC21: Tv Studio Precinctlndustrial / Commercial Enclave Character Type

The Channel 9 Television Studios are set amongst streets of low-scale residential.The buildings are typically 3-4 storey and ananged to face each other in an enclavelayout, with a 'back-of-building' aeshetic prssented to the sunounding streels. Thereis a substantial car park and extensive space around the inner walls of the buildingsfor the movement of large vehicles.

\/bion

To improve the relationship of the buildings to the environment of the sunoundingstreets.

lC22: Amrad Sife, Burnleylndustrial / Commercial Enclave Character Type

The Amrad site is a recently developed office and research park with buildingsfocused around an internal road network. The office buildings are typically 3-4 storeywith rendered forms and glassy entrances. The research buildings are generallypurpose built, they are low scale with brick forms and fuw windows. Trees arescattered throughout and formalised tree plantings with clipped lawns often provide aforecourt to the office buildings. This enclave is situated next to the Bumleyhorticultural college, among the heritage protected Burnley parklands.

Vision

To ensure that this enclave remains as a confined island of development, presentinga soft landscaped edge to the surrounding parklands, with any buildings, structuresand hard surfaces hidden as far as possible behind vegetation consistent with thepark landscape.

lC23: Cremorne / South RichmondHard Edge Non-ReSidential / Dwelling Mix Character Type

This is a large area of South Richmond, straddling the South Yana rail line, that ismostly industrial in its built form character, but which contains some residentialconversions. Many of the streets of this precinct have an enclosed feel due to thenarrow road widths and warehouses built to the street edge shadowing from eitherside. Some of the buildings are still operating as industrial and have garage doorsand high windows at the street fontage, others are either converted for residential ornew apartment and these have articulated facades and frequent windows. Many ofthe warehouses have an older industrial character using mainly red brick materials.

Vision

To maintain the hard edge industrial character of the area, and improve the qualityand walkability of the public domain.

lC24: East Richmond Sfafionlndustrial / Commercial Enclave Character Type

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This precinct encompasses buildings sunounding East Richmond Station, on eitherside of the Burnley rail corridor that cuts through the sloping land. Some of thebuildings address the corridor with windows, but mostly buildings back onto therailway with brick walls and the occasional advertising board. The buildings here andin adjoining streets are generally 3-4 storey, they are built to the road frontage withsimple designs and few ground floor windows. The car park at the Colessupermarket is atypical of the hard urban feel of this precinct. Next to the station,there appears to be potential to place parking underground or under buildings, and toredevelop the air space above, and to make pedestrian access to the station saferand more attractive.

Vision

To create an attractive interface between the railway and the shopping centre,particularly around the railway station, in a way that accommodates development thatstrengthens the shopping centre.

lC25: Cremorne South Eastlndustrial / Commercial Enclave Character Type

This is an enclave of large warehouse and office buildings located between ChurchStreet and the South Yarra rail line. At the Church Street interface of this precinct,high quality 3-4 storey office buildings are set in landscaped grounds with open andinviting windowed frontages, Further west, warehouses that are bulky and simple indesign line the narow streets with unbroken walls, creating a highly urbanenvironment. These buildings are often the equivalent of 4-5 storey with theoccasional building reaching as high as seven storeys.

Vision

To continue to upgrade the quality of the urban environment, in ways that provide fora more consistent treatment of the public domain.

lC26: Barkly Avenue, BurnleyCoarse Grain Hard Edge Non-Residential Character Type

This row of buildings'now occupies an exposed location above the CityLink freeway.Although the Yarra River is nearby, there is little sense of its proximity due to thecombined width of the fteeway and Barkly Avenue. The buildings are mostly interwarwarehouses th at are 2-3 storey equivalent and extend to the front boundary. Theirftontages are mostly inactive with brick walls or high windows addressing the street.Some interwar dwellings are concealed by the warehouses because of their smallsetbacks. This frontage has become a highly visible urban edge of the City of Yarra,with direct access onto the freeway.

Vision

To create a high quality built form edge in this highly visible location.

lC27: Richmand Terminal Stationlndustrial / Commercial Enclave Character Type

This large precinct includes the large complex of depots and terminal stations locatedbetween the Burnley rail line and the Yana River, in south Richmond. Part of thearea is dominated by terminal towers and transformers, and there are also a numberof bulky warehouse buildings with strong horizontal forms and distinctive sawtoothroof forms. The southern Yarra River boundary of the area is blocked by the CityLinkfreeway viaduct, although an arm of the river flows under the freeway into a smallbasin within the precinct. There are two parks fronting Mary Street. The area has anunrealised potential for creating links to the river and possibly providing valuableresidential or commercial opportunities, serviced by the Burnley Station and theChurch Street tram, should redevelopment ever become an option.

Vision

To link South Richmond more closely with the riverside environment, and provideopportunities for high quality, well-serviced development, should redevelopment ofsubstantial parts ofthis precinct ever become an option.

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Main Road Strip Precincts

MRl: Heidelberg RoadMain Road Strips: Hard Edge, Coarse Grain Character Type

The diversity of built form along Heidelberg Road reflects the range of land usesthroughout the strip. Buildings are often built to the street boundary and haveftontages with windows displaying stock and services. ln other cases, the frontagesare less inviting with fewer windows and buildings setback with signage and carparking at the front. Scale is generally consistent, most buildings have one generouslevel which is the equivalent to a two storey building. The lots have large frontageswith the exception of some finer grain shopfronts in the eastem section of the strip.Overall, the diversity of setbacks and form denies a coherent pedestrian orientatedstreet space.

Vision

To strengthen the hard edge built form, and maintain the residential amenity ofadjoining properties, while accommodating new development of various types, and toimprove the pedestrian environment by defining the pedestrian space and providingground level actiVity where possible.

MR2: Hoddle SfreefHoddle Street / Punt Road Character Type

Hoddle Street has origins as sections of 20m and 30m roads with most of the 20msections having since been widened on the west side, partly using parkland andpartly through property demolition. A consistently aligned built form edge exists alongits eastern side, but the west side varies in alignment and form. ln the west sidesection included in this precinct, there are lengths of service rbad, warehouses of 1-2storey built to the street, and other buildings with generous setbacks and widerfrontages (eg church and high rise housing) that break the continuous building line.The warehouses often front the street with garage doors, and few have street levelwindows. The eastern side built form has an unbroken building line and varyies inheight up to about three storeys, and many buildings have display windows. Theclock tower of the Collingwood Town Hall is a prominent landmark, visible for longdistances along Hoddle Skeet. There is scope to emphasise the built form on two ofthe comers at the Victoria Street / Victoria Parade intersection, which is excessivelyundefined since property demolition on one corner. High quality buildings up to sixstoreys would be appropriate on two sites, one fonting the north east corner, theother fonting the south east comer.

Vision

To maintain the hard urban edge on the eastern side of the street, develop a newurban character wfiere past road widening has occuned, and encouragedevelopment that emphasises the importance of the Victoria Street / Victoria Paradecorners (those not occupied by heritage protected buildings), at a scale marginallyabove the general low-rise character of the immediate context.

MR3: Johnsfon Sfreef FasfMain Road Strips: Other Or Mixed Character Type

Johnston Street is a secondary strip that progresses from purpose built shops atHoddle Street to commercial and industrial piemises towaids the Yana River end.Close to Hoddle Street, two storey Victorian Terrace shopfronts with narrow frontagesare built to the front boundary creating a highly urban environment. Further east, lotftontages are wider and in iare cases these buildings are setback with car parking atthe font. Buildings of up to four storeys could be used to emphasise the intersectionwith Hoddle Street.

Vision

To ensure that future development contributes positively to creating a safe andaftractive pedestrian environment, and minimises amenity impacts on adjoiningresidential areas, and to provide a strengthened built form emphasis to the HoddleStreet intersection, at a scale that remains within the general low-rise character of theCity.

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llIR4; Smitfi Sfreef Sor.rffiMain Road Strips: Hard Edge, Fine Grain Character Type

At the southem end of Smith Street, this precinct sits outside the core retail area,reflected through the built form with less pedestrian orientated environments.Typically, buildings are 2-3 storeys with few ground floor windows and simple brickforms. The street space is highly urban with buildings extending to the street edge,but most lack verandahs, offering litlle weather protec{ion for the pedestrian. \

Vision

To maintain the hard edge built form, reinstate the rhythm of the fine grain subdivisionpattern in building design where this has been lost, and improve pedestrian amenity.

MR5: Victoria ParadeBoulevards Character Type

Victoria Parade has a special quality of public domain with its wide rectilinear medianand consistent tall tree avenue. The built form within this precinct is less uniform thanother (heritage) parts of the boulevard, encompassing a mix of newer and older officeforms, although the lack of a front setback is a consistent characteristic. The newerbuildings are generally 3-4 storeys and incorporate rendered forms with windows, andolder offices are slightly lower in height with narrow frontages and extensive glazing.The grain silos are atypical of built form within this precinct, and together with thePorsche sign, provide a landmark viewed from many parts of the city. Overall theconsistent avenue of tall trees in Victoria Parade is the dominant feature of theprecinct.

Vision

To reinforce the scale and formality of the boulevard landscape by improving thequality and consistency of built form while maintaining the dominance of the avenuetrees over built form, use building design to improve pedestrian amenity, and maintainthe singularity of the silos and sky sign.

MR6: Victoria Street ShopsMain Road Strips: Hard Edge, Fine Grain Character Type

Victoria Street is a vibrant commercial strip valued for its restaurants and food storesthat service the surrounding residential areas, Two Storey Victorian Terraceshopfronts continue for most of the street, with the occasional infill development ofsimilar proportions, but overall it is a highly urban environment. Buildings extend tothe street with narrow frontiages that engage the pedestrian with windows, colourfulsignage and weather protection in most parts. The parapets vary from shop to shopproviding a visually stimulating skyline.

Vision

To maintain the hard edge built form and narrow-fronted rhythm of facades, andcontinue to encourage development that will contribute to a vibrant pedestrianenvironment while accommodating the residential amenity of adjoining properties.

MR7: Victora Sfreef EasfMain Road Strips: Hard Edge, Coarse Grain Character Type

Much of this portion of Victoria Street is transitional to the adjacent industrial landuses to the north, and the residential area to the south, and built form is stronglyinfluenced by this. The buildings are often warehouses built to the street with largefrontages and windoWs for the display of stock, sohe are setback with car parkingand signage at the front. On the southern side of the street, subdivision is finergrain, with occasional dwellings from the interwar period and some newer townhousedevelopments. The street is generally low scale with either two storey equivalent, orsingle storey buildings.

Vision

To allow for larger scale development in locations removed from existing low-scaleresidential environments, strengthen the hard edge built form, and maintain theresidential amenity of adjoining properties, while improving the pedestrianenvironment by providing passive surveillance.

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MRE; ehurch $freet A/orfh

Main Road Strips: Hard Edge, Fine Grain Character Type

This part of Church Street is a low key retail strip that branches fom Bridge Road andoffers a wide variety of built form. Buildings are either two storey shopfronts bothinterwar and pre-war, or low scale interwar dwellings. An exception to this is the tallerretail complex at the Corner of Bridge Road and the McDonalds Restaurant. Thestreet scene has mostly a hard urban feel with the facades of the shopfronts and theretail complex directly adjacent to the footpath.

Vision

To maintain the hard edge built form and narrow-fronted rhythm of facades, andcontinue to encourage development that will contribute to an interesting and safepedestrian environment while accommodating the amenity of adjoining residentialproperties.

MR9: Bridge Road EastMain Road Strips: Hard Edge, Coarse Grain Character Type

The wide frontages in this precinct are distinct from lhe fine grain shopfronts thatoccupy much of Bridge Road. The buildings are mostly warehouses with lowhorizontal forms and large windows that engage the pedestrian at street level.Buildings extend to the street frontage and most provide weather protection to thepedestrian. Height is fairly consistent with most buildings being the equivalent of 2-3storeys.

Vision

Tb allow for larger scale development in locations removed from existing low-scaleresidential environments, improve the pedestrian environment and maintain theresidential amenity of adjoining properties.

MRl0: Swan StreefMain Road Strips: Other Or Mixed Character Type

Built form within this precinct varies between two storey tenace shopfronts and largerfonted warehouses of similar scale. The fne grain shopfronts converge at the mainroad intersections, they are built to the street boundary and provide weatherprotection for the pedestrian. Sunounding the shopfronts, the warehouses are oftenbuilt to the street boundary with large open windows, others are less inviting andsetback from the street with car parking and signage at the front. The precinct isbordered by residential areas to its north and adjoins the train line in the south. Thewestern part of the precinct includes Richmond Station, which has potential toaccommodate a redevelopment including a tower of similar scale to the formerindustrial buildings north of the station.

Vision

To ensure that future development contributes positively to creating a safe andaftractive pedestrian environment and minimises amenity impacts on adjoiningresidential areas, and allow for larger scale development at Richmond Station, of ascale related to the former industrial buildings north of the station.

MRl'l: Church Sfreef SoufhMain Road Strips: Hard Edge, Coarse Grain Character Type

The buildings in this section of Church Street vary in height, style and grain, althoughmost extend to the frbnt boundary. Warehouses and retail premises engage thepedestrian with low horizontal forms and laige windows that start fom the grounddisplaying stock and services. Closer to the river there are taller offce buildings up toaround six storeys that fail to provide a pedestrian-ftiendly frontage to the street.

Vision

To allow for larger scale development in locations removed from existing low-scaleresidential environments, and ensure that new development maintains and improvesthe pedestrian environment.

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lmplementation

City ofYara Built Form Review I lmplementauon I

OverviewThis chapter proposes the implementation mechanisms for the Built Form Review.lnformation is organised under the following headings:

Recommendations on Existing Studies

Recommendations on Controls

City of Yana MSS

Local Policy

The following diagram shows how these sections relate to the Study Process andReport Structure diagram in chaoter 1.

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6.1 Recorn rnendations on Exisfing SfudfesThere are a number of built form-related Council studies that have been reviewed aspart of this project, some of which have been exhibited as Planning SchemeAmendments (see g!gB!gg$ . The Built Form Review has taken account of thecontent of these studies and, where appropriate, has adapted some of the provisionsfor inclusion at the broad, strategic level necessary in a city-wide study of this nature.The following sections comment on each study ftom this perspective and proposerecommendations.

U rban Character StrategyAugust 1997, Mike Scott & AssocrafesRefened to in the MSS

The study is based around:r Eight guidelines, six maps (mostly of consistent character areas).. Twenty seven precincts (including heritage areas and non-residential areas),

each with a statement of.desired character, and summary of existingcharacteristics.

Commentr Pre-dates ResCode, so lacks statutory weight.r Prsdatsa tho 'chffrcicr prccin(l brocfiurur' mcthodologi, developcd by

Planisphere.

Recommendation

Update and adapt the Urban Character Strategy to the ResCode context by adoptingthe precinct structure introduced by the Built Form Review; preparing detaileddevelopment guidelines for each precinct, including them in the planning scheme asLocal Folicy and publishing this information as a Reference Document in the form ofpiecinct brochures.

Yarra River Corridor Urban Design GuidelinesSeptember 1998, City of YanaRe/afes to area covered by DDO1 (including Meni and Darebin Crepks)

The guidelines comprise:

General Objectives and Guidelines (topics: built form, habitat and landscape,bpen space and Main Yana Trail interfaces, and heritage).

r Prescribed heights and setbacks for each of ten precincts.

Comment

Since the Built Form Review was started, Melboume 2030 has been released, andincludos an sdion to rtlrwthan Yane Rlvcr plrnflng controlr. Thc City of Yana'sintention has always been to work with other river conidbr Councils on a review ofthis kind, but pressure.of development has been growing fast in what amounts to apolicy vacuum in such an important location, Cunent Local Policy coverage (Cl21 .05-1, is inadequate, and the YRCUDGs have insufftcient statutory status. TheGuidelines need to reviewed and improved. They also need objectives and designresponses for precincts (fewer than ten are needed), and explanations/justificationsfor the prescribed heights and setbacks.

The Built Form Review has examined the Yarra River Corridor and defined a smallernumber of precincts based on a typological analysis, each of which has arecommended Objective and Design Response. For some locations there are also aVision statement and recommended heights and setbacks, suitable for incorporationin a DDO. Strategy Objectives for the mrridor, suitable for inclusion in the MSS, havealso been prepared.

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Recommendation

Replace the Yara River Conidor Urban Design Guidelines with the Yarra Riversections of the proposed Built Form Local Policy, by amending the MSS and DDOI ,

as recommended in the Built Form Review. Meet the Department of Sustainabilityand Environment to seek Ministerial support for this murse of action, in advance ofthe Department of Sustainability and Environment's own sludy.

Yarra Residential Design GuideExhibited as Am C15, June 2000 (lapsed 1 1 May 2002)

The principles underpinning the building envelope provisions of this study are thatnew development of up.to two storeys in height is generally acceptable subject to thefollowing:. Strbetscapes with consistent single storcy rssid€ntial development: 'apparenf

height must be the same.. Streetscapes with a mix of heights: 'apparent' height may be up to 2 storeys.. Any d$relling: maximum'actual'height is 9.0m.

'Appar€nt'height is'paramount': it means angle of vieion, and results in an upperlevel setback; it seems to apply from every angle of view, including from aneighbouring property (25 degrees).

Comment

The guidelines were superseded by ResCode, and we have been advised that theyare not used by Council officers. The Guide contains 'have regard to'proyisions inrelation to multi-dwellings and alterations / additions (but ndt new single dwellings) inthe Rl zone. lt also contains a Soction on development pressures and unique builtform characteristics of Yara (pp2-4), which has been useful in writing g!gg@! of theBuilt Form Review.

Recommendation

Consideration should be given to updating, replacing or abandoning the YanaResidential Design Guide, in view of the advice.that it is not used, and relates to theGood Design Guide rather than ResCode.

Punt Road/Hoddle Sfreef Flanning & Desrgn Strafegy &GuidelinesJanuary 2000, Hansen Partnership & Context CMIExhibited as Am C10, proposed DDO4 (lapsed)

Seen as a pilot study for the Main Roads study, and reviewed by it. The principlesunderpinning the building envelope provisions of this study are:. Defines six precincts and five junctions.

. Proposals are based on a Vision and 12 Principles (the Design Objectives inc10).

. Recommended maximum eights vary from block to block, from 2 to 4 storeys upto 4 to 8 storeys at key junctions.

. The proposed DDO table has 14 separate sections (3 ofthe precincts have aseparate east and $/B8t sidc componenB): buildings and worts'should notexceed' thcsc (non-mandatory) heights.

o There are additional general planning and design guidelines (street identity,order & continuity; built form quality; building entrance (pedestrian and vehicular);interior orientation; environmental and acoustic protection; community safety;landmarks, views and vistas; landscaping; and building height (setback &envelope/orientation).

Comment

The study contains valuable analysis and guideline material that should be broughtinto the Yana Planning Scheme in an appropriate way. lt is understood that Am C10lapsed because of community concern about a limited number of specific aspects ofthe study:

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. Suitability of main roads as residential environments (public domain could beupgraded).

o Access traffic in rear laneways affecting residential amenity.o ln those parts of the study area immediately abutting low-rise residential, visual

bulk, overshadowing and overlooking concerns from residents at the rear.

The recommendations of the study regarding larger buildings on a handful of specificsites at key intersections have been incorporated into the Built Form Review wherethey are agreed with. ln accordance with the findings in Elgp@Q of the Review, werecommend deleting reference to Punt Road/Hoddle Street as a boulevard.

Recommendations

Adopt the Punt Road/Hoddle Street Planning & Design Strategy & Guidelines andreference them in the Yarra Planning Scheme, after deleting reference to PuntRoad/Hoddle Street as a boulevard, revising rear envelopes next to existing low-dseresidential areas, making any other changes arising from the public consultation andAmendment process, and checking them for consistency with the Built Form Review.

Design Guidelines for the City's Main RoadsMarch 2000, City of Yarra in assocrrafibn with Fink and McMahon Architectslntended to become DDOS

Only covcrt th. ox.mpl? seclion! of main road included in DDO2 ('primaryboulevardr') and DDO3 ('secondary boulcvadr'):

ODO2 ('prlm.ry boul.vild.')- All of Vlctoria Pde, Alexandra Pde

- Part of Church St, CityLink frontiage and Punt Rd (S of Swan St)Small sections of Nicholson St

DOO! ('r.sord.ry boulw.rdt')- All of Burnley St- Most of Wellington St, Victoria St- Part of Church St, Barkly St- Small sections of Lygon St, Bridge Rd, Swan St

HoddlerPunt, the Hansen/Context study, (covered by part of DDO2) was to be reviewed bythe Main Roads study

Thc'rocondary boulrvardr'ars ctabd to ba msin roedr (apart ftom Hoddlc/Punt andthe primary botilevards) that do no, pass through:

Heritage areas (but some areas are in HOs)Shopping strips (mostly HOs anyway, but other non-shopping Strips are omitted)Residential areas

This means that the following main road sections are not covered by either a DDO ora HO:

Johnston St E of HoddleEastern Freeway E of HoddleHeidelberg Rd E of Yarra Bend Rd.One block each of Victoria St and Swan StSmall sections of Nicholson St, Church St and Queens Pde

The product of the study includes:. General Design Guidelines (including Objectives, similar in format to the Yarra

River Corridor guidelines) that cover streetscape, car and bicycle entrance andaccommodation, land use interfaces, community safety and environmentalamenity and heritage.

o SixtV five precincts, each with separate building envelope provisions.

o Precinct heights and setbacks (prescribed) were intended to form the schedule toDDO5.

The principles underpinning the building envelope provisions of this study are:r Principles for heights and setbacks, which distinguish Primary trontages and

setbacks and Secondary (upper level) setbacks.o Prescribed heights are almost all 2 or 3 storeys/7.Sm or 11m (depending on

existing heights) plus a further storey/3.Sm setback 3.5m fom the primarytontage, often with conditions.

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There are a small number of 4 storey/14.5m precincts (Alexandra Pde,Wellington St), 5sU18m in Victoria St and some higher storeys maximums in thesecondary setback (CityLink frontage 8sU28.5m; Victoria Pde 10sV35.5m,6st/2 1 . 5m and 7 stl 24.5m; Wellington St a n additional 2stl7 m or 4sVl 4m ).

Prescribed setbacks vary to match precinct conditions (sometimes they are'match €xisting').

Comment

It is understood that the study has not been finally completed, and therefore has a'draft'status. The study's design approach is frne grain and detsiled, and it couldtherefore be argued to be complementary to the higher level strategic approach of theBuilt Form Review. The Guidelines tend to involve closely replicating the scale andform of adjoining buildings, in a manner normally aSsociated with heritage areaguidelines, except in the limited locations designated for development of four storeysand above. This constrained approach is probably notjustified across such a widecollection of non-hdritage areas. lnsufficient account seems to have been takbn ofthe broadel strategic crntext, such as land use directions and State planning policy.For these reasons, the study has limited value and could be seen as confficting withthe directions recommended by the Built Form Review.

Recommendation

Keep the controls relating to the stretches of main road covered by Design Guidelinesfor the City's Main Roade, but amend them to indude terminology and obJedivesconsistent with the Built Form Review, and discontinue further development of thedraft Guidelines.

Design Guidelines for Development Above Three SforeysHansen Partnership, reviewed by Coomes ConsultingRecently exhibiited as a Local Policy in Am C50

lncludes detailed provisions on design quality/interface with the street (sec 3), ESD(4), on- and off-site amenity (5 & 6) including residential and parkland interface,landscaping (7), parking and traffic (8). The Yarra River Conidor is refened to invarious objectives (sec 1 and2).

The principles underpinning the building envelope provisions of this study/proposedLocal Policy are:. 'Primaqy' solback height mwt match sdjacent buildings, except in DDO aroas.

' Maximum height of 'secondary (upper level) seiback' must be as for the'dominant height'in an area, sublect to 'visual and amenity impactr', except oncorner sites, or in DDO2 and DDO3, or substantial development sites.

. Maximum 2 storeys on laneways (plus amenity limit).o Special guideline for sites adjoining heritage buildings (2.6).

Comment

The Built Form Review has adopted an approach in which the opportunities fordevelopmont to oxcsed thr6€ or four stor€ys will be limited to 'islands' of tallerbuildings. The Design Guidelines for Development Above Three Storeyscomplements this appoach by providing detailed guidelines to apply where tallerbuildings are allowed.

These guidelines appear to be generally sound and useful, although there is a heavyreliance placed on upper level setbacks to reduce apparent bulk. This form ofenvelope control works best in locations where the built form comprises continuouslybuilt up frontages with buildings of a similar scale, in which case the sides and rear oftaller buildings (which remain bulky) will not be visible trom the street. lt is notappropriate where front-on views are possible, eg across a park or square. lt may bealso of quostionable value in gom€ 'island' site situations, where taller buildings arewell-removed from existing lower-ribe built form.

Some rationalisation will be needed to avoid overlaps between this proposed LocalPolicy and the Built Form Review. The Review should take precedence in topiccoverage, because it establishes the strategic context for other built form policies. lnparticular, the Design Objectives and Guidelines in 22.09-3.3 Guideline No. 2:

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. There are a small number of 4 storey/14.5m precincts (Alexandra Pde,Wellington St), 5sV18m in Victoria St and some higher storeys maximums in thesecondary setback (Citylink frontage 8sV28.5m; Victoria Pde 10sU35.5m,6sV21.5m and 7sU24.5m; Wellington St an additional2stl7m or 4sU14m).

o Rrescribed setbacks vary to match precinct conditions (sometimes they are'match existing').

Comment

It is understood that the study has not been finally completed, and therefore has a'draft'status. The sludy's design approach is fine grain and detail€d, and it couldtherefore be argued to be complementary to the higher level strategic approach of theBuilt Form Review. The Guidelines tend to involve closely reblicating the scale andform of adjoining buildings, in a manner normally associated with heritage areaguidelines, except in the limited locations designated for development of four storeysand above. This constrained approach is probably notjustified across such a widecollection of non-heritage areas. lnsufficient account seems to have been taken ofthe broadef strategic context, such as land use directions and State planning policy.For these reasons, the study has limited value and could be seen as conflicting withthe directions recommended by the Built Form Review.

Recommendation

Keep the controls relating to the stretches of main road covered by Design Guidelinesfor the City's Main Roads, but am€nd them to include terminology and objectivesconsistent with the Built Form Review, and discontinue further development of thedraft Guidelines.

Design Guidslines for Development Above Three StoreysHansen Partnership, reviewed by Coomes ConsultingRecently exhib;ited as a Local Policy in Am C50

lncludes detailed provisions on design quality/interface with the street (sec 3), ESD(4), on- and off-site amenity (5 & 6) including residential and parkland interface,landscaping (7), parking and traffic(8). The Yara River Conidor is refiered to invarious objectives (sec 1 and 2).

The principles underpinning the building envelope provisions of this study/proposedLocal Policy are:. 'Primany' setback height must match adjacent buildings, excspt in DDO aroas.o Maximum height of 'secondary (upper level) setback' must be as for lhe

'dominant height'in an ar6a, subjsc{ to'vieual and amenity impacle', except oncorner sites, or in DDO2 and DDO3, or substantial development sites.

. Maximum 2 storeys on laneways (plus amenity limit).

. Special guideline for sites adjoining heritage buildings (2.6).

Comment

The Built Form Review has adopted an approach in which the opportunities fordovelopmont to exceed thr€€ or four storeyi vrrill be limited to 'islands' of lallerbuildings. The Design Guidelines for Development Above Three Storeyscomplements this approach by providing detailed guidelines to apply where tallerbuildings are allowed.

These guidelines appear to be generally sound and useful, although there is a heavyreliance placed on upper level setbacks to reduce apparent bulk. This form ofenvelope control works best in locations where the built form comprises continuouslybuilt up frontages with buildings of a similar scale, in which case the sides and rear oftaller buildings (which remain bulky) will not be visible from the street. lt is notappropriate where front-on views are possible, eg across a palk or square. lt may bealso of questionable value in Jom€ 'Bland' site situations, where taller buildings arewell-removed from existing lower-ribe built form.

Some rationalisation will be needed to avoid overlaps between this proposed LocalPolicy and the Built Form Review. The Review should take precedence in topiccoverage, because it establishes the strategic context for other built form policies. lnparticular, the Design Objectives and Guidelines in22.09-3.3 Guideline No. 2:

City of Yarra Built Fo.m Review I lmplementation ]

Building Height & Silhouefte should be reviewed, as they conflict with equivalentobjectives and design responses in the Built Form Review.

Recommendatian

Review the proposed Design Guidelines for Development Above Three Storeys LocalPolicy following the Panel Hearing, and in the context of the Built Form Review, toeliminate overlaps and check for consistency of approach.

SE Clifton Hill Local Area Plan (draft)

September 2001, David Lock Assocrafes

The study defines fourteen character areas, each with SWOT analysis, objective,descriflion, and'rcquirsm€nt'guidclinec. tlote that virlually the entire area is HO oraffected by the HO.

The principles underpinning the building envelope provisions of this study are:

r Firm height limits are included in the requirement guidelines (eg 't storey at front,2 to rear; 2 storeys whole site or front only; up to four storeys at rear; or angle ofvision)

. Separate guidelines for the ADC site (land use.mix, public realm, neighbourhoodcharacter, access & movement, parking, open space, sustainability)

o ADC site heights vary ftom 2 to 5 maxo Separate guidelines for industrial conversion (land use, building form, servicing,

access and parking, street frontage, rear land character, urban character, privateopen space and amenity)

Consislenl 2 if not visihle from fronl

Modern commercial 2 storey with undercroft

Heritage industrial up to 3 storeys 2-3 (as at present) Must not visible

Comment

The stud/s dedgn appmach is fine grain and dctailed, and il could therefore beargued to be complementary to the higher level strategic approach of the Built FormReview. However it has more relevance to built form controls in heritage areas, asmost of the subject area is affected by Heritage Overlay controls. ln this context it isinteresting to note that the recommended heights are low rise, rising to a maximum offour storeys only, even on sites facing a freeway reservation.

Recommendation

Note that the findings of the SE Clifton Hill Local Area Plan'(draft) have no directimpact on the Built Form Review, as they relate mostly to the Heritage Overlay.

Summary of Recommendations. Updateand adaptthe Urban Character Strategylothe ResCode contextby

adopting the precinct structure introduced by the Built Form Review, preparingdetailed development guidelines for each precinct, including them in the planningscheme as Local Policy and publishing this information as a ReferenceDocument in the form of precinct brochures.

o Replace lhe Yarra River Corridor Urban Design Guidelines with the Yarra Riversections of the proposed Built Form Local Policy, by amending the MSS andDDO1, as recommended in the Built Form Review. Meet the Department ofSustainability and Environment to seek Ministerial support for this course of

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ac{ion, in advance of the Department of Sustainability and Environment's ownstudy.

o Consideration should be given to updating, replacing or abandoning the YarraResldenfia/ Design Guide, in view of the advice that it is not used, and relates tothe Good Design Guide rather than ResCode.

. Adopt the Punt Road/Hoddle Street Planning & Design Strqtegy & Guidelinesand reference them in the Yarra Planning Scheme, after deleting reference toPunt Road/Hoddle Street as a boulevard, revising rear envelopes next to existinglow-rise residential areas, making any other changes arising from the publicconsultation and Amendment process, and checking them for consistency withthe Built Form Review.

. Keep the controls relating to the stretches of main road covered by DesignGutdcllncslorhc City's Main Roads, but amend them to include terminology and

. objectivbs consistent with the Built Form Review, and discontinue furtherdevelopment of the draft Guidelines.

o Review the proposed Design Guidelines for Development Above Three StoreysLocal Policy following the Panel Hearing, and in the context of the Built FormReview, to eliminate overlaps and check for consistency of approach.

o Note that the findings of the SE Clifton Hill Local Area Plan (draft) have no directimpact on the Built Form Review, as they relate mostly to the Heritage Overlay.

6.2 Overview of Planning Schenre ChangesThe main statutory implementation outcomes of lhe Built Form Review are:o Changes to the MSS (Municipal Strategic Statement);r lntroducing the new Built Form Policy;o Changes to the Yarra River Corridor Design & Development Overlay (DDOI);

ando Changes to the Primary (DDO2) and Secondary (DDO3) Boulevard Design &

Development Overlays.

ln addition there are some related actions requiring further work by the Council priorto inclusion in the planning scheme:o Reference lhe Punt Road/Hoddle Street Planning & Design Strategy &

Guidelines, following the changes detailed in the previous section.. Adoption of the proposed Design Guidelines for Development Above Three

Sforeys Local Policy, with the changes detailed in the previous section.

ln simple terms, the Built Form Strategy is to be implemented by the following means:

As the diagram illustrales, controls are only one part of thc implementation 'package'.Changes to the MSS and inclusion of the Local Policy will provide strategic contextand provide guidance in decision making. Most buildings and works in the City ofYarra have some form of planning control through zoning or overlay controls,meaning that building height and form is subject to a planning permit.

ln the confined locations where there is no general planning control over buildingsand works, most forms of development that would attract controversy in relation toheight require a planning permit. For example, medium density housing requires apermit in Residential 1 Zone. Virtually all development over three storeys requires apermit. Therefore the need is not for more controls, but rather for more policyguidance, of the kind that is provided by the Built Form Review.

City of Yara Built Form Review I Implementation ]

S"3 Gify of Yarra MSSThe current City of Yarra Municipal Strategic Statement (MSS) was adopted in 1999.The three year review in now progress. The Council is understood to be subjectingsome parts of the MSS to significant alteration, to reflect changing demographics,increased development pressure and an upgraded response to some key planningissues. The release of Melbourne 2030 in late 2002 also affects the MSS inimportant ways.

Comment

The Built Form Review will input to the three year review, in accordance with a varietyof actions recommended in the report. Major revisions will be needed to Element 1:Urban Design, Element 2: Residential Land Use and Development and Element 6:Yara River Corridor. These revisions will include a new urban design frameworkmap, replacement of current Objectives by the new Strategy Objectives contained inthis report, and a complete overhaul of the urban design and Yarra River sections.There are also particular points that need to be addressed in the MSS review, asficreshadowed in gXAdef-!!:e Designation in policy documents of large development sites or significant

development opportunities (eg the Residential Development Sites and MajorRenewal Areas referred to in the MSS) should make clear that a completechange to lhc character and scslc of the arce's buill form is not necossadlyencouraged (see Principle 24, chaoter 2).

o The MSS should not assume that every industrial site represents a potential forredevelopment to residential (see Principle 25, chaoter 2).

. The designations Primary Boulevard and Secondary Boulevard should beremoved from the Yana Planning Scheme (see Principle 27, chaoter 2).

o The designation Major Gateway should be removed from the Yarra PlanningScheme, and replaced by the policy that encourages subtle emphasis of cornerswithin the generally low-rise character of the City (see Principle 28, chapler 2,and the proposed new policy in chaoter 5).

o The general point made in Principle 1 should inform the Review of the MSS: theoutcomes sought by State and metropolitan policies need to be planned for inwa)rs that rccognilo and rorpond to thc City otYana's special built formcharacteristics.

Yarra River Corridor

The Yarra River Corridor is the subject of numerous studies and policies. The BuiltForm Review is concemed with ensuring that there is effective policy to controlbuildings and associated landscaping in the corridor, and that this policy is expressedas clearly and economically as possible in the planning scheme. We have thereforereviewed the,existing studies and policies, as well as undertaking our own survey andanalysis. As a result of this work, we recommend rationalising the planning schemereferences to the Yana River Corridor into a single body of strategy, under a singlelist of Strategy Objbctives at MSS level. lf the Council agrees with this approach, itwill need to e,onduct a similar exercise with Yarra River Corridor policy concerningother topics, such as public land management, access and environmentalmanag€ment.

Recommendation

Use the outputs of the Built Form Review (particularly the Strategy Objectives) inpreparing the planning scheme amendment to update the City of Yana MSS, torecognisc and rospond to the City of Yana's spccisl built form characteristicc,including:

' Major revisions to Element 1: Urban Design, including new Strategy Objectives,a new urban design framework map, a summary of the chaoter 2 themes,reference to the urban form typologies, and proposals to introduce a Built FormPolicy and to upgrade development controls.

. Major revisions to Element 2: Residential Land Use and Development, includingnew Strategy Objectives, and reference to the residential area typologies.

City of Yara Built Form Review I lmplementation ]

. Major revisions to Element 6: Yarra River Corridor, including new StrategyObjectives, and reference to the river corridor typologies and proposals toupgrade the controls and policies.

o Designation in policy documents of large development sites or significantdevelopment opportunities (eg the Residential Development Sites and MajorRenewal Areas referred to in the MSS) should make clear that a completechange to the character and scale of the area's built form is not necessarilyencouraged.

. The designations Primary Boulevard and Secondary Boulevard should beremoved from the Yarra Planning Scheme.

r The designation Major Gateway should be removed from the Yarra PlanningScheme, and replaced by the policy that encourages subtle emphasis of cornerswithin the generally low-rise character of the City.

6.4 Local FolicyThe Yarra Planning Scheme currenfly contains only one Local Policy of directrelevance to the Built Form Review - the Yana River Conidor Urban DesignGuidelines Policy. This Policy refers to the Yarra River Conidor Urban DesignGuidelines. The Council has recently exhibited Amendment C50 to introduce theDesign Guidelines for Development Above Three Storeys Policy.

Comment

The existing Policy basis for non-Heritage areas in the City is lacking. Planningapproval decisions at present are based on a number of previous studies, reviewed inthe previous section, none of which have been formally included in the scheme asPolicy. Therefore the statutory weight given to any of these studies at VCAT hasbeen minimal and variable.

The Built Form Review includes recommendations for Policy Objectives and DesignResponses for the whole City (City-wide) and for all the various Built Form Types. ltalso provides descriptions and visions for each Precinct identified in the Study.

' lncluding all of this in the Policy should be a priority for the Council to ensureappropriate statutory weight is given to the recommendations to the Review inplanning approval decision making.

The Built Form Review has completely revised the strategies and objectivesfor theYarra River Conidor and recommends replacement of the Yarra River Corridor UrbanDesign Guidelines with the flndings of this Review. Therefore the existing Policyshould be deleted.

The recommendations in relation to the Design Guidelines for Development AboveThree Storeys Policy are made in the previous section.

Recommendationr The Built Form Local Policy should be prepared and include:

- Policy Objectives and Design Responses for City-wide and the Built Form Types fromchaoter 5 of this report.

- Descriptions and visions for each of the individual precincts identified in the Review.

- Maps to identiry the Built Form Types and Precincts.

. The Yarra River Corridor Policy should be replaced by the Built Form Policy.

6.5 Averlay ControlsThe following sections examine the need for changes to cunent Design andDevelopment Overlay schedules DDO1, DDO2 and DDO3. There is currently noDDO4. (DDOS relates to notification of development within a radius of the CityLinkvent stack in South Richmond.) The mao at the end of this chaoter shows the extentof cunent DDOs (Design and Development Overlays) in the City.

There is a distinction, with DDOs, between mandatory and prefened heights andsetbacks. Mandatory height limits can be used where there is pressure [o develop

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Crty of Yara Built Fom Review I lmplementation l

larger buildings, and there is a clear, maximum building height based on measurablefactors or desired design outcomes. Some limitations of mandatory height limits are:o ln many areas appropriate height varies because it depends on individual site

conditions.. ln such cases a mandatory height limit has to be set that allows for the least

constrained situation, and it is hard to then argue for a lower height once thecontrol is in place.

. The mandatory height limit creates an expectation that this will be allowed.

A preferred height limit (as opposed to a mandatory height limit) is often moreappropriate to address these drawbacks. However, the preferred height limit also hasits own drawback: the criteria by which a preferred height is anived at can be used asreasons why a building can exceed the preferred height, if used as DecisionGuidelines in the planning scheme. Practically speaking, it is difficult or impossible inmany situations to ftame Decision Guidelines that will result in a cohesive built formoutcome when they are effectively crlteria for exceeding the prefened height. While acombination of mandatory and prefened provisions could be one way of resolving thisdilemma, this is not acceptable to the Department of Sustainability and Environment.Nor is it possible to include a prescribed or preferred height in metres in a local policy.

ln broad terms, it makes sense to consider using a mandatory height limit insituations where the objective is to create a consistent built form response, and to usea prefened height where there is a genuine possibility of different configurations ofbuilding envelope meeting multiple, perhaps confl icting, objectives.

ln the context of the strategic justification provided by the Built Form Review, heightand setback controls are warranted along parts of the Yana River Corridor (seePrinciple 10, chaoter 2). Along the Cremorne Freeway River Edge (precincts YR12,YR13) thcrc ic a Poliry ObJcctivc to'cruat6 a now, high quality built lorm edge lo thefteeway and river that diminishes the visual impact of the fteeway, while maintainingthe apparent scale of the river and ensuring the amenity of the river and bike path isnot adversely affectsd'. ln thir locality the doyoloprncnt cnvrlopa could tako anumber of forms in meeting this objective.

By contrast, in the Cunent and Ex-lndustrial River Edge precincts (YR4-YR9 andYR11), th€ Policy Objedivo ir to 'uso thc height, riting and ma$ing of ncwdevelopment to strengthen the apparent scale of the river and the topography of itsbanks, and to allow vcgGtsllon to dominetc vlerrvr from and acror! tho rivcr conidor'.The river is a consistent width in these precincts, and although the topography varies,there is a reasonably ionsistent crestline ftom which to determine a setback. Asshould be clear from the analysis in Anpgnd[p,, there is justification for a simplecombination of height maximum and setback minimums through these sevenprecincts. These should be seen as prescribed standards, rather than as a startingpoint for negotiating greater height or reduced setback. The common maximumheight of 11 metres also relates well to the objective of allowing vegetation todominate views.

Yarra River Corridor (DDOI)DDO1 covers the fu ll length of the banks of the Yarra River in the City of Yana. Formuch of its length the boundary follows an alignment that appears to be related tocontours, rather than property boundaries. lt widens to encompass the major parkssystems ahd some large sites, such as part of the Fairfield paper mill, MelbourneGid's Collcgc and lho Amrad !iic. Wctt of the MacRobortron Bridge it appears to belimited to the road reservation plus the Richmond electricity terminal station.

The DDOI schedule includes a number of general Design Objectives and DecisionGuidelincc, and rcquirca proporad buildings and lvorkr to bo'csnied out inaccodano with'ths Urban Dcrign Guidclines for lho Yana Rivcr Conidor1998, theGuidelines for Heritage Places 1998 and the Advertising Code 1996.

Specific height and setback prescriptions for particular parts of the Yana RiverCorridor have been anived at through the Built Form Review (see Sp4g[!4Q and'section

5.3). These would replace the Yarra River Corridor Urban Design Guidelines(see orevious section).

Comment

107

I

City of Yara Built Form Review I lmplementation ]

The DDO1 schedule is general in its content and makes reference to the Yarra RiverCorridor Urban Design Guidelines, in a manner that is not particularly effective oreasy to administer. There are two means of including the recommendations of theBuilt Form Review for the Yarra River Corridor in the schedule. One method wouldbe to include the Policy Objectives and Design Responses from section 5.3 of thisieport as the Design Objectives and Decision Guidelines in the Schedule. The otheroption is to include the Objectives and Responses in the Built Form Local Policy andreference the DDO1 schedule back to the policy. The preferred method should bedetermined following a detailed assessment of the best approach having regard tothe completeness of the Policy and the need to ensure the City Wide objectives anddesign responses are equally taken into account in all assessments.

The boundaries of the DDO1 appear to follow a contour line or flood line due to aprevious rationale for controls predating the new format scheme. The rationale is notevidentand does not seem relevanttoday, and could lead to inappropriatedevelopment occurring at the edges of the valley. Boundaries that align with propertyboundaries are much easier to administer, and will ensure that development withpossible impacts upon the corridor is reviewed in the context of the Built Form Reviewrecommendations.

Recommendationo The DDOI schedule should be amended to include the recommended Policy

Objectives (as Design Objectives) and Design Responses (as Heights andSetbacks - pr€tened or mandatory, as indicated above - and DecisionGuidelines) in lgdlg1.l! of this report.

r The boundaries of the DDOI should be reviewed to align, where possible, withproperty boundaries to ensure greater effectiveness and simplicity ofadministration.

r Meet the Department of Sustainability and Environment to seek Ministerialsupport for his course of action, in advance of the Department of Sustainabilityand Environm€nl's own study.

Primary @DOz) and Secondary @DO3) BoulevardsThe following lists show which sections of main road are covered by DDOs, andwhich have been subject to detailed built form study.

DDO2 ('primary boulevarda'). 'Covcrad

by Deeign Guidelince for the City's Main Roads:

- All of Victoria Pde, and Alexandra Pde

- Small section of Nicholson St

- Yarra River freeway edge (front section of properties only; road reservation is DOOI )

o Covered by Punt Road/Hoddle Street Planning & Design Strategy & Guidelines

- Hoddle St, Alexandra Pde to Bridge Rd

- Punt Rd Swan St to Yana River

. Not covered by a Study

- Small section of Nicholson St (in Heritage Overlay area)

DDO3 ('secondary boulevards'). Covered by Design Guidelines for the City's Main Roads:

- All of Burnley St, & Lygon St (most of the latter is also Heritage Overlay)

- Most of Wellington St, & Victoria St

- Part of Church St, Barkly St

- Small sections of Bridge Rd, Swan Sto Covered by Punt Road/Hoddle Street Planning & Design Strategy & Guidelines

- Nit

Not covered by a Study

- Nit

Main road sections covered by neither a Heritage Overlay nor a DDO include:

- Nicholson Street, N Fitzroy (part)

- Queens Parade (part)

- The sites facing the Eastern Freeway between Hoddle St and Merri Creek

- Johnston St, east of Hoddle Street

City of Yara Built Form Review I lmplementation ]

Victoria Street, Hoddle Street to Church Street

Swan Street, Church Street to Burnley Street

Most of Heidelberg Road

Small frontages along Smith Street and Church Streel

Comment

DDO2 and DDO3 include a general list of Design Objectives and Decision Guidelineswhich require revision to accommodate the policy directions established in the BuiltForm Review. The dssignetiom'Primary Boulcvard' and 'Secondary Boulevard'should be removed ftom the Yana Planning Scheme, including from DDO2 andDDO3, for reasons explained earlier in this report. These overlays relate to sectionsof normal 20m or 30m main road. Of all the roads covered by DDO2 and DDO3 onlyVictoria Parade and Alexandra Parade (covered by DDO2) are genuine boulevards inthe sense traditionally used in Victoria.

The Design and Development Overlay is a useful tool for areas where a change isforeseen, or where'specific built fgrm outcomes are required, such as maximumbuilding heights. lt is primarily a tool to require a permit for all buildings and worksand specify the objectives and design requirements for development in that area. Wehave tried to approach this issue by suggesting that DDOs should apply to areas thathave a special built form quality, such as boulevards or the river corridor, or where aparticular height maximum or setback requirement is to be specified. We havegenerally assumed elsewhere that the zoning controls will trigger the need toconsider the new Built Form Policy in the decision making process.

ln our view there is justification in maintaining DDO control over genuine boulevards,because of the important relationship between landscape and built form. There isalso justification for including the sections of Hoddle Street not covered by HeritageOverlays in a DDO. The Punt Road/Hoddle Street Planning & Design Strategy &Guidelines provide sound detailed built form guidelines for development abutting thisroad, with some modifications, as already discussed. The special history of the PuntRoad/Hoddle Street coridor, with its road widenings resulting in an especially wideroad reserve, exposed backs of buildings and other development issues, warrants aspecial control that requires consideration of design issues. The Yarra River frontagein Cremorne also warrants special built form control because of its proximity to theriver.

As it happens, the remaihing Sections of main road included in existing DDO controlare all covered by DDO3, except for the small section of Nicholson Street in Fitzroycovered by DDO2. These present a less clear picture. Most are sections of mainroad strip not covered by Heritage Overlay controls. Main road strips are animpoilent part of th6 Citfs charadcr, and tho Buill Form Raia,v indudcr policior tomaintain and improve the identity and function of these strips. The DDO controlsensure that the Council is able to influence the form of future development inaccordance With these policies. Barkly Avenue in Burnley is highlighted in its PrecinctAnalysis as being a high profile location with redevelopment potential, and thereforeshould retain its DDO.

Wellington Street and Burnley Street do not have characteristics that obviouslydifferentiate them from numerous other thoioughfares in the City that have no specialcontrol, although Burnley Street is classified as a Secondary Road for trafficpurposes. Lygon Street (DDO3) and most of Nicholson Street FiEroy (DDO2) seemto be unusual DDO designations because they are covered by a Heritage Overlay.Lygon Street is in addition mostly residential.

Of the main road sections omitted from any existing DDO coverage, most arecovered by a Heritage Overlay. A notable exception is the southern section ofQueens Parade, which is surprising as it is a formal, genuine boulevard. Here it isconsidered a DDO could be justified to protect the particular qualities of this section ofthe road. The omitted sections of Victoria Street and Swan Street and the minor gapsin Smith Street and Church Street could also be addressed having regard to theadequacy of building and works contiol already provided under the zoning controls.

The Johnston Street and Nicholson Street North Fitzroy gaps include buildings of littlearchitectural merit, and there could be an argument for encouraging redevelopment toa higher quality, within the framework of a new DDO. The sites facing the EasternFreeway between Hoddle St and Merri Creek have a high profile similar to BarklyAvenue in Burnley, which could be an argument for including them in a DDO. There

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CityofYara Built Form ReMew I lmplernentation j

is probably no justification at this stage for a DDO over properties fronting HeidelbergRoad.

Recommendation. Modify the Design Objectives and Decision Guidelines in the DDO2 and DDO3

schedules to accommodate the policy directions established in the Built FormReview as contained in g[gplpgf of this report. The best method of achievingthe integration of the Policy and the DDO schedules should be determinedfollowing consideration of the need to ensure all the relevant matters are coveredwithout excessive repetition in the scheme. lt is possible that the DDOschedules should be amalgamated into one, or separated into several dealingwith different situations as identified in section 5.

. Remove the designations Primary Boulevard and Secondary Boulevard andreplace with:

- 'Soul.mrdr' for Mclode Panda lnd Ala)cndra Parad€.

- 'Maln Road SHpr'for SwEn Str.ct VictcrL Shegt, &idge Road, Church Stre.t.

- 'Yanr Rivar Foamy Edgo' hr the rivff fontloe ar6a in Cremome and BrrklyAvenue, Burnley,

- 'Punt Road/Hoddl. Strr f.- 'Oihrr Mrln Rordr' for th. r.nrtlndir.

o Consider adding the following sections of main road not within the HeritageOverlay to a DDO schedule: Queens Parade (Boulevard); the omitted sections ofVictoria Street, Swan Street, Smith Street, Church Street, Johnston Street andNicholson Street North FiEroy (Main Road Strips); the sites facing the EasternFreeway between Hoddle St and Meni Creek (Freeway Frontage), having regardto an analysis of the adequacy of existing buildings and works controls providedunder the zoning provisions.

o Consider removing frorn DDO protection the Heritage Overlay designatedsections of Lygon Street and Nicholson Street Fitzroy,

r Consider the need for the DDO3 over Wellington 9treet and Bumley Streethaving regard to the adequacy of existing permit requirements under the zoningcontrols.

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City of Yam Built Fom Review I lmplementation J

Design and Developm€nt Overlays

ffiffifl ooor

I oooe

f ooos

Existing Design and Devalopment Overlays

111

Appendi

PrecinctAnalysrs

Sheefs

City ofYara Built Form Review I PrecinctAnalysis ]

Precinct AnalysisA Precinct Analysis sheet has been prepared for each of the Precincts listed belowand shown on the Precinct map. Each sheet contains:

PhotographsDescriptionStrategic ContextDevblopment PressureKey lssuesVision

The Precinct Analysis sheets do not stand alone. They supplement the Built FormRcvior,\, report. They provEe a'bottom up'compliment to the'top down'analysiswork that underpins most of the objectives arrived at in g!gp1@Q of the Built FormReview report. The Vision statement is intended to be a succinct pointer to the maindirections or opportunities to be pursued ftom a built form perspective.

The following tables list all the precincts in the order in which they appear in thisappendix.

Yarra River Corridor Precincts

YRI Latrobe Golf Course

YR2 Fairfield

YR3 Yarra Bend Golf Course

YR4 Johnston Street River lnterface

YRS Victoria Crescent, Abbotsford

YR6 Brewery River lnterface

YR7 Victoria Street River lnterface.

YR8 River Street Residential

YRg River Street, Richmond

YR10 Melbourne Girls College

YR11 Trenerry Crescent, Abbotsford

YR12 Brighton Street, Richmond

YR13 Cremorne Freeway Edge

Park Landscape River Edge*Leafy Suburban Residential River EdgePark Landscape River Edge*Curreit and Ex-lndustrial River EdgeCurrent and Ex-lndustrial River EdgeCurrent a.nd Ex-lndustrial River EdgeCurrent and Ex-lndustrial River EdgoCurrent and Ex-lndustrial River EdgeCurrent and Ex-lndustrial River EdgePark Landscape River Edge*Current and Ex-tndustrial Nver EdgeFreeway River EdgeFreeway River Edge

Garden Suburban Residentiallnner Subufuan Residentiall.lrban ResidentialUrban Residentiallnner Suburban ResidentialUrban ResidentialResidential in Grounds (Public HousingEslates)lnner Suburban / Urban Residential Mixlnner Suburban ResidentialResidential ii Grounds (Public HousingEsfafss)lnner Suburban / Urban Residential Mlxlnner Suburban Residentiallnner Suburban Residentiallnner Suburban Residentiallnner Suburban / Urban Residential Mix

' A Pminct Analysis h6 rct been prepared for th6e pmincls, 6 rcdevelopment or substantlal change is unlikely,

Residential Areas Precincts

R'1 Alphington & Fairfield

R2 Clifton Hill New Housing*

R3 Clifton Hill Station Surrounds

R4 Alexandra Parade Terraces

R7 Abbotsford Street Area, Abbotsford

RB Perry Street, Collingwood

R9 Collingwood High Rise Estate

R10 Abbotsford / North Richmond Residential

R11 Richmond Residential: Kent Street Area

R12 Richmond High Rise Estate

R13 West Richmond Residential

R14 Richmond & Burnley Residential

R15 South Burnley Residential

R16 Cremorne Residential

R17 Cremorne WestPffiincts R5 Wafl{re Street Area, Fitzrcy North; R6 Lygon Street are enclavs entirely surcunded by Heritage Owrlayrsidential areas. lf redevelopment is contemplated, herltage infill policiG should be applied. For ihis reason, no PrsinctAmlysis sheet h6 been prepared.

City of Yana Built Form Review I Precinct Analysis ]

tc1tc2rc3rc4tc5rc6

Fairfield Paper MillsHeidelberg Road SitesHoddle Street / Queens Parade Junction.Nicholson Street Bus DepotNicholson StreetQueens Parade / Alexandra Parade

Alexandra Parade East / Victoria ParkStationNicholson Near JohnstonCollingwood NorthOtter Street, CollingwoodCollingwood Mixed AreaNorth Richmond lndustrialVictoria CrescentBrewery Surrounds, AbbotsfordRisley Street, West RichmondLincoln Street, Richmond

Burnley Street lndustrialEpworth / Bethesda Precinct

Judd Street, RichmondPalmer Street, RichmondTV Studio PrecinctAmrad Site, BurnleyCremorne / South RichmondEast Richmond StationCremorne South EastBarkly Avenue, BurnleyRichmond Terminal Station

lndustrial / Commercial EnclaveCoarse Grain Hard Edge Non-ResidentialCoarse Gruin Hard Edge Non-Residentiallndustrial / Commercial EnclaveCoarse Grain Hard Edge Non-ResidentialCoarse Grain Soft / Hard Edge Non-ResidentialCoarse Grain Hard Edge Non-Residential

Coarse Grain Hard Edge Non-ResidentialCoarse Grain Hard Edge NonResidentialHard Edge Non-Residential / Dwelling MixHard Edge Non-Residential / Dwelling MixCoarse Grain Hatd Edge Non-ResidentialCoarse Grain Hard Edge Non-Residentiallndustial / Commercial Enclavelndustrial / Commercial EnclaveCoarse Grain Sofr / Hard Edge Non-RosidentialCoarse Grain llard Edie Non-ResidentialCoarce Arain Soft / Hard Edge Non-ResidentialCoarse Grain Hard Edge Non-ResidentialCoarce Grain Hard Edge Non-Residentiallndustial / Commercial Enclavelndustial / Commercial EnclaveHard Edge Non-Residential / Dwelling Mixlndustial / Commercial Enclavelndustial / Commercial EnclaveCoarse Grain Had Edge Non-Residentiallndustilal / Commercial Enclave

Main Road Strips: Hard Edge, Coarse GrainHoddle Street / Punt RoadMain Road Strips: Other or Mixed CharactetMain Road Strips: Hard Edge, Fine GrainBoulevards*Main Road Strips: Hard Edge, Fine ArainMain Road Strips: Hard Edge, Coarse GrainMain Road Strips: Hard Edge,.Fine GrainMain Road Strips: Hard Edge, Coarse ArainMain Road Strips: Other or Mixed CharacterMain Road Strips: Hard Edge, Coarse Grain

lc7

tc8tc9tc10lc11lc12rc13tc't4lc15tc16

tc17rc18

rc19tc20tc21lc22tc23tc24tc25lc26tc27

MR1 Heidelberg Road

MR2 Hoddle StreetMR3 Johnston Street EaslMR4 Smith Street SouthMRs Victoria Parade

MR6 Victoria Street ShopsMR7 Victoria Street EastMRB Church Street North

MRg Bridge Road East .

MR10 Swan Street East

MR11 Church Street SouthForAlexandra Parade and Oueens Parade see preciricts R4, lC6, lC7, log.

Non-Residential Areas Precincts

Transport Corridors Preci ncts

City of Yara Built Form Review I Precinct Analysis I

v

q

Yt Yana Rivetn ResldentiallC Notif,esidontialfi Mein Roads

(Genemlly Precincis.ni[fn eadt group etenwteredrrornlho lop rigmot&e mapl

Precinct Map

YARRA RIVER CORRIDOR: LEAFY SUBURBAN RESIDENTIAL RIVER EDGE CHARACTER TYPE

DescriptionThis area includes properties that abut a section of the Yana River conidor noted for its attractively vegetatedbanks and neturalistlc'f6ol. Tho lot! arc decp and ertond dou,n E stcep ambankmcnl to the watafs edge. Atthe street irontage, dwellings fom mixed eras are perched at the crest of the siope and provide little evidence ofthe bushy river conidor behind, The modest dwellings are often set in spacious gardens and green and leafystreetscapes with exotic species and strong avonues of stroot trees. Some exceptions are the dwellings at theend of Yanaford and Alphington Streets, and some properties in The Esplanade, which are set within theembankmeht in bushy native gardens.

Stnategic Context. Zoned Residential 1 (R1Z) to provide for residential development at a range of densities with a variety of

dwellings to meet the housing needs of all households.. Design and Development Overlay 1 applles to ensure that the scenic qualities an( visual character of the

waterway are not compromised by the inappropriate siting and appearance of buildings and works.o Heritage Overlay applies some places to ensure that development does not adversely affect the significance

of heritage places.. Environmental Significance Overlay applies and aims to ensure that development is compatible with

identifi ed environmental values.. Clause 22.03 Yana River Corridor Urban Design Guidelines Local Policy ensures that land ube and

development adjacent to the Yana River respects the environmental qualities and recreational use of theriver corridor.

Development Pressure. More intense development on properties abutting the river and on larger lots

Key lssues. Maintain the dominance of trees over buildings, particularly adjolning and within the river environment.

VisionTo maintain the appearance of the river bank, ihcluding the rear yards of houses, as a naturalistic, nativevegetation dominated environment.

: CURRENT AND EX-INDUSTRIAL RIVER EDGE CHAMCTER TYPE

T RIVER INTERFACE

DescriptionThis precinct at the eastern end of Johnston Street includes both vacant and occupied land. A large red brickwarehouse, the equivaleht of 3-4 storeys, has been renovated with a glass-dominated facade at the entranceand facing the river'edge. Car parking buffers the building from the river environment before a steep concreteretaining wall that falls to the walking trail. The remainder of the precinct is largely vacant with future useintended to be contemporary apartment buildings and converted warehouses that range ftom 4-7 storeys.

Strategic Context. Zoning is Business 5 (B5Z) to encourage the development of offices or multi-dwelling units with common

access tom the street.. Design and Development Overlay 1 applies to ensure that the scenic qualities and visual character of the

waterway are not compromised by the inappropriate siting and appearance of buildings and works.. Environmental Significance Overlay applies and aims to ensure that development is compatible with

identifi ed environmental values.. Clause 22.03 Yana River Corridor Urban Design Guidelines Local Policy ensures that land use and

development adjacent to the Yana River respects the environmental qualities and recreational use of theriver coiridor.

. Clause 22.05 Location of Commercial/lndustrial Activities Local Policy ensures that there are no adverseamenity impacts between land uses and developments in areas of mixed activities and at the interfacebetween these areas and residential neighbourhoods.

Development Pressureo Apartments or group housing that front to the river

Key lssues. lmprove the naturalistic qualities of the Yarra River Conidor.

VisionTo enhance the qualities of the Yana River conidor as a heavily vegetated landscape corridor and as a publicspacr for secluded recreation.

DescriptionThis precinct combines low scale slab form office buildings with contemporary tenace housing built to the edge ofthe riVerbank escarpment. The grassed bank, occasionally covered with vegetation; falls steeply to the mainYarra trail, which is separated from the river by a narrow strip of bush. Dwellings focus on the river enjoyingshort distance views ftom balconies and small landscaped gardens. Collectively, the built form presents a near-solid wall to the river, with a skyline articulated by the varying roof lines of the dwellings and occasional tall nativetrees. The restricted height of the buildings enables the dramatic slope of the river bank to maintain itsdominance.

Strategic Context. Zoned predominantly Business 3 (B3Z) and lnduStrial 1 (lNlZ), with some Residential 1 (R1Z). Design and

Development Overlay and Environmental Significance Overlay (ESOI ) apply.e Areas zoned Business 3 (B3Z) to encourage the integrated development of offices and manufacturing

industries and associated commercial and industrial uses.. Areas zoned lndustrial 1 (lN1Z) to provide for manufacturing industry, the storage and distribution of goods

and associated uses in a manner which does not affect the safety and amenity of local communities.. The small area zoned Residential 1 (RlZ) to provide for residential development at a range of densities with

a variety of dwellings to meet the housing needs bf all households.. Dbsign and Development Overlay 1 (DDOI ) applies to ensure that the scenic qualities and visual character

of the waterway are not compromised by the inappropriate siting and appearance of buildings and works.. Environmental Significance Overlay 1 (ESOI ) identifies areas where the development of land may be

affected by environmental constraints, and aims to ensure that development is compatible with identifiedenvironmental values.

. Clause 22.03 Yana River Corridor Urban Design Guidelines Local Policy ensures that land use anddevelopment adjacent to the Yarra River respects the environmental qualities and recreational use of theriver corridor.

Development Pressure. Apartments or group housing that front to the river. Conversion of older warehouses for residential use

Key lssues. Strengthen the tree dominated skyline. Maintain the naturalistic setting

VisionTo design new developments so that they maintain the dominance of the riverine topography and vegetation,provide interest and articulation in form and skyline, and allow for continued public enjoyment of the secludedqualities of the river environment.

RIVER CORRIDOR: CURRENTAND Ex-INDUSTRIAL RIVER EDGE

DescriptionThe Abbotsford brewery complex @ntains a colleclion of large industrial buildings that, in places, create a hardurban environment, but in relation to the river fontage, largely comprises yard areas at the rear of buildings andfencing. The large industrial buildings dominate the streets in the precinct, sometimes producing streetscapesreminiscent of large-scale Victorian industrial precincts in northem England. Buildings commonly have saw-toothroof lines and fill the gradually sloping properties from side boundary to side boundary. To the rear of propertiesalong the river abuttal, yards are full of movement, with semi trailers and forklifts negotiating the movement ofstock. From here, cyclone fencing meets a vegetated escarpment of mixed species falling to the river edge withrestricted public access.

Strategic Context. Zoning is lndustriai 1 (lNlZ) to provide for manufacturing industry, the storage and distribution of goods and

associated uses in a manner which does not affect the safety and amenity of local communities.. Design and Development Overlay 1 applies to ensure that the scenic qualities and visual character of the

waterway are not compromised by the inappropriate siting and appearance of buildings and works.. Environmental Significance Overlay applies and aims to ensure that development is compatible with

identifi ed environmental values.. Heritiage Oveday applies to ensure that development does not adversely affect the significance of heritage

places.. Clause 22.03 Yana River Corridor Urban Desigri Guidelines Local Policy ensures that land use and

development adjacent to the Yana River respects the environmental qualities and recreational use of theriver corridor.

. Clause 22.05 Location of Commercial/lndustrial Activities Local Policy ensures that there are no adverseamenity impacts between land uses and developments in areas of mixed activities and at the interfacebetween these areas and residential neighbourhoods.

Development Pressure. Expanded industrial activities with higher and bulkier forms

Key lssues. Maintain the older industrial forms. Strengthen the relationship of the buildings to the river

VisionTo gradually transform the river edge of the precinct, in the course of any redevelopment that may occur, into anattractive and positive interface that adds to the desired character of the Yana River corridor.

YARRA RIVER EX-INDUSTRIAL RIVER EDGE CHARACTER TYPE

RIVER INTERFACE

DescriptionThe precinct is predominantly offices and residential within converted industrial buildings or new residentialbuildings. Both red brick and new concrete buildings aie set in low level landscaped gardens,.which. sometimesflow through to the rivel edge. The buildings, medium to large in scale, look oh to the river environs, most withwindows and some with balconies. At the river interface, some landscaping occurs which is often terraced, andrelating strongly to the'pedestrian path. ln other cases, a sealed car park is set before a steep slope covered ingrass and native shrubs. The river bank is often grassed and sometimes covered with a re-established strip ofbush.

Strategic Context. Predominantly zoned Business 5 (B5Z), with some Comprehensive Development 1 (CDZ1') on the south

side of Victoria Street. Design and Development Overlay 1 (DDOI) and Environmental Significance Overlay1 (ESO1) apply to the entire precinct, Design and Development Overlay 3 (DDO3) applies to the VictoriaStreet frontages and some places are subject to Heritage Overlays.

. Areas zoned Business 5 (BSZ) to encourage the development of offices or multidwelling units with commonacceSs from the street.

. The Comprehensive Development Zone 1 (CDZ1) encourages the comprehensive redevelopment of landthat will complement and enhance the Yarra River environment.

. Design and Development Overlay 1 applies to ensure that the scenic qualities and visual character of thewaterway are not compromised by the inappropriate siting and appearance of buildings and works.

. .Declgn and'Dcvclopmont Overlay 3 almr to roinlbro thc local rtratoglc importanca of Yana's sacondarybqulevards through the design, height and form of proposed development, as well as encouragingdevelopment to be respectful of the character and amenity of sunounding built form.

. Environmental Significance Overlay aims to ensure that development is compatible with identifiedenvironmental values.

. Heritage Overlay ensures that development does not adversely affect the significance of heritage places.

. Clause 22.03Yana River Corridor Urban Design Guidelines Local Policy ensur6s that land use anddevolopment adjacent to the Yana River respects the environmental qualities ahd recreational use of theriver conidor.

. Clause 22.05 Location of Commercial/lndustrial Activities Local Policy ensures that there are no adverseamenity impacts between land uses and developments in areas of mixed activities and at the interfacebetween these areas aqd residential neighbourhoods.

Development Pressure. Apartments or group housing that front to the river and conversion of older warehouses for residential use

Key lssues. Strengthen the tree dominated skyline and maintain the naturalistic setting. Reduce the impact of buildings on the riverine environment

VisionTo improve the secluded landscape qualities of the riverbank environment, and reduce the dominance ofbuildings.

DescriptionThis is a largely residential precinct with row house developments of mostly three or more storeys. Some of thehousing is set back behind open parkland with scattered planting that has a landscape character different to thenaturalistically planted riverbank. Dwellings are orientated to face the river and its. environs, but are separatedftom the river environs by the parkland. Other housing in this precinct is built close to the escarpment edge, withheights increasing back from the edge.

Strategic Context. Zoned Residential 1 (RlZ) and Comprehensive Development 1 (CDZ1'), Design and Development Overlay 1

(DDO1) and Environmental Significance Overlay-1 (ESOI) apply.. Areas zoned Residential 1 (Rl Z) to provide for residential development at a range of densities with a variety

of dwellings to meet the housing needs of all households.. Areas zoned Comprehensive Development 1 (CDZ1) to encourage the comprehensive redevelopment of

land that will complement and enhance the Yana River environment.. Design and Development Overlay 1 (DDOI ) applies to ensure that the scenic qualities and visual character

of the waterway are not compromised by the inappropriate siting and appearance of buildings and works.. Environmental Significance Overlay 1 (ESOI ) aims to ensure that development is compatible with identified

environmental values.. Clause 22.03Yana River Corridor Urban Design Guidelines Local Policy ensures that land use and

dev6lopment adjacent to the Yana River respects the environmental qualities and recreational use of theriver corridor.

. Clause 22,05 Location of Commercial/lndustrial Activities Local Policy ensures that there are no adverseamenig impacts between land uses and developments in areas of mixed activities and at the interfacebetween these areas and residential neighbourhoods.

Development Pressure. lnternally focused apartment iomplexes with insufficient design interest. Residential development built to the escarpment edge

Key Issues. Maintain and strengthen the naturalistic landscape setting

VisionTo maintain the landscape dominance of the topography and vegetation of the river bank.

YARRA RIVER CORRIDORT CURRENT AND EX-INDUSTRIAL RIVER EDGE CHARACTER TYPE

STREET, RICHMOND

w mw'

DescriptionThe large lots on River Street are occupied by warehouse and office buildings, with a more recent hotel, anddevelopment p.ressure for residential, Originally development ftonted River Street, presenting rear elevationsand yards to the river. Now the river has become the aftraction. The buildings are mostly simple in form usingbrick and tin materials, some have an older style industrial.character with saw tooth rooflines. The Rydges hotelcomplex is an exception in that it is taller, articulated and includes roofline features that emphasise its locationnext to a river crossing. The buildings are largely hidden by trees from viewpoints along the river, the bike path,the opposite bank and Hawthom Bridge. The landscaping of the public space in'front of the Rydgesdevelopment is formal and exotic, and fails to contribute to the naturalistic qualities of the river.conidorlandscape. The deciduous trees do not conceal the buildings in the winter months. There is a distinctescarpment edge at the top of the riverbank.

Strategic Context. Zoned Business 5 (B5Z) to encourage the development of offices or multi-dwelling units with common

access'ftom thg street.. Design and Development Overlay 3 applies to the Bridge Road frontage and aims to reinforce the local

stratcgic lmportance of Yana's secondrry boulcvadr through lhc deaign, hcight and brm of propoloddevelopment, as well as encouraging development to be respectful of the character and amenity ofsunounding built form.

. Environmental Significance Overlay applies and aims to ensure that development is compatible withidentifi ed eivironmental values.

. Clause 22.O3Yana River Conidor Urban Design Guidelines Local Policy ensures that land use anddevelopment adjacent to the Yana River respocts the environmental qualities and recroational use of theriver coridor,

. Clause 22.05 Location of Commercial/lndustrial Activities Local Policy ensures that there are no adverseamenity impacts between land uses and developments in areas of mixed activities and at the interfacebetween these areas and residential neighbourhoods.

Development Pressure. Large lot size allows for more intense development. Riverside location desirable for residential and other development

Key lssues. Maintain the river corridor as a landscape dominated environment. Strengthen the relationship the buildings forrn with the.river

VisionTo strengthen the naturalistic qualities and vegetation cover of the riverbank landscape, and to maintain thedominance of the topography and vegetation over built form.

YARRA RIVER CORRIDOR: CURRENT AND EX.INDUSTRIAL RIVER EDGE CHARACTER TYPE

i?."":fi['r?lt?r]"ro.r"r.ent create a skytine that inctudes sawtooth and gable roorrorms within apicfuresque landscape on a bend in the river, partly overlooking Dights Falls. Grassed banks and nanow pathsare set below a steep and often tall escarpment that leads up to the building edge. Some parts of theescarpment are well vegetated with native species and other parts are only grassed with an occasional exotictree. Red brick and concrete buildings vary from 3-7 storeys and are placed either below, on, or well behind thecrest of the river bank.

Strategic Context. ZonedamixofBusiness2(B2Z),BusinessS(B3Z),andBusihessS(B5Z). Schedule33TtotheHeritage

Overlay (Victoria Park Precinct), the Design and Development Overlay and Environmental SigniffcanceOverlay (ESO1) apply.

r Areas zoned Busines,s 2 (B2Z) to encourage the development of offices and associated commercial uses.. Areas zoned Business 3 (B3Z) to encourage the integrated development of offices and manufacturing

indusfies and associated commercial and industrial uses.r Areas zoned Business 5 (B5Z) to encourage the development of offices or multi-dwelling units with common

access from the street.o Design and Development Overlay 1 (DDOI) applies to ensure that the scenic qualities and visual character

of the weterway are not compromised by the inappropriate siting and appearance of buildings and works.. Environmental Slgnificance Overlay 1 (ESO1) identifies areas where the development of land may be

affected by environmental constraints, and aims to ensure that development is compatible with identiffed

. Clause 22.O3Yana River Corridor Urban Design Guidelines Local Policy ensures that land use anddevelopment adjacent to the Yana River respects the environmental qualitieE and recreational use of theriver coridor.

Development Pressurei Apartments or group housing that front to.the river. Converqion of older warehouses for residential use

Key lssues. Buildings that are set below the escarpment edge. Maintain the older industrial forms.

VisionTo enhance the qualities of the Yana River conidor as a heavily vegetated landscape corridor and as a publicspace for secluded recreation.

DescriptionA small precinct of flat developments located in the wedge of land between the Citylink freeway and the ChurchStreet Bridge. The buildings are large in scale and extend to the fteeway.edge, which borders the river. Theresidential apartments rise I storeys and are articulated with balconies. The arches of the Church Street Bridgeprovide a striking contrast to the newer block forms of residential buildings within the precinct.

Strategic Context. Zoned Busihess 5 (B5Z) and Residential 1 (R1Z), Design and Development Overlay 1 applies.o Areas zoned Business 5 (BSZ) to encourage the development of offices or multidwelling units with common

access tom th6 street.. Areas zoned Residential 1 (RlZ) to provide for residential development at a range of densities with a variety

of dwellings to meet the housing needs of all households.. Design and Development Overlay 1 applies to ensure that the scenic qualities and visual character of the

waterway are not compromised by the inappropriate siting and appearance of buildings and works.. Enyironmental Significance Overlay identifies areas where the development of land may be affected by

environmental constraints, and aims to ensure that development is compatible with identified environmentalvalues.

. Clause 22.03 Yana River Coridor Urban Design Guidelines Local Policy ensures that land use anddevelopment adjacent to the Yarra River respects the environmental qualities and recreational use of theriver corridor.

Development Pressure. The precinct contiains recently developed properties. There is an adjoining area of landscaped land associated with the former off-ramp that may have

development potential

Key lssues. Consider the development potential of the landscaped land associated with the former off-ramp

VisionTo consolidate the built form character established in this precinct into other land adjoining the freeway to thewest.

EDGE TYPE

CREMORNE FREEWAY EDGE

DescriptionThis is an area of industrial and.office buildings of various styles and types, with the common characteristic thatthey ftont onto the CityLink fteeway and the Yarra River. Between Church Street Bridge and the rail bridge, largeoffice and commercial buildings (up to eight storeys in height) have been developed, some set well back from thefteeway. West of the rail bridge, the scale reduces, and wbst of Dover Street there is a hard, consistent edge ofolder industrial buildings, equivalent in height to around 3-4 storeys. The scale here is relatively loW comparedwith the scale of the freeway viaduct structure, which means that the fteeway dominates views along the riverconidor. However, there are limits on pqtential building height. The river scene benefits from access to skyviews and longer distrance views, for example to the cily skyline. Also there is also an adjoining area of low scalehousing. The westem-most part of the precinct is dominated by the tall and distinctive forms of the grain silosedlaotntlo Ura Punl Road Brtdgo, trvltr lhcirwldely valucd lrdrnrrt'Nybt' rkplgrn sad dodl.

Strategic Context. Zoned BuSiness 3 (B3Z) to encourage the integrated development of offices and manufacturing industries

and associated commercial and industrial uses,. Design and Development Overlay 2 applies to the Punt Road edge and aims to reinforce the local strategic

lmpoft.na. of Y.nr's key boubvar6 through th. &algn, hdght and lbrn of proporcd {cvclopmcnl, e! wlllas encouraging development to be respectful of the character and amenity of sunounding built form.

. Environmental Significance Overlay applies and identifies areas where the development of land may beaffected by envirenmental constraints, and aims to ensure that development is compatible with identifiedenvironmental values,

. ClausE 22.03Yara River Corridor Urban Deslgn Guidelines Local Policy ensures that land use anddevelopment adjacent to the Yana River respects the environmental qualities and recreational use of theriver corridor.

. Clause 22.05 Location of Commercial/lndustrial Activities Local Policy ensur6s that there are no adverceamenity impacts between land uses and developments in areas of mixed activities and at the interfacebetween these areas and residential neighbourhoods.

Development Pressure. Large lot size allows for more intense development. Riverside location desirable for residential development

Key lssues

" Maintain the prominence of the Nylex skysigno Stiengthen the relationship of built form to the freeway and river environment

VisionTo create a stronger built form edge to the freeway and river that diminishes the impact of the freeway andreinforecs the alignment and presence of the river, while allowing for access to sky and long distance views andthe presence of nearby low scale residential,

RESIDENTIAL AREAS: GARDEN SUBURBAN RESIDENTIAL CHARACTER TYPE

DescriptionThis precinct, encompassing pa(s of Alphin$ton and Fairfield located between Heidelberg Road and the YanaRiver, is split into two by the paper mill complex. lt is atypical in the City of Yana because of its leafo gardensuburban character. The dwellings date from a variety of eras and are consistently low scale, generally with astrong, ground-h.ugginS horizontal form. The streets haVe a sense ofopenness due to the generous setbacksand spaces between dwellings, and profusely planted gardens give the area an overall green and leaffappearance. The topography is a significant element of the area, padculaily in the western portion of thisprecinct where there is a substantial slope down to the river, resulting in houses perched on the hillside and splitacross levels. The Yana RiVer conidor is an important landscape feature of the City.

Strategic Contexto Zoned Residential 1 (R1Z), Design and Devetopment Overlay 1 (DDOI ) and Environmental Significance

Overlay 1 (ESOI ) apply to some properties close to the river, and some places are affected by HeritageOverlays.

o Areas zoned Residential 1 (RlZ) to provide for residential development at a rahge of densities with a varietyof dwellings to meet the housing needs of all households.

o Areas within Design and Development Overlay 1 to ensure that the scenic qualities and visual character ofthe waterway are not compromised by the inapproprjate siting and appearance of buildings and works.

r .Areas within Environmental Significance Overlay I (ESOI ) to ensure that development is compatible withidentifi ed environmental values.

o Heritage Overlay applies to ensure that development does not adversely afiect the significance of heritageplaces,

o One of the objectives of the Yana Municipal Strategic Statement (MSS) is the preservation of thecsttblhh€d urban character and etrong 'ssnrq of community' a$odatcd with Yana's dbllnct rasidentlalneighbourhoods.

Development Pressure. Group housing, units, or apartment develqpmeht on larger blocks

Key lssueso .Maintaining the dominance of vegetation and the spaciousness around dwellings

VisionTo maintain and enhance the spacious, gardenesque character, including the consistent low scale of dwellings,the generous setbacks and spaces between buildings, and the profusely green and leaff appearance of thearea.

RESIDENTIAL AREAS: URBAN RESIDENTIAL CHAMCTER TYPE

DescriptionThis area includes a strip of corisistently scaled dwellings located next to a heritage area adjacent to the CliftonHill Station. There are only a few remaining Victorian tenaces which sit amongst 2-3 storey contemporarytonac. houling wilh bahonicr end $.311 articuletod fagado trc.tm.ntrr. Thc mlnimal front s€backr allow rpace forindented verandahs or small gardens and this, along with narrow footpaths, and no street trees, contributes tothe urban feel of the area.

Strategic Context. Zoned Residential 1 (R1Z) and Mixed Use(MUZ), includes occasional Heritage places and adjoins an

extensive Heritage Overlay area.. Areas zoned Residential 1 (Rl Z) to provide for residential development at a range of densities with a variety

of dwellings to meet the housing needs of all households.. Areas zoned Mixed Use to provide for a range of residential, commercial, industrial and other uses which

complement the mixed-use function'of the locality.. l',leritage Overlay applies to ensure that development does not adversely affect the significance of heritage

places.. One of the objectives of the Yarra Municipal Strategic Statement (MSS) is the preservation of the

ertabliahcd urbrn clunc,ter and !trong '!cns€ of oorwnunlly' a$odatcd vrith Yana's distinct r€iidcntidneighbourhoods.

Development Pressure. Mews style development in laneway. Larger lots with group housing or apartment block developments

Key lssues. Maintain the hard edged character. Maintain the low scale of the dwellings

VisionTo provide for a range of dwelling types within an urban form that respects the adjoining low scale heritagebuildings, maintains the urban edge to the street tontage and improves pedestrian amenity by minimising vehiclecrossovers.

RESIDENTIAL URBAN RESIDENTIAL CHAMCTER TYPE

PAMDE TERMCES

DescriptionThis precinct mostly comprises single storey Victorian terraces, with the exception of a row of two storey terracesnear the Queens Parade intersection. Buildings provide a consistent edge to the street, which is mainly due tothe absence of front and side setbacks, the adjoining industrial sites, and the general lack of vegetation. Wherebuildings have front setbacks, there are only small spaces for gardens, which are limited to small lawrs andshrubs. Overall, the wide road reservations dominate the low scale built form in this precinct.

Strategic Context. Zoned. Residential 1 (R1Z) and Business 3 (BgZ), included within Design and Development Overlay 2

(DDO2), and adjoins an extensive Heritage Overlay area.. Areas zon6d Residential 1 (R1Z) to provide for residential development at a range of densities with a variety

of dwellings to meet the housing needs of all households.. Areas zoned Business 3 (B3Z) to encourage the integrated development ofoffices and manufacturing

industries and associated commercial and industrial uses.. Alexandra Parade is identified as a significant existing road through its designation as a Road Zone.. Areas within Design and Development Overlay 2 (DDO2) to reinforce the local strategic importance of

Yana'r key boulevardr lhrough the d*lgn, holght and form of proporad devslopmcnt, er vvall erencouraging development to be respeitful of the character and amenity of sunounding built form,

o Heritage Overlay applies to ensure that development does not adVersely affect the significance of heritageplaces.

. One of the objectives of the Yarra Municipal Strategic Statement (MSS) is the preservation of theastablishtd urban character and shng 'Benso of oommunity' errodabd with Yana's dlrtlnc.t mridantlalneighbourhoods.

Development Pressureo Apartment development from larger adjoining blocks

Key lssuesr Maintain the hard urban charactero Contribute to the boulevard character of Alexandra Parade

VisionTo contribute to a more consistent urban form lining the Alexandra Parade boulevard, maintaining an urban edgeto the street frontage and respecting adjoining low scale hgritage buildings.

DescriptionThis is a secluded inner suburban area abutting the Abbotsford Convent. Dwellings within the precinct arepredominantly detached Victorian and. Edwardian coftages, with occasional post war housing and some zerosetback Victorian row housing. Overall the built form is characterised by low scale dwellings with narrowfrontages and minimal setbacks allowing for only small and low-level gardens. The dense pattern of streets andlanes provide a connected, pedestrian-friendly urban form.

Strategic Context. Zoned Residential 1 (RlZ) to provide for residential development at a range of densities with a variety of

dwellings to meet the housing needs of all households.. One of the objectives of the Yarra Municipal Strategic Statement (MSS) is the preservation of the

ost$fith.d ul0.n chorfitur ,nd Elrong 'scnr of communltyr arodatrd with Yana's dirtnc,t rclidcntlelneighbourhoods.

Development Pressure. New row house forms of 2 storey. Mews style laneway development. Larger blocks with more intense development

Key lssueso Maintain the cottage character

VisionTo accomrnodeta. vadcty of dunlling typa! that Gtn bcndt from lhc arcsir proximity to tha Ysns Rlvcr, in away that maintains the intimate, inner suburban cottage character of the area.

RESIDENTIAL AREAS: URBAN RESIDENTIAL CHARACTER TYPE

DescriptionThis small area is near Johnston Street and is mostly Victorian tenace housing with some recent infill and theoccasional low 8calo urarrhouse. The arca's urban feel dedvea from the ebsencs offront end gide s€tbeckt andthe narrow road reservations, giving the sense of an enclosed street space. There is generally no or limitedspace for gardens with the native street trees providing the only significant examples vegetation, The densepattern of streets and lanes in the area, provide a connected, pedestrian-friendly urban form.

Strategic Context. Zoned Residential 1 (R1Z) , with Hoddle Street properties included within Design and Development Overlay

2 (DDO2).. Areas Zoned Residential 1 (RlZ) to provide for residential development at a range of densities with a variety

of dwellings to meet the housing needs of all households.. Hoddle Street is identified as a significant existing road through its designation as a Road Zone.o Areas within Design and Development Overlay 2 (DDO2) to reinforce the local strategic importance of

Yana's key boulevadc through the decign, height and form of proposcd dcvelopment, as urall egencouraging development to be respectful of the character and amenity of sunounding built form.

. One of the objectives of the Yarra Municipal Strategic Statement (MSS) is the preservation of the$tabllsh€d urban charsctsr and strong 'scnse of communlty' e!$ciebd with Yens's dbtlnct rssidenualneighbourhoods.

Development Pressure. New 2 storey row houseso Mews style laneway development. Occasional larger block with group housing or apartment development

Key lssues. Maintain the current hard urban character. Provide for safe pedestrian environment

VisionTo maintain the fine grain, hard urban character, with no or minimal front and side setbacks, and ensure that builtform adds to the perceived safety and attractiveness of the street environment.

PERRY STREET, COLLINGWOOD

RESIDENTIAL AREAS: RESIDENTIAL IN GROUNDS

DescriptionThis is an enclave estate of modemist high-rise flats that stand in landscaped grounds with more recent mid-risegmup hourkrg. Thor arrlour buildlngc lhat ri!.20 ltolly8 wtlh rrpraird pc.caci concretc hgrdcr and anumber of brick group houses of 2-3 stories. The landscaping of the grounds is informal with scattered nativetrees and grassed areas. The public street system that once integrated this area into its sunounds exists only inpart.

Strategic Context. Zoned Residential 1 (RlZ) and Design and Development Overlay 2 (DDO2) applies to the Hoddle Street

frontage.r Areas zoned Residential 1 (R1Z) to provide for residential development at a range of densities with a variety

of dwellings to.meet the housing needs of all households,. Areas within Design and Development Overlay 2 (DDO2) to reinforce the local strategiQ importance of

Yanr'r hcy bsulrvrrdo lhrough thc d.dgn, hrlghl rnd hrm ol pnoporad dcvclopment, ar udl !tencouraging development to be respectful of the character and amenity of surrounding built form.

. One of the objectives of the Yarra Municipal Strategic Statement (MSS) is to continue high levels of publicand community housing.

Development Pressure. Replacement of walkups with townhouse forms which better address the street. lmprovements to the high rise entrance ways. lmproved delineation of public and private space

Key lssues. Strengthen the relationship ofthe estate to the sunounding street network

Vision .

To create a befter connected and more walkable environment with a higher perception of safety,

DescriptionThe precingt includes areas of residential on either side of.the Victoria Street shopping strip, plus a small sectionftonting Hoddle Street. The dwellings vary in style and scale, most are timber or brick Victorian cottages with anoccasional converted warehouse and some contemporary double storey townhouses. Generally the precinct hasa softer urban feel because the cottages have minimal setbacks allowing small gardens, although thewarehouses extend to the street boundary giving the area a harder edge in places. This is a mixed character$tung typlcal of part! of Yana's inner urban anra.

Strategic Contexto Zoned Residential 1 (RlZ), Mixed Use (MUZ), Business 1 (BlZ) and Business 3 (B3Z), with the properties

adjoining Hoddle Street included within Design and Development Overlay 2 (DDO2).r Areas Zoned Residential 1 (R'lZ) to provide for residential development dt a range of densities with a variety

of dwellings to meet the housing needs of all households. Areag zoned Mixed Use (MUZ) to provide for a range of residential, commercial, industrial and other uses

which complement the mixed-use function of the locality,. Areas Zoned Business 1 (BlZ) to encourage the intense development of business c€ntres for retiailing artd

otheir complementary, commercial, entertainment and community uses.r Areas Zoned Business 3 (B3Z) to encourage the integrated development of offices and manufacturing

industries and assoiiated commercial and industrial uses.o Areas within the Design and Development Overlay 2 (DDO2) to reinforce the local strategic importance of

Yere's koy boultverdt through thc dcrign, height and lbrm of propoaed dowlopmmt, et well etencouraging development to be respectful of the character and amenity of sunounding built form.

. One of the objectives of the Yana Municipal Strategic Statement (MSS) is the preservation of theestrblbh€d ulban cheractcr and sfong'lcnsc of @mmunlty'aaaociated tflith Yme's dlrtlnd oddcntlslneighbourhoods.

Development Pressureo Conversion of warehouses for residential useo Apartment or group housing on larg-er lotsr Mews style development in laneways

Key lssueso Maintain the mix of dwellings and warehouseso Maintain the cottage character

VisionTo provide for a range of dwelling types within an urban form that maintains the mix of inner suburban character,with minimal front and side setbacks, and urban character, with no or minimal front and side setbacks and toprovide a safe, attractive environment for walking.

DescriptionThis large precinct with a consistent inner suburban character is located between the strip cenlres of VictoriaStreet and Bridge Road. Dwellings within the prccinct are mostly detached Victorian or Edwardian cottages withsome post war and contemporary infill. The inner suburban character of the area is derived ftom the consistentlylow scaled buildings with nanow frontages, minimal setbacks, and small, low-leVel gardens. There is also acottage feel.to the area that is expressed through light building materials and transparent timber picket fencesthat allow views to dwellings and gardens. The dense pattem of streets and flat topography, provide aconnected, pedestrian-friendly urban form.

Strategic Context. Zoned Residential 1 (RlZ) and Mixed Use (MUZ), Design and Development Overlay 3 (DDO3) applies to

properties adjoining Bumiey Street; and some places subject to Heritage Overlays.. Areas zoned Residential 1 (Rl Z) to provide for residential development at a range of densities with a variety

of dwellings to meet the housing needs of all households.. Areas zoned as Mixed Use (MUZ) to provide for a range of residential, commeircial, industrial and other uses

which complement the mixed-use function of the locality.. Areas within Design. and Development Over{ay 3 (DDO3) to reinforce the local strategic importance of

Yem's !.condary boubvrdr hmrgh lhc dcrhm, hcight end fom of proporod dcvsloprncnt, ai wrll 8sencouraging development to be respectful. of the character and amenity of surrounding built form,

o Heritage Overlay applies to ensure that development does not adversely affect the significance of heritrageplaces.

. One of the objectives of the Yara Municipal Strategic Statement (MSS) is the preservation of thecltlblldr.d u68n cherschr rnd trong '!.nre of oomnrunlty, ilrodrbd with YendE dlr0nc't ,!!ld.ntlalneighbourhoods.

Development Pressure. New 2 storey row housing.. Group housing or apartment development on larger blocks

Key lssues. Maintain the cottage character and the consistent low scale of dwellingsr Recognise the accessibility and attractiveness of the area for walking

VisionTo maintain this area as a highly walkable inner suburban environment, characterised by proximity to shops andservices, with a safe and comfortable network of footpaths, and a generally low scale of the built form withminimal fiont and side setbacks.

RESIDENTIAL AREAS: RESIDENTIAL IN GROUNDS HOUSING ESTATES) CHAMCTER TYPE

DescriptionThis is an enclave estate of modemist flats, in both high rise and mid-rise form, standing in landscaped grounds.Ten L-shaped buildinga of 20 storeya with repeatod fagadc treatmento are paired acroas the grcunds andaccompanied by a number of lower scaled concrete and brick group houses of3-4 stories. The landscaping ofthe grounds is informal in character with scattered native and exotic trees and shrubs. The public street systemthat once integrated this area intb its sunounds no longer exists.

Strategic Context. Zoned Residential 1 (RlZ), Design and Development Overlay 3 (DDO3) applies to the Church Street

frontage.. Areas zoned Residential 1 (R1Z) to provide for residential development at a range of densities with a variety

of dwellings to meet the housing needs of all households.. Areas included within Design and Development Overlay 3 (DDO3) to reinforce the local strategic importance

of Yana's secondary boulcvards through thc dssign, height and torm of proposod devolopment, as rivell asencouraging development to be respectful of the character and amenity of surounding built form.

. One of the objectives of the Yarra Municipal Strategic Statement (MSS) is to continue high levels of publicand community housing.

Development Pressure. Replacement of walkups with townhousd forms which better address the street. lmprovements to the high rise entrance ways. lmproved delineation of public and private space

Key lssues. Strengthen the relationship of the estate to the surrounding street network

VisionTo re-introduce a public street system into the precinct, fronted by re-developed mid-rise buildings, employing thesame principles as the surrounding street system to create a better connected and more walkable environmentwith a higher perception of safety.

"'t- [

DescriptionThis precinct is close to the core of the Bridge Road shopping centre and has a character that is derived.from thediversity of building types and styles. Dwellings are commonly double ftonted and from eras including Victorian,Edwardian, Contemporary, and post war. The minimal setbacks, general lack of gardens, and the absence ofstreet trees, gives the streets a more urban feel than other parts of Richmond. The presence of contemporarybuilt form is more notrable in this precinct than in other areas of the City of Yana.

Strategic Context. Zoned Residential 1 (RlZ) to provide for residential development at a range of densities with a variety of

dwellings to meet the housing needs of all households.. On€ of the objectives of the Yana Municipal Strategic Statement (MSS) is the preservation of the

oilebli$rd utbrn chrnc.trr and lfong '!.nro of communlty' arrodebd wilh Yana's dlallnc{ rurldcntlalneighbourhoods.

Development Pressure. Apartment or grc,up housing on larger lots. Mews style development in laneways

Key lssues. Closeness to Bridge Road

VisionTo create a more urban residential environment that provides opportunities for living close to a bustling activitycentre, building on the existing mixed character of the area,

DescriptionThis large precinct with a consistent residential character is located between the strip centres of Bridge Road andSwan Street. The westem edge of the precinct rises steeply to Richmond Hill, which is an importanttopographical feature of the city, surmounted by the spire of St lgnatius. Cqmplete streetscapes of originalcottages are not uncommon in this precinct, a characteristic normally confined to heritage areas in the City ofYarra. The dwellings are mostly Victorian arid Edwardian cottages with occasional contemporary infill and somewarehouse conversions closer to Bridge Road and Church Street. Cottage character ib dominant. The modesttimber dwellings with hipped and gable roofs have small setbacks and low-level gardens. The occasionalwarehouses generally have red brick street walls, providing a pleasant contrast to the cottages,

Strategic Context. Zoned Residential 1 (R1Z), Mixed Use (MUZ) Business 1 (BlZ), and Business 3 (B3Z), Design

Development Overlay 3 (DDO3) applies to Bumley Street lots, and Heritage Overlays apply to some places.

. Areas zoned Residential 1 (Rl Z) to provide for residential development at a range of densities with a varietyof dwellings to meet the housing needs of all households.

r Areas zoned as Mixed Use (MUZ) to provide for a range of residential, commercial, industrial and other useswhich complement the mixed-use function of the locality.

. Areas zoned Business 1 (B1Z)lo encourage the intense development Of business centres for retailing andother complementary, commercial, entertainment and community uses.

. Areas zoned Business 3 (B3Z) to encourage the integrated development of offices and manufacturingindustries and associated commercial and industrial uses.

. Areas within Design and Development Overlay 3 (DDO3) to reinforce the local strategic importance ofYana's secondary bouleverds through the design, hohht and form of proposcd devclopmcnt, es l',gll 8sencouraging development to be respectful of the character and amenity of surrounding built form.

. One of the objectives of the Yarra Municipal Strategic Statement (MSS) is the preservation of theeltablished urban character and strong 'ssnse of community' associated wilh Yana's dlstnct residcntialneighbourhoods.

Development Pressure. New 2 storey row housing or mews style laneway development. Apartment or group housing development on larger blocks and warehouse conversion

Key lssues. Maintain the cottage character and the consistent low scale of dwellings. Recognise the accessibility and aftractiveness of the area for walking

VisionTo maintain the generally low.scale, cottage character of the built form, with minimal font and side setbacks,while accommodating change that takes advantage of the walkable inner suburban environment and proximity toshops and services; and to maintain uninterrupted.views of the spire of St lgnatius Cathedral.

DescriptionThe precinct is in four sections that adjoin heritage areas and the complex of depots and terminal stations in

south Richmond. The dwellings are predominantly single storey from the Victorian and Edwardian periods withsome post war flats and few contemporary infill developments. The minimal front and side setbacks allow spacefor only small gardens, most of which are low-level and exotic. Overall the area has an inner suburban characterthat is derived from the dominance of light materials, low scale dwellings and medium height fencing. The widerroads in this area impart a less intimate feel than other: inner suburban areas in the City of Yana.

Strategic Contextr Zoned Residential 1 (RlZ) and Mixed Use (MUZ), Design and Development Overlay 3 (DDO3) applies to

Burnley Street properties and Environmental Significance Overlay 1 (ESOI ) applies to some propertiescloser to the river.

. Areas zoned Residential 1 (R1Z) to provide for residential development at a range of densities with a varietyof dwellings to meet the housing needs of all households.

. Areas zoned Mixed Use (MUZ) to provide for a lzrnge of residential, commercial, industrial and other useswhich complement the mixed-use function of the locality.

. Areas within Design and Development Overlay 3 (DDO3) to reinforce the local strategic importance ofYana's c€condary boulcvardr through 0rc design, height and fonn ol propord development, as v\oll 8!encouraging development to be respectful of the character and amenity of sunounding built form.

. Areas within Environmental Significancr Overlay 1 (ESO1) to ensure that development is compatible withidentifi ed environmental values.

. One of the objectives of the Yarra Municipal Strategic Statement (MSS) is the preservation of theelbblirhcd urbrn chrnctrcr and abong 'lcnse of community' aorodatcd with Yent's dlttinct Elidonli.lneighbourhoods.

Development Pressure. New 2 storey row houbing. Mews style laneway development. Apartment or group housing development on larger blocks

Key lssues. The locaiion of the area between a heritage residential area and a collection of large industrial sites

VisionTo provide for a range of dwelling types within an urban form that respects the adjoining low scale heritagebuildings and creates a stronger, more coherent edge to the residential area, and maintains the cunent pattern ofsetbacks.

RESIDENTIAL AREAS: INNER SUBURBAN RESIDENTIAL CHARACTER TYPE

DescriptionThis is a small inner suburban residential enclave, close to the Yarra River but cut off ftom it by the freeway, andset amidst larger industrial structures including silos and warehouses. This precinct comprises mixed infilltenaces with some remaining single-storey cottages all with minimal ftont and side setbacks. Dwellingsgenerally have small gardens. The sunounding industrial structures, mixed built form and nanow roads with nostreet trees, gives the precinct a tight urban feel.

Strategic Context. Zoned Residential 1 (R1Z), Design and Development Overlay 2 (DDO2) applies to the properties adjoining

.the Monash Freeway and some places are affected by Heritage Overlays.. Areas zoned Residential 1 (RlZlto provide for residential development at a range ef densities with a variety

of dwellings to meet the housing needs of all households;. Areas affected by Design and Development Overlay 2 (DDO2) to reinforce the local strategic importance of

Yana's key bouloverds through the dasign, hoight and form of proposed dovolopmont, as uroll asencouraging development to be respectful of the character and amenity of surrounding built form.

o Heritage Overlay applies to ensure that development does not adversely affect the significance of heritageplaces.

. One of the objectives of the Yarra Municipal Strategic Statement (MSS) is the preservation of theestablishod urban charac'ter and strong 'sense of communiy associated with Yana's dirtincl rBidential

. neighbourhoods.

Development Pressure. New 2 storey row housing. Group housing or apartment development on larger blocks

Key Issues. Maintain the cottage character and the consistent low scale of dwellings

VisionTo establish an attractive residential enclave within a large scale built form environment, building on the existingcharacter of dwelling widths and.setbacks.

RESIDENTIAL AREAS: INNER SUBURBAN / URBAN RESIDENTIAL MIX CHARACTER TYPE

CREMORNE WEST

DescriptionThis precinct is located between Punt Road and a mixed use area, with large industrial structures includingwarehouses and silos to the south. Built form is mixed throughout the precinct, with many streets of dwellingsthat are consistently pre.war and low scale with uniform setbacks and low cottage gardens. ln the streets andlaneways close to Punt Road, dwellings are often contemporary with taller, rendered forms and minimal frontsetbacks. Overall, the proximity of the industrial structures, the minimal setbacks and narrow streets, impart amore urban feel despite a presence of a cottage-style character in parts of the precinct.

Strategic Context. Zoned Residential 1 (R1Z), Design and Development Overlay 2 (DDO2) applies to properties adjoining Punt

Road, and some places are subject to Heritage Overlays.r Areas zoned Residential 1 (RlZ) to provide for residential development at a range of densities with a variety

of dwellings to meet the housing needs of all households.o Areas included within Design and Development Overlay 2 (DDO2) to reinforce the local strategic importance

of Yana's key boulevards through thc design, height and form of propmed dovelopment, as well aSencouraging development to be respectful of the character and amenity of surrounding built form.

r Heritage Overlay applies to ensure that development does not adversely affect the significance of heritageplaces.

r One of the objectives of the Yana Municipal Strategic Statement (MSS) is the preservation of theeltablirhod urbsn characler and strong 'ssngs of community' a8sociated with Yana's distinc't r€sidenlialneighbourhoods.

Development Pressureo Apartment or group housing on larger lots. Mews style development in laneways

Key lssues

r Provide for safe pedestrian environment

VisionTo consolidate a residential character that provides improved amenity in a location close to Richmond Stationand the shops and services of Swan Street.

NON-RESIDENTIAL AREAS: INDUSTRIAL / COMMERCIAL ENCLAVE CHAMCTER TYPE

R MILLS

$p*'r...

DescriptionThe large buildings and chimneys of the Fairield Paper Mills feature in many long distance views to this precinct.From sido streets and Heidelberg Road, the complex presents simple, large scale facades of orange brick,softened by substdntial planting along the residential edge. The river interface is buffered with a thick plantationof native trees and understorey falling gradually to the north bank, with the result that the buildings are barelyvisible fom the river and only the chimneys extend above the tall canopy. The elevation to the ChandlerHighway is less completely designed. The nearby Chandler Highway bridge used to carry the outer circle rail linethat passed through the complex.

Strategic Context. Zoned lndustrial 3 (lNgZ) and Residential 1 (R1Z), Design and Development Overlay 1 applies to the river

frontages and much of the area is affected by a Hpritage Overlay.. Areas zoned lrtdustrial 3 (lN3Z) to provide a buffer between the lndustrial 1 Zone and local communities.o Areas zoned Residential 1 (R1Z) to provide for residential development at a range of densities with a variety

of dwellings to meet the housing needs of all households.. Design and Development Overlay 1 applies to ensure that the scenic qualities and visual character of the

waterway are not compromised by the inappropriate siting and appearance of buildings and works.r Heritage Overlay applies to ensure that development does not adversely affect the significance of heritage

places.

. Ons of the objectives of the Yarra Municipal Strategic Statement (MSS) is more efficient utilisation ofbusiness premises including improved standards of building design, and site design, presentation andoperational efficiency

. Clause 22,05 Location of Commercial/lndustrial Activities Local Policy ensures that there are no adverseamenity impacts between land uses and developments in areas of mixed activities and at the interfacebetween these areas and residential neighbourhoods.

Development Pressure. Expanded industrial activities of higher and bulkier forms

Key lssues. Ensure that the naturalistic river environment is maintained as a naturalistic landscape, ftee of large

structures. lmprove the frontage to Chandler Highway

VisionTo improve the appearance of the edge of the complex facing the Chandler Highway, and to maintain the riverenvironment as a naturalistic landscape, free of large structures.

NON.RESIDENTIAL: COARSE GRAIN HARD EDGE NON.RESIDENTIAL CHARACTER TYPE

HEIDELBERG ROAD SITES

DescriptionThe naturalistic Yarra Bend Parklands separates this section of Heidelberg Road ftom the showroom strip furtherto the east. The Porta buildings occupy much of this precinct with factories to the rear of the site concealed byoffice buildings and warehouses at the main road frontage. The office buildings have window-dominated facadesand are the equivalent of 2-3 storeys, the warehouses are less inviting with fewer windows that are higher.Another oflice building of similar scale is sited adjacent to the parkland, recently developed apartments areattached to the rear of this building and capture views to the parklands.

Strategic Context. Zoning is Business 5 (B5Z) to encourage the development of offices or multi-dwelling units with common

access from the street.. Design and Development Overlay 1 applies to ensure that the scenic qualities and visual character of the

waterway are not compromised by the inappropriate siting and appearance of buildings and works.. One of the objectives of the Yarra Municipal Strategic Statement (MSS) is more efficient utilisation of

business premises including improved standards of building design, and site design, presentation andoperational efficiency

Development Pressure. New apartmeht development on larger sites

Key Issues. Maintain the hard urban edge of the buildings to Heidelberg Road. Provide an attractive interface with the Yarra Bend and Fairfield Park parklands

VisionTo improve the quality of the built form interface with Heidelberg Road and the Yarra Bend and Fairfield Parkparklands.

NON-RESIDENTIAL: COARSE GRAIN HARD EDGE NON-RESIDENTIAL CHARACTER TYPE

]lIII'TIL'FIHODDLE STREET/ QUEENS PAMDE JUNCTION

DescriptionHeidelberg Road, Queens Parade and Hoddle Street line each side of this precinct effectively creating an islandof buildings accessed by service roads. At the Queens Parade ftontage, there is a mixture of low scale buildingswith both active and inactive frontages that extend to the street edge. A taller rendered concrete building withtinted glass frontages follows the curving.alignment of the flyover on ramp. The precinct is important as theconclusion of the wide boulevard section of Queens Parade, and as the northern extremity of Hoddle Street. Theopportunity exists to express the corner site more strongly with a high quality building of up to four storeys.

Strategic Context. Zoning is Business 3 (B3Z) to encourage the integrated development of offices and manufacturing industries

and associated commercial and industrial uses.. One of the objectives of the Yarra Municipal Strategic Statement (MSS) is more efficient utilisation of

business premises including improved standards of building design, and site design, presentation andoperational efficiency

. Clause 22,05 Location of Commercial/lndustrial Activities Local Policy ensures that there are no adverseamenity impacts between land uses and developments in areas of mixed activities and at the inteifacebetween these areas and residential neighbourhoods.

Development Pressure. Taller buildings incorporating residential uses

Key Issueso Strengthening the nodal quality of the Queens Parade / Hoddle Street intersectiono Reducing the dominance of roadways

VisionTo express in built form the important corner site that marks the end of Queens Parade and the start of HoddleStreet, at a scale that remains within the general low-rise character of the City.

NON-RESIDENTIAL AREAS: INDUSTRIAL / COMMERCIAL ENCLAVE

NICHOLSON STREET BUS

DescriptionThis bus depot site includes a large shed-style bus garage, a brick gdministration building and a large area ofyard for the stoiage and movement of buses. There are a handful of service buildings that are mostly low scalewith orange brick (as for the administration building) and simple design. The site fronts onto Nicholson Streetand Scotchmer Street, and is sunounded by residential with heritage significance. lt stands within the NicholsonStreet shopping centre, although the core of the retailing is on the opposite (western) side of Nicholson Street.Moat of tlr dts's !h6ot boundary compdres a high, solE fencc.

Strategic Context. Zoned Mixed Use (MUZ) and Residential 1 (RlZ), and adjoins an extensive Heritage Overlay area.. Areas zoned Residential 1 (R1Z) to provide for residential development at a range of densities with a variety

of dwellings to meet the housing needs of all households.. Areas zoned Mixed Use (MUZ) to providb for a range of residential, commercial, industrial and other uses

which complement the. mixed-use function of the locality.o Heiitage Overlay applies to ensure that development does not adversely affect the signifieance of heritage

places.o One of the objectives of the Yarra Municipql Strategic Statement (MSS) is more efficient utilisation of

business premises including improved standards of building design, and site design, presentation andoperational efficiency

r Clause 22.04 Retail Centres Local Policy states that only retail activities serving localised community needsshould locate in'Local Convenience Retail Strips

Development Pressure. Larger sites in the surrounding area have been redeveloped for housing

Key lssuesr The built form frontages to Nicholson Street and Scotchmer Streetd Treatment of the heritage residential intefaces

VisionTo achieve an attractive built form frontage to Nicholson Street and Scotchmer Street and, if the bus depotrelocates, to add a new and high quality urban fabric to the City, integrating it fully with the sunounding urbanform and public street system.

DescriptionThis precinct fionts the east side of Nicholson Street, immediately to the south of the shopping centre. Built formis mostly two to three storey equivalent and built hard against the street edge, with a mixture of active andinaclive ground floor ftontages. The buildings are a group with undistinguished design quality that were notincluded in the surrounding heritage area, which is an area of consistently fine-grained urban form. Residentialinterface is an issue on all sides of the precinct.

Strategic Context. Zoned Mixed Use (MUZ) and Residential 1 (RlZ).. Areas zoned Mixed Use (MUZ) to provide for a range of residential, commercial, industrial and other uses

which complement the mixed-use function of the locality.o Areas zoned Residential 1 (RZ1) to provide for residential development at a range of densities with a variety

of dwellings to meet the housing needs of all households.. One of the objectives of the Yarra Municipal Strategic Statement (MSS) is more efficient utilisation of

business premiges including improved standards of building design, and site design, presentation andoperational effi ciency.

. Clause 22.04 Retail Centres Local Policy states that only retail activities serving localised community needsshould locate in Local Convenience Retail Strips.

Development Pressure. Taller buildings incorporating residential uses

Key lssues. Maintain the hard edge

VisionTo retain the hard urban edge and mixture of building forms and reinsiatc a ffn+graln rhythm of fagade design,while improving pedestrian amenig by incorporating a range of active uses at ground floor and minimisinginterruption of frontage by vehicle crossovers. '

AREAS: COARSE GRAIN SOFT / HARD EDGE NON-RESIDENTIAL CHARACTER TYPE

QUEENS PARADE / ALEXANDM

DescriptionThis precinct embraces a number of industrial and ex-industrial sites that straddle the intersection of the QueensParade and Alexandra Parade boulevards, While the precinct is surrounded by heritage residential areas, thecentral part is virtually a large triangular island site formed by the apex of the two boulevards and Smith Street.The boulevard tree avenues and grassed medians give this precinct a softer feel than other industrial areaswithin the City of Yana. Many of the warehouses are built to the street edge with 3-4 storey equivalent heightsand high windows or garage doors at their frontage, others are setback with driveways and grassed strips at thefront. There is a significantly large depot site with a bulky warehouse and yards for storage.

Strategic Context. Zoned Business 3 (B3Z), Mixed Use (MUZ), Residential 1 (R1Z) and Public Use 1 and 6 (PUZ 1 and 6).

Design and Development Overlay 2 (DDO2) applies to properties adjoining Alexandra Parade.. Areas zoned (B3Z) to encourage the integrated development of offices and manufacturing industries and

associated commercial and industrial uses.. Areas zoned Mixed Use (MUZ) to provide for a range of residential, commercial, industrial and other uses

which complement the mixed-use function of the locality.. Areas zoned Residential 1 (R1Z) to provide for residential development at a range of densities with a variety

of dwellings to meet the housing needs of all households.. The Public Use Zone recognises public land use for public utility and community services and facilities.. Deslgn and Drvclopment Ovcrlay 2 (DDO2) aiml lo rainforcr tho local slr.icgic import nc. of Yana's kGy

boulevards through the design, height and form of proposed development, as well as encouragingdevelopment to be respectful of the character and amenity of sunounding built form,

. One of the objectives of the Yarra Municipal Strategic Statement (MSS) is more efficient utilisation ofbusiness premises including improved standards of building design, and site design, presentation andoperational efficiency

. Clause 22.05 Location of Commercial/lndustrial Activities Local Policy ensures that there are no adverseamenity impacts between land uses and developments in areas of mixed activities and at the interfacebetween these areas and residential neighbourhoods.

Development Pressure. New apartment development on larger sites. Sites within this precinct have recently been rezoned to Mixed Use

Key lssues. Maintain the dominance of the street trees and wide road reserves

VisionTo redevelop this land in a way that creates a new dimension to the City, integrating it fully with the sunoundingurban lorm and public street system, with edges that add to the built form consistency of the boulevards andpositively address sunounding residential amenity and heritage values.

COARSE GRAIN HARD EDGE NON.RESIDENTIAL CHARACTER ryPE

ALEMNDRA

DescriptionThis dispersed precinct shares the characteristic that it is located around the perimeter of the start of the EastemFreeway at Hoddle Street. The large tract of land occupied by the roadways has produced a void in the urbanfabric of the City. An opportunity exists to fill part of this void and re-establish a built form frontage to HoddleStreet, by developing new buildings above the freeway on a widened Hoddle Street bridge. There are alsoredevelopment opportunities on Alexandra Parade, and in the southern portion of the precinct, which includesthe large area of former goods yard alongside Victoria Park railway station. The cunent built form of AlexandraParade is older industrial warehouses with new townhouses and concrete walk-up housing. The warehouses arebuilt to the streets at 3-5 storeys with red and brown brick, the townhouses and walk-ups have setbacks and areslightly smaller. Beyond the western edge of the precinct stands the Alexandra Parade shot tower, a valuedlocal landrnark. Much of the precinct is abutted by heritage residential areas.

Strategic Context. Zoned Residential (RlZ), Business 3 and 4 (B3Z and B4Z), and Mixed Use (MUZ), Design and

Development Overlay 2 (DDO2) applies to the western part of the precinct.o Areas zoned Residential 1 (R1Z) to provide for residential development at a range of densities with a variety

of dwellings to meet the housing needs of all households.. Areas zoned Business 3 (B3Z) to encourage the integrated development of offices and manufacfuring

industies and associated commercial and industrial uses.. Areas zoned is Business 4 (B4Z) to elcourage the development of a mix of bulky goods retailing and

manufacturing industry and their associated business services.. Areas within Design and Development Overlay 2 (DDO2) to reinforce the local strategic importance of

Yana's kcy boulevardr through tho d$ign, helght and form of propoced dewlopmont, a8 \ oll arencouraging development to be respectfi,rl of the character and amenity of sunounding built form.

. One of the objectives of the Yana Municipal Strategic Stdtement (MSS) is more efficient utilisation ofbusiness premises including improved standards of building design, and site design, presentation andoperational efficiency

. Clause 22.05 Location of Commercial/lndustrial Activities Local Policy ensures that there are no adverseamenity impacts between land uses and d6velopments in areas of mixed activities and at the interfacebetween these areas and residential neighbourhoods.

Development Pressure. New apartment development on larger sites. Expanded industrial activities of higher and bulkier forms

Key lssues. The void in the Citfs urban form crleted by the fteeway entranca

VisionTo re:establish a continuous built form frontage along Hoddle Street, and take advantage of the redevelopmentopportunity offered by the Victoria Park station goods yard site.

NON-RESIDENTIAL: COARSE GRAIN HARD EDGE NON-RESIDENTIAL

NICHOLSON NEAR

DescriptionThis small strip of shops surrounded by heritage areas encompasses newer low scale warehouses with activeglass frontages that are built to the front and side boundaries. The precinct is important because it marks thestart of Johnston Street, which.suddenly narrows and presents a hard urban strip centre character after thewider, more open character of Elgin Street. The service station site presents a significant opportunity to expressthis transition more effectively with a corner building of similar scale to the heritage protected hotel on the southeast @rner.

Strategic Context. Zoned Business 1 (B1z), Business 3 (B3z) and Mixed Use (MUZ), Design and Development Overlay 2

(DDO2) applies to properties adjoining Nicholson Street.. Areas zoned Business 1 (BlZ) to encourage the intense development of business centres for retailing and

other complementiary, commercial, entertainment and community uses.. Areas zoned Business 3 (B3Z) to encourage the integrated development of offices and manufacturing

industries and associated commercial and industrial uses.. Areas zoned Mixed Use (MUZ) to provide f6r a range of residential, commercial, industrial and other uses

which complement the mixed-use function of the locality.. Dcrign end Dc\rclopment Overlay 2 rimr to rcinlorcG thc local ltratsglc impodtncc of Yana'r key

boulevards through the design, height and form of proposed development, as well as encouragingdevelopment to be respectful of the character and amenity of sunounding built form.

. One of the objectives of the Yarra Municipal Strategic Statement (MSS) is more efficient utilisation of. business premises including improved standards of building design, and site design, presentation and

operational efficiency

Development Pressure. Larger scale development particularly on the comer site

Key lssues. Express the transition from Elgin Street into Johnston Street. Maintain the hard urban edge

VisionTo maintain the hard edge urban feel of the precinit, and to express in built form the important comer site thatmarks the start of Johnston Street, at a scale similar to the building on the southern ccirner.

NON-RESIDENTIAL: COARSE GRAIN HARD EDGE NON-RESIDENTIAL CHARACTER ryPE

DescriptionThis is an area of traditional industrial buildings located between the heritage residential areas and strip centresof north Collingwood. The extensive use of red brick throughout this precinct gives it an older industrialcharacter. The majority of the buildings are warehouses with two generous levels (3-4 storey equivalent), manywith saw tooth rooflines. The aiea has a hard urban feel with built form extending to the front and sideboundaries creating a wall of buildings at the street level, apart ftom areas cleared for yards and car parks.

Strategic Context. Zoned Business 3 (B3Z), Business 1 (B1Z), Residential 1 (R1Z) and Mixed Use (MUZ),. Areas zoned Business 1 (BlZ) to encourage the intense development of business centres for retailing and

other complementiary, commeriial, entertainment and community uses.. Areas zoned Business 3 (B3Z) to encourage the integrated development of offices and manufacturing

industries and associated commercial and industrial uses.. Areas zoned Residential 1 (RlZ) to provide for residential development at a range of densities with a variety

of dwellings to meet the housing needs of all households.. Areas zoned Mixed Use (MUZ) to provide for a range of residential, commercial, industrial and other uses

which complement the mixed-use function of the locality,. Clause 22.04 Retail Centres Local Policy encourages shops to locate at ground level within the Core Retail

Areas of major centres.o Clause 22.05 Location of Commercial/lndustrial Activities Local Policy ensures that there are no adverse

amenity impacts between land uses and developments in areas of mixed activities and at the interfacebetween these areas and residential neighbourhoods.

Development Pressure. Warehouses converted for residential use. New apartment developments or group housing

Key lssuesr Maintain the older, hard edge industrial character

VisionTo maintain the distinct, hard edged, urban qualitieis of the area as changes in activity and use occur, and togradually improve the street environment for pedestrians.

DENTIAL / DWELLING MIX CHAMCTER TYPE

OTTER STREET, COLLINGWOOD

DescriptionThis is a mixed character area, intermixing small scale dwellings with industrial buildings and a large moderneducation building. The single storey terraces and cottages are set amongst red brick warehouses and thedominant bulk of the NMIT building. The dwellings are either built to the front and side boundaries or haveminimal setbacks with small gardens at the front. The warehouses extend to the ftont boundary, rising thebquivalent of 2-3 storeys with qaw tooth r6oflines. The narrow streets and absence of setbacks, contribute to anurban sefting that is hard edge but mostly low scale and fine grain.

Strategic Context. Zoned Residential 1 (R1Z) and Mixed Use (MUZ),r Areas zoned Residential 1 (R1Z) to provide for residential development at a range of densities with a variety

of dwellings to meet the housing needs of all households.. Areas zoned Mixed Use (MUZ) to provide for a range of residential, commercial, industrial and other uses

which complement the mixed-use function of the locality.. Ohe of the objectives of the Yana Municipal Strategic Statement (MSS) is more efficient utilisation of

business premises including improved standards of building design, and site design, presentation andoperational efficiency

Development Pressure. Replacement of the warehouses with new apartment developments. Convercion of warehouses for residential use

" New 2 storey row housing

Key lssues. Maintain the mix of warehouses, cottages'and terraces. Maintain the low scale of dwellings. Maintain the older industrial character

VisionTo maintain the low scale and hard urban feel of the area, and the consistent pattern of building siting andorientation.

DescriptionThis large industrial and mixed use precinct has a hard urban feel. Older warehouse type buildings are the mostcommon, many of them red brick, extending to the street edge and varying in height from 2-4 generous storeys.There are some two storey terraces which have a much finer grain of sribdivision and maintain the hard edgewith no front or side setbacks. To the north of the precinct, many of the warehouses are being converted forresidential uses. Most of the streets in the area are not particularly pedestrian-friendly, because buildings tend topresent blank elevations at ground level, or contain windows that are too high or small, or without clear glazing.

Strategic Context. Zoned lndustrial 1(lN1Z), Mixed Use(MUZ)and PublicUseZone2(PUZ2), Designand Development

Overlay 2 (DDO?) applies to the properties adjoining Hoddle Street.. AreaS zoned lndustrial 1 (,NlZ) to provide for manufacturing industry, the storage and distribution of goods

and associated uses in a manner which does not affect the safety and amenity of local communities.o Areas Zoned Mixed Use (MUZ) to provide for a range of residential, commercial, industrial and other uses

which complement the mixed-use function of the locality.. The Public Use Zone recognises public ldnd use for public utility and community services and facilities.. Areas wilhin Design and D€velopment Overlay 2 to reinforc€ the local strategic importanco of Yana's key

boulevards through the design, height and form of proposed development, as well as encouragingdevelopment to be respectful of the character and amenity of sunounding built form.

. One of the objectives of the Yarra Municipal Strategic Statement (MSS) is more efficient utilisation ofbusiness premises including improved standards of building design, and site design, presentation andoperational efficiency

Development Pressure. Replacement of the warehouses with new apartment developments. Conversion of warehouses for residential use. New 2 storey row housing

Key lssueso Maintain the hard urban feelr Maintain the older industrial character. Maintain the mix of warehouses and terraces

VisionTo uso buill form to create a more attractive walking environment in the area's streets, while retaining the best ofthe area's cunent highly urban character.

GRAIN HARD EDGE NON-RESIDENTIAL CHAMCTER ryPE

NORTH RICHMOND INDUSTRIAL

DescriptionThis precinct encompasses three areas of industrial buildings that adjoin the elevated Clifton Hill rail conidor.The consistent zero setback edge, and the narow streets often with tall warehouses, create a hard urban,almost canyon-like effect in some streets. The heights vary with some larger sites containing warehouses to theequivalent of 5 storeys and other fine grain sites with only single storey buildings. The presence of the railwayembankment reduces the apparent scale of these buildings. Colour is also a notrable variant, some maintainoriginal red brick, others have either newer pale brick or are painted in muted tones. The proximity of rail stationsand shops to each part of the precinct makes this a potentially attractive area for intensification of activity.Existing reiidential areas are mostly separated from these areas by the railway embankment.

Strategic Context. Zoned Mixed Use (MUZ) and Business 3 (BgZ). Areas zoned Mixed Use (MUZ) to prdvide for a range of residential, commercial, industrial and other uses

which complement the mixed-use function of the locality.. Areas zoned Business 3 (B3Z) to encourage the integrated development of offices and manufacturing

industries and associated commercial and industrial uses.. One of the objectives of the Yarra Municipal Strategic Statement (MSS) is more efficient utilisation of

business premises including improved standards of building design, and site design, presentation andoperational efficiency

Development Pressure. New apartment development on larger sites. Conversion of warehouses for residential use

Key Issuesr Maintain the older industrial forms. Maintain the hard urban edge

VisionTo allow for redevelopment relatively free of the constraints that normally limit potential in the Cig of Yarra, andto further develop the hard urban, industrial aesthetic of the area, while improving the quality of the streetenvironment for pedestrians.

: COARSE GRAIN HARD EDGE NON-RESIDENTIAL CHARACTER ryPE

CRESCE

DescriptionThis precinct, which has three separate components, is largely sandwiched between the ex-industrial Yana Riverfrontage and residential areas of low-scale cottages and tenace housing, much of it heritage protected.Warehouses vary from 3-5 storeys equivaient and generally extend to the front boundary creating a street wall insome areas, in particular along Victoria Crescent where the buildings follow the curve of the road, credting adistinctive urban character. There is a mix of older red brick and later warehouses that are sometimes setbackwith car parking at the front. Those along Marine Parade include new tilt slab structures with of{ico frontages.

Strategic Context. Zoned lndustrial 1 (lN1Z) and lndustrial 3 (lN3Z).. Areas zoned lndustrial 1 (lN1Z) to provide for manufacturing industry, the storage and distribution of goods

and associated uses in a manner which does not affect the safety and amenity of local communities.. Areas zoned lndustrial 3 (lN3Z) to provide a buffer between the lndustrial 1 Zone and local communities.. One of the objectives of the Yara Municipal Strategic Statement (MSS) is more efficient utilisation of

business premises including improved standards of building design, and site design, presentation andoperational efficiency

. Clause 22.05 Location of Commercial/lndustrial Activities Local Policy ensures that there are no adverseamenity impacts between land uses and developments in areas of mixed aotivities and at the interfacebetween these areas and residential neighboufioods.

Development Pressure. New apartment development on larger sites. Conversion of warehouses for residential use

Key lssues. Strengthen the hard edge character. Maintain the older industrial character

VisionTo maintain the distinct, hard edged, urban qualities of the area as changes in activity and'use occur, and togradually improve the street environment for pedestrians, particularly in relation to foot acc€ss to the Yana Riverconidor.

NON-RESIDENTIAL: COARSE GRAIN HARD EDGE NON-RESIDENTIAL CHARACTER ryPE

CRESCENT

DescriptionThis precinct, which has three separate components, is largely sandwiched between the ex-industrial Yana Riverfrontage and residential areas of low-scale cottages and tenace housing, much of it heritage protected.Warehouses vary from &5 storeys equivalent and generally extend to the front boundary creating a street wall insome areas, in particular along Victoria Crescent wftere the buildings follow the curve of the road, creating adistinctive urban character. There is a mix of older red brick and later warehouses that are sometimes setbackwith car parking at the front. Those along Marine Parade include new tilt slab structures with office frontages.

Strategic Context. Zoned lndustrial 1 (lN1Z) and lndustrial 3 (lN3Z).. Areas zoned lndustrial 1 (lNl Z) to provide for manufacturing industry, the storage and distribution of goods

and associated uses in a manner which does not affect the safety and amenity of local communities.. Areas zoned lndustrial 3 (lN3Z) to provide a buffer between the lndustrial 1 Zone and local communities.. One of the objectives of the Yarra Municipal Strategic Statement (MSS) is more efficient utilisation of

business premises including improved standards of building design, and site design, presentation andoperational efficiency

. Clause 22,05 Location of Commercial/lndustrial Activities Local Policy ensures that there are no adverseamenity impacts between land uses and developments in areas of mixed aotivities and at the interfacebetwebn these areas and residential neighbourhoods.

Development Pressure. New apartment development on larger sites. Conversion of warehouses for residential use

Key lssues. S-trengthen the hard edge character. Maintain the older industrial character

VisionTo maintain the distinct, hard edged, urban qualities of the area as changes in activity and'use occur, and togradually improve the street environment for pedestrians, particularly in relation to foot access to the Yarra Rivercorridor,

NoN-RESIDENTIAL AREAS; INDUSTRIAL / COMMERCIAL

DescriptionThese two areas of land, adjoining the Abbotsford brewery complex, contains larger industrial buildings thatcreate a hard urban environment. The large indushial buildings dominate thq streets in the precinct, sometimesproducing streetscapes reminiscent of large-scale Victorian industrial precincts in no(hern England, Thebuildings are mostly bulky with red brick and conugated iron walls that dominate the street space throughout theprecinct. Buildings commonly have saw-tooth roof lines and fill the gradually sloping properties ftom sideboundary to boundary. The area has an urban feel with most buildings extending to the front boundary, there isthe occasional site that will have a yard at the front.

Strategic Context. Zoned lndustrial 1 (lN1Z) to provide for manufacturing industry, the storage and distribution of goods and

associated uses in a manner which does not affect the safety and amenity of local e,ommunities.

. Some places are affected by a Heritage Overlay to ensure that development does not adversely affect thesignificance of heritage places.

. One of the objectives of the Yarra Municipal Strategic Statement (MSS) is more efficient utilisation ofbusiness premises including improved standards of building design, and site design, presentation andoperational efficiency

. Clause 22.05 Location of Commercial/lndustrial Activities Local Policy ensures that there are no adverseamenity impacts between land uses and developments in. areas of mixed activities and at the interfacebetween these areas and residential neighbourhoods,

Development Pressure. Expanded industrial activities with higher and bulkier forms

Key lssues. Maintain the older industrial forms. Strengthen the address ofthe buildings at street level

VisionTo recognise the distinctiveness of the urban form created by the better quality old buildings in the precinct, andto build on this character as redevelopment occurs.

NON-RESIDENTIAL AREAS: INDUSTRIAL / COMMERCIAL ENCLAVE CHARACTER TYPE

RISLEY STREET, WEST RICHMOND

DescriptionMost of the buildings in this precinct are warehouses that are set in grounds and ananged to font to each otherin an enclave layout. Generally, the buildings are the equivalent of 3-4 storey with few windows and roller doorsthat dominate their frontages. Other buildings in the precinct are integrated into the sunounding street networkswith frontages that extend to the street boundary. The area is sunounded by low scale dwellings, high rise publichousing and commercial uses on Church Street.

Strategic Context. Zoned Business 3 (B3Z), Design and Development Overlay 3 applies to the properties adjoining Church

Street.. The area is zoned Business 3 (B3Z) to encourage the integrated development ofoffices and manufacturing

industries dnd associated commercial and industrial uses.. Aroaa wilhin DeJgn and Development Ovorlay 3 to reinforca the local stratogic importanca of Yarra's

secondary boulevards through the design, height and form of proposed development, as well asencouraging development to be respectful of the character and amenity of surrounding built form.

. One of the objectives of the Yarra Municipal Strategic Statement (MSS) is more efficient utilisation ofbusiness premises including improved standards of building design, and site design, presentiation andoperational efficiency

. Clause 22.05 Location of Commercial/lndustrial Activities Local Policy ensures that there are no adverseamenity impacts between land uses and developments in areas of mixed activities and at the interfacebetween these areas and residential neighbourhoods.

Development Pressure. New apartment development on larger sites. Expanded industrial activities with higher and bulkier forms

Key lssues. lntegrate the buildings with the sunounding street network. Maintain the hard urban edge

VisionTo develop a more cohesive public domain environment, and to accommodate future development in ways thatminimise adverse impacts on sunounding residential areas.

: COARSE GRAIN SOFT / HARD EDGE NON-RESIDENTIAL

DescriptionThis precinct encompasses a small strip of warehouses that is only two lots deep and surrounded by residential.The buildings in the precinct are sympathetic to their low scale surrounds, with some setback for car parking.Heights ranging from 1-2 storey. The warehouses are mainly from the post war period, they are simple in designwith high windovrrs using brown or orange brick. There are some newer buildings that have more sophisticateddesigns and glass tcintages. A residential area sunounds the precinct.

Strategic Context. Zoned Mixed Use (MUZ) and Public Use 7 (PUZ7), Design and Development Overlay 3 (DDO3) applies to

the properties adjoining Church Street.. Areas zoned Mixed Use (MUZ) to provide for a range of residential, commercial, industrial and other uses

which complement the mixed-use function of the locality.. The Public Use Zone recognises public land use for public utility and community services and facilities.

. Arcas wilhin Dcsign and Devcbpmcnt Ovcrlay 3 to reinforce thc local stratagic importence of Yarra'ssecondary boulevards through the design, height and form of proposed development, as well asencouraging development to be respectful of the character and amenity of surrounding built form

. One of the objectives of the Yarra Municipal Strategic Statement (MSS) is more efficient utilisation ofbusiness premises including improved standards of building design, and site design, presentation andoperational efficiency

Development Pressure. New apartment development on larger sites

Key lssues. Strengthen the hard edge character. Strengthen the relationship of the buildings to the surrounding streets

VisionTo improve the inter:face with the surrounding residential area, in particular the way buildings relate to theattractiveness of the street environment for walking.

,: COARSE GRAIN HARD EDGE NON.RESIDENTIAL CHARACTER TYPE

BURNLEY STREET INDUSTRIAL

DescriptionThis is a substantial area of industrial buildings occupying much of the land between Burnley Street and theproperties fronting onto the Yana River. The street network in this precinct runs only east west between Burnleyand River Streets. The buildings are warehouses that vary in height ftom 3-5 storey equivalent and generallycover the whole site, creating a highly urban street wall .in some areas. There is a mix of older red brickwarehouses with saw tooth rooflines, and later warehouses with ffat roofs and orange or cream .brick. Generally,the buildings have functional but non-active and uninviting ftontages addressing the street with roller doors, highwindows or brick walls.

Strategic Context. Zoned lndustrial 1 (lNlZ) and lndustrial 3 (lN3Z), Design and Development Overlay 3 applies to the

properties that adjoin Burnley Street.. Areas zoned lndustrial 1 (lN1Z) to provide for manufacturing industry, the storage and distribution of goods

and associated uses in a manner which does not affect the safety and amenity of local communities.. Areas zoned lndustrial 3 (lN3Z) to provide a buffer between the lndustrial 't Zone and local communities. Arsas wlthln Deaign and Dcvelopmont Ovcday 3 to roinforcc thc locel strdcglc importsnca of Yana'g

secondary boulevards through the design, height and form of proposed development, as well asencouraging development to be respectful of the character and amenity of surrounding built form.

. One of the objectives of the Yarra Municipal Strategic Statement (MSS) is more efficient utilisation ofbusiness premises including improved standards of building design, and site design, presentation andoperational efficiency

. Clause 22.05 Location of Commercial/lndustrial Activities Local Policy ensures that there are no adverseamenity impacts between land uses and developments in areas of mixed activities and at the interfacebetween these areas and residential neighbourhoods.

Development Pressure. Expanded industrial activities of higher and bulkier forms. New apartment development on lots along Bumley Street. Conversion of warehouses for residential dse

Key lssuesr Maintain the hard edged urban character

VisionTo build a more consistent built form character, in a location relatively free of constraints, while taking steps toimprove the interface betvveen buildings and the street.

GRAIN SOFT / HARD EDGE NON-RESIDENTIAL CHAMCTER TYPE

EPWORTH / BETHESDA PRECINCT

DescriptionThe Epworth / Bethesda Hospital precinct covers a large parcel of land that is bounded by commercial usesalong Bridge Road, and low scale dwellings that are used for Health services. The main building is theequivalent of 6 storeys in parts wlth some sections built to the street edge and others recessed significantly, withcourtyards and room for vehicular access. Some of the buildings in the precinct add architectural interest to thispart of Richmond.

Strategic Context. Zoned Residential 1 (R1Z) to provide for residential development at a range of densities with a variety of

dwellings to meet the housing needs of all households.. Clause 22.07 Medical Precincts Local Policy encourages functional relationships to develop between major

hospitals and associated specialist medical and allied health services.

Development Pressure. Hospital redevelopment / intensification

Key lssues. Building on the attractive architectural character of some of the key buildings

VisionTo prepare and implement a design masterplan for the precinct that presents a more attractive and coherent builtform and landscape to the surrounding streets.

JUDD STREET, RICHMOND

DescriptionThis precinct of 3-4 storey warehouse type buildings, many converted for residential use, is next to the core ofthe Bridge Road shopping centre. The converted warehouses incorporate frequent windows with rendered formsand balconies, other buildings are more simple in design with less frequent and higher windows. Most buildingsextend to the street edge giving the precinct an urban feel, occasionally buildings are setback with space for carparking at the front.

Strategic Context. Zoned Mixed Use (MUZ) to provide for a range of residential, commercial, industrial and other uses which

complement the mixed-use function of the locality.. One of the objectives of the Yarra Municipal Strategic Statement (MSS) is more efficient utilisation of

business premises including improved standards of building.design, and site design, presentation andoperational efficiency

Development Pressure. Warehouses converted for residential use. New apartment developments or group housing

Key lssues. Maintain the hard edge urban feel

VisionTo improve the quality of the street environment, while maintaining the hard urban feel of the area.

NON-RESIDENTIAL: COARSE GRAIN HARD EDGE NON-RESI

PALMER

DescriptionThis precinct occupies a central location in Richmond, next to the civic area and just behind the Bridge Roadshopping strip. The buildings.are mainly warehouses, 2-3 storey equivalent and built to the street with fewwindows. As Palmer Street shares the same 30m wide road reservation as this section of Bridge Road, the builtform appears relatively low in height. Newer apartment buildings provide a better address to Palmer Street witharth.dalcd rurdofld formr end balconior. Tho 'Jaquca' bullding ir an atypical to thit prcdnct, occupying a largesite with bulky red brick forms set back from the street.

Strategic Context. Zoned Residential 1 (R1Z) to provide for residential development at a range of densities with a variety of

dwellings to meet the housing needs of all households.. Zoned as Mixed Use (MUZ) to provide for a range of residential, commercial, industrial and other uses which

cornplement the mixed-use function of the locality.. Zoning is lndustrial 1 (lN1Z) to provide for manufacturing industry, the storage and distribution of goods and

associated uses in a manner which does not affect the safety and amenity of local communities.. Zoning is Business I (B1Z) to encourage the intense development of business centres for retailing and other

complementary, commercial, entertainment and community uses.. The Public Park and Recreation Zone (PPRZ) recognises areas for public recreatioh and open space,

protects and conserves areas of significance where appropriate, and provides for commercial uses whereapprapriate.

o The Public Use Zone recognises public land use for public utility and community services and facilities.o Heritage Overlay applies to ensure that development does not adversely affect the significance of heritage

places.. One of the objectives of the Yana Municipal Strategic Statement (MSS) is more efficient utilisation of

business premises including improved standards of building design, and site design, presentation andoperational efficiency

. Thc'Jaque3'citc is idontmcd in h. curnnt MSS ac a meior raddontal rcdcvolopmcnt rile.

Development Pressure. New apartment development on larger sites. Mews style housing to Palmer Street

Key lssuesr Strengthen the hard edge character. Strengthen the relationship of buildings to Palmer Street

VisionTo strengthen the urban feel of the area, given the unusually wide road reservation, and improve the interfacebetween buildings and the street space.

AREAS: INDUSTRIAL / COMMERCIAL ENCLAVE CHARACTER TYPE

DescriptionThe Channel 9 Television Studios are set amongst streets of low-scale residential. The buildings are typically 3-4 storoy and anangcd to fece eech other in an onclave layout, with a'bad(of-building'aesthatic prltontod to thssunounding streets, There is a substantial car park and extensive space around the inner walls of the buildingsfor the movement of large vehicies.

Strategic Context. Zpned (lNlZ) to provide for manufacturing industry, the storage and distribution of goods and associated

uses in a manner which does not affect the safety and amenity of local communities.. One of the objectives of the Yarra Municipal Strategic Statement (MSS) is more efficient utilisation of

business premises including improved standards of building design, and site design, presentation andoperational efficiency

. Clausq 22.05 Location of Commercial/lndustrial Activities Local Policy ensures that there are no adverseamenity impacts between land uses arld developments in areas of mixed activities and at the interfacebetween these areas and residential neighbourhoods

Development Pressure. Expansion of the studio-related facilities

Key lssues. lntegrate the buildings with the sunounding street network

VisionTo improve the relationbhip of the buildings to the environment of the surrounding streets.

TV STUDIO PRECINCT

NON-RESIDENTIAL AREAS: INDUSTRIAL / ENCLAVE CHARACTER TYPE

DescriptionThe Amrad site is a recently developed office and research park with buildings focused around an intemal roadnetwo*. The office buildings are typically 3-4 storey with rendered forms and glassy entrances. The researchbuildings are generally purpose built, they are low scale with brick forms and few windows. Trees are scatteredthroughout and formalised tree plantings with clipped lawns often provide a forecourt to the offce buildings. Thisenclave is situated next to the Bumley horticultural college, among the heritage prgtected Bumley parklands.

Strategic Contextr Zoning is Business 3 (B3Z) to encourage the integrated development of offices and manufacturing industries

and associated commercial and industrial uses.. Design and Development Overlay 1 applies to ensure that the scenic qualities and visual character of the

waterway are not compromised by the inappropriate siting and appearance of buildings and works.. One of the objectives of the Yarra Municipal Strategic Statement (MSS) is more efficient utilisation of

business premises including improved standards of building design, and site design, presentation andoperational efficiency

Development Pressure. Larger bulkier forms

Key lssuesr lntegrate the area with the public street system

VisionTo ensure that this enclave remains hs a confined island of development, presenting a soft landscaped edge tothe sunounding parklands, with any buildings, structures and hard surfaces hidden as far as possible behindvegetation consistent with the park landscape.

NON-RESIDENTIAL AREAS: HARD EDGE NON.RESIDENTIAL / DWELLING MIX CHARACTER

DescriptionThis is a large area of South Richmond, straddling the South Yana rail line, that is mostly industrial in its builtform character, but which contains some residential conversions. Many of the streets of this precinct have anenclosed feel due to the narrow road widths and warehouses built to the street edge shadowing from either side.Some of the buildings are still operating as industrial and have garage doors and h'igh windouo at the streetfrpntage, others are either converted for residential or new apartment and these have articulated facades andfiequent windows. Many of the warehouSes have an older industrial character using mainly red brick materials.

Strategic Context. Zoned Business 3 (B3Z) and Rbsidential 1 (R1Z), some places are affected by Heritage Overlays.. Areas zoned'Business 3 (B3Z) to encourage the integrated development of offices and manufacturing

industries and associated commercial and industrial uses.. Areas zoned Residential 1 (RlZ) to provide for residential development at a range of densities with a variety

of dwellings to meet the housing needs of all households.. Heritage Overlay applies to ensure that development does not adversely affect the significance of heritage

places.. One of the objectives of the Yarra Municipal Strategic Statement (MSS) is more efficient.utilisation of

business premises including improved standards of br.rilding design, and site design, presentation andoperational efficiency

. Clause 22.05 Location of Commercial/lndustrial Activities Local Policy ensures that there are no adverseamenity impacts between land uses and developmentS in areas of mixed activities and at the interfacebetween these areas and residential neighbourhoods.

Development Pressure. Conversion of warehouses for residential use

Key lssues. Strengthen the hard edge character. Maintain the older industrial chbracter. Provide a public domain more suited to walking

VisionTo maintain the hard edge industrial characterof the area, and improve the quality and walkability of the publicdomain.

NON-RESIDENTIAL AREAS: INDUSTRIAL / COMMERCIAL ENCLAVE CHARACTER wPE

DescriptionThis precinct encompasses buildings surrounding East Richmond Station, on either side of the Burnley railconidor that cuts through the sloping land. Some of the buildings address the corridor with windows, but mostlybuildings back onto the railway with brick walls and the occasional advertising board. The buildings here and inadjoining streets are generally 3-4 storey, they are built to the road frontage with simple designs and few groundfloor windows. The carpark at the Coles supermarket is atypical of the hard urban feel of this precinct. Next tothe station, there appears to be potential to place parking underground or under buildings, and to redevelop theair space above, and to make pedestrian access to the station safer and more attractive.

Strategic Context. Zoned Mixed Use (MUZ), Business 1 (BlZ), Business 3 (B3Z) and Residential 1 (RlZ).. Areas zoned Mixed Use (MUZ) to provide for a range of residential, commercial, industrial and other uses

which complement the mixed-use function of the locality.. Areas zoned Business 1 (B1Z) to encourage the intense development of business centres for retailing and

other complementary, commercial; entertainment and community uses.. Areas zoned Business 3 (B3Z) to encourage the integrated development of offices and manufacturing

industries and associated commercial and industrial uses.. Areas zoned Residential 1 (R1Z) to provide for residential development at a range of densities with a variety

of dwellings to meet the housing needs.of all households.. One of the objectives of the Yarra Municipal Strategic Statement (MSS) is more efficient utilisation of

business premises including improved standards of building design, and site design, presentation andoperational efficiency

. Clause 22.05 Location of Commercial/industrial Activities Local Policy ensures that there are no adverseamenity impacts between land uses and developments in areas of mixed activities and at the interfacebetween these areas and residential neighbourhoods.

Development PressureNo particular pressures have been notified.

Key lssues. lmproving the station environs

VisionTo crbate an attractive interface between the railway and the shopping centre, particularly around the railwaystration, in a way that accommodates developmeht that strengthens the shopping centre.

DescriptionThis is an enclave of large warehouge and offtce buildings tocated between Church Street and the South Yanarail line. At the Church Street interface of this precinct, high quality 3-4 storey office buildings are set inlandscaped grounds with open and inviting windowed frontages. Further west, warehouses that are bulky andsimple in design line the narrow streets with unbroken wells, creating a highly urban environment. Thesebuildings are bften the equivalent of 4-5 storey with the occasional building reaching as high as seven storeys.

Strategic Context. Zoned Business 3 (B3Z) to encourage the integrated development of officbs and manufucturing industrles

and associated commercial and industrial uses,. Some properties are affected by a Heritage Overlay to ensure that development.does not adversely affect

the significance of heritage places.. One of the objectives of the Yarra Municipal Strategic Statement (MSS) is more efficient utilisation of

business premises including improved standards of building design, and site design, presentation andoperational efficiency

. Clause 22.05 Location of Commercial/lndustrial Activities Local Policy ensures that there are no adverseamenity impacts between land uses and developments ih areas of mixed ai:tivities and at the interfacebetween these areas and residential neighbourhoods,

Development Pressure. Expanded industrial activities of higher and bulkier forms

Key lssues. Continue the upgrade of the urban environment

VisionTo continue to upgrade the quality of the urban environment, in ways that piovide for a more consistenttreatment of the public domain.

NON.RESIDENTIAL: COARSE GRAIN HARD EDGE NON-RESIDENTIAL CHARACTER TYPE

DescriptionThis row of buildings now occupies an exposed location above the CityLink freeway. Although the Yana River isnearby, there is little sense of its proximity due to the combined width of the freeway and Barkly Avenue. Thebuildings are mostly interwar warehouses that are 2-3 storey equivalent and extend to the ftont boundary. Theirfrontages are mostly inactive with brick walls or high windows addressing the street. Some interwar dwellingsare concealed by the warehousos because of their small setbacks. This frontage has become a highly visibleurban edge of the City of Yana, with direct access onto the fteeway.

Strategic Context. Zoned Residential 1 (R1Z) and lndustrial 3 (lN3Z), Design and Development overlay 1 and 3 (DDOI &

DDO3) apply as well as Environmental Significance Overlay 1 (ESO1).. Zoned Residential 1 (RlZ) to provide for residential development at a range of densities with a variety of

dwellings to meet the housing needs of all households.. Zoned lndustrial 3 (lN3Z) to provide a buffer between the lndustrial 1 Zone and local communities.. Design and Development Overlay 1 applies to ensure that the scenic qualities and visual character of the

waterway are not compromised by th9 inappropriate siting and appearance of buildings and works.. D.t[n rnd Dcwlopmcnt Ovcrlry 3 appliB to rlinforct thc local ruat gio import.no! dY.na's lccondary

boulevards through tfe design, height and form of proposed development, as well as encouragingdevelopment to be respectful of the character and amenity of surounding built form.

. Environmental Significance Overlay applies to onsure that development is compatible with identifiedenvironmental values.

. One of the objectives of the Yarra Municipal Strategic Statement (MSS) is more efftcient utilisation ofbusiness premises including improved standards of building design, and site design, presentation andoperational efficiency

. Clause 22.05 Location of Commercial/lndustrial Activities Local Policy ensures that there are no adverseamenity impacts between land uses and developments in areas of mixed activities and at the interfacebetween these areas and residential neighbourhoods.

Development Pressurec New apartment development on larger sites. Development taking advantage of the direct freeway access

Key lssues. lmprove the image of this exposed edge of the City

VisionTo create a high quality built form edge in this highly visible location.

FfrF

DescriptionThis large precinct includes the large complex of depots and terminal stations located between the Burnley railline and the Yana River, in south Richmond. Part of the area is dominated by terminal towers and transformers,dnd there are also a number of bulky warehouse buildings with strong horizontal forms and distinctive sawtoothr6of forms, The southern Yana River boundary of the area is blocked by. the CityLink fteeway viaduct, althoughan arm of the river flows under the freeraray into a small basin within the precinct. 'There are two parks frontingMary Street. The area has an unrealised potential for creating links to the river and possibly providing valuableresidential or commercial opportunities, serviced by the Burnley Station and the Church Street tram, shouldredevelopment evbr become an option.

Strategic Context. Zoned lndustrial 3 (lN3z), Business 3 (B3Z), Public Use 1 (PUZ1), and Public Park and Recreation (PPRZ).

Design and Development Overlay 1 (DDOI) and Environmental.Significance Overlay 1 (ESOI) apply.. Areas zoned Business 3 (B3Z) to encourage the integrated development of offices and manufacturing

industries and associated commercial and industrial uses.. Areas zoned lndustrial 3 (lN3Z) to provide a buffer between the lndustrial 1 Zone and local communities.. The Public Park and Recreation Zone (PPRZ) recognises areas for public recreation and open space,

protects and conserves areas of significancd where appropriate, and provides for commercial uses whereappropriate.

. The Public Use Zone recognises public land use for public utility and community services and facilities.

. Design and Development Overlay 1 (DDOI ) applies to ensure that the scenic qualities and visual characterof the waterway are not compromised by the inappropriate siting and appearance of buildings and works.

. Environmental Significance Overlay 1 (ESOI ) aims to ensure that development is compatible with identifiedenvironmental values.

. Clause z2.O3Yarra River Corridor Urban Design Guidelines Local Policy ensures that land use anddevelopment adjacent to the Yana River respects the environmental qualities and recreational use of theriver corridor.

. Clause 22.05 Location of Commercial/lndustrial Activities Local Policy ensures that there are no adverseamenity impacts between land uses and developments in areas of rnixed activities and at the interfacebetween these areas and residential neighbourhoods.

Development Pressureq Large vacant lots allow new residential, commercial or industrial built forms. Residential or office development that addresses the fteeway and river environment. ldentified in the MSS as a major residential redevelopment site.

Key lssueS. Strengthen the relationship of built form to the river environment. Opportunity for waterfront development

VisionTo link South Richmond more closely with the riverside environment, and provide opportunities for high quality,well-serviced development, should redevelopment of substantial parts of this precinct ever become an option.

TRANSPORT MAIN TYPE

HE,IDELBERG ROAD

DescriptionThe diversity of built form along Heidelberg Road reflects the range of land uses throughout the strip. Buildingsare often built to the street boundary and have ftontages with windows displaying stock and services. ln othercases, the frontages are less inviting with fewer windows and buildings setback with signage and car parking atthe front. Scale is generally consistent, most buildings have one generous level which is the equivalent to a twostorey building. The lots have large frontages with the exception of some finer grain shopfronts in the easternsoction of the strip. Overall, the diversity of setbacks and form denies a coherent pedestrian orientated streetspace.

Strategic Context. Zoned predominantly Business 1 (B1Z) and Business 4 (B4Z) with some Residential 1 (R1Z),o Areas zoned Business 1 (BlZ) to encourage the intense development of business centres for retailing and

other complementary, commercial, entertainment and community uses.. Areas zoned Business 4 (B4Z) to encourage the development of a mix of bulky goods retailing and

manufacturing industry and their associated business s6rvices.. Areas zoned Residential 1 (R1Z) to provide for residential development at a range of densities with a variety

of dwellings to meet the housing needs of all households,. Clause 22.04 Retail Centres Local Policy states that only retail activities serving localised community needs

should locate in Local Convenience Retail Strips.. One of the objectives of the Yarra Municipal Strategic Statement (MSS) is to enhance the individualised

chantciar of otch tdfw confc, rcfcctlrB lE r.llil ldontity' and horlhge and crdhrrel inlluonccr.

Development Pressure. New apartment development on larger sites. Conversion of warehouses for residential use. New showroom development with gpen frontages

Key lssueso Strengthen the hard edge character. Enhancethepedestrianenvironment.

VisionTo strengthen the hard edge built form, and maintain the residential amenity of adjoining properties, whileaccommodating new development of various types, and to improve the pedestrian environment by defining thepedestrian space and providing ground level activity where possible.

TRANSPORT CORRIDORS: HODDLE STREET/ PUNT ROAD CHAMCTER TYPE

DescriptionHoddle Street has origins as sections of 20m and 30m roads with most of the 20m sections having since beenwidened on the west side, partly using parkland and partly through property demolition. A consistently alignedbuilt form edge exists along its eastern side, but the west side varies in alignment and form. ln the west sidesection included in this precinct, there are lengths of service road, warehouses of 1-2 storey built to the street,and other buildings with generous setbacks and wider ftontages (eg church and high rise housing) that break thecontinuous building line. The warehouses often ftont the street with garage doors, and few have street levelwindows. The eastern side built form has an unbroken building line and varyies in height up to about threestoreys, and many buildings have display windows. The clock tower of the Collingwood Town Hall is aprominent landmark, visible for long distances along Hoddle Street. There is scope to emphasise the built formon two of the corners at the Victoria Street / Victoria Parade intersection, which is excessively undefined sinceproperty demolition on one comer. High quality buildings up to six storeys would be appropriate on two sites,one ftonting the north sast comer, the other fronting the south east comer.

Strategic Context. Zoned Business 2 (B2Z), Business 3 (B3Z) and Residential 1 (RlZ) and Design and Development Overlay 2

applies to Hoddle Street properties.. Areas zoned Residential 1 (R1Z) to provide for residential development at a range of densities with a variety

qf dwellings to meet the housing needs of all households.. Areas zoned Business 2 (B2Z) to encourage the development of offices and associated commercial uses.c Areas zoned Business 3 (B3Z) to encourage the integrated development of offices and manuhcturing

industries and associated commercial and industrial uses.. Deslgn and Development Overlay 2 aims to reinforce thc local slreteglc impoilancc of Yana's key

boulevards through the design, height and form of proposed development, as well as encouragingdevelopment to be respectful of the character and amenity of sunounding built form.

. One of the objectives of the Yana Municipal Strategic Statement (MSS) is to enhance the individualisedcharader of each ac,tlvlty centre, rollecting its rctell 'idsnlity' end hcritego end cdturel infruencss.

. Clause 22.05 Location of Commercial/lndustrial Activities Local Policy ensures that there are no adverseamenity impacts between land uses and developments in areas of mixed activities and at the interfacebetween thes6 areas and residential neighbourhoods.

Development PressureNo particular pressures have been notified.

Key lssues. The Punt Road / Hoddle Street Planning and Design Strategy and Guidelines contiains detrailed analysis of

the precincts built form.

VisionTo maintain the hard urban edge on the eastem side of the street, develop a new urban character where pastroad widening has occured, and encourage development that emphasises the importance of the Victoria Street /Victoria Parade comers (those not occupied by heritage protected buildings), at a scale marginally above thegeneral low-rise character of the immediate context.

DescriptionJohnston Street is a secondary strip that progresses from purpose built shops at Hoddle Street to commercialand industrial premises towards the Yarra River end. Close to Hoddle Street, two storey Victorian Terraceshopfronts with nanow frontages are built to the front boundary creating a highly urban enyironment. Furthereast,.lot frontages are wider and in rare cases these buildings are setback with car parking at the front. Buildingsof up to four storeys could be used to emphasise the intersection with Hoddle Street.

Strategic Contextc Zoned Business 1 (B1Z) and Business 3 (B3Z) for most part, and Business 4 (B4Z) for one lot which is also

affected by Environmental Significance Overlay 1 (ESO1).r Areas zoned Business 1 (BlZ) to encourage the intense development of business centres for retailing and

other complementiary, commercial, entertainment and community uies.r Areas zoned Business 3 (B3Z) to encourage the integrated development of Offices and manufacturing

industries and aisociated commercial and industrial uses.. Zoned Business 4 (B4Z) to encouraQe the developmentof a mix of bulky goods retailing and manufacturing

industry and their associated business services.r Environmental Significance Overlay aims to ensure that development is compatible with identified

environmental values.r Clause 22,04 Retail Centres Local Policy encourages shops to locate at ground level within the Core Retail

Areas of major centres.. Clause 22,05 Location of Commercial/lndustrial Activities Local Policy ensures that there are no adverse

amenity impacts between land uses and developments in areas of mixed activities and at the interfacebetween these areas and residential neighbourhoods.

Development Pressureo New apartment development on larger siteso Conversion of warehouses for residential user New showroom development with open frontages

Key lssuesr The street is abutted by residential areas on both sides, and provides an important pedestrian link to the

Yarra River.

VisionTo ensure that future development contributes positively to creating a safe and attractive pedestrianenvironment, and minimises amenity impacts on adjoining residential areas, and to provide a strengthened builtform emphasis to the Hoddle Street intersection, at a scale that remains within the general low-rise character ofthe City.

TRANSPORT CORRIDORS: MAIN ROAD STRIPS: HARD EDGE, FINE GRAIN CHARACTER TYPE

DescriptionAt the southem end of Smith Street, this precinct sits outside the core retail area, reflected through the built formwith less pedestrian orientated environments. Typically, buildings are 2-3 storeys with few ground floor windowsand simple brick forms. The street space is highly urban with buildings extending to the street edge, but mostlack verandahs, offering little weather protection for the pedestrian.

Strategic Context. Zoned Business 1 (BlZ) to encourage the ihtense development of business centres for retailing and other

complementary, commercial, entertainment and community uses.. Clause 22.04 Retail Centres Local Policy encourages shops to locate at ground level within the Core Retail

Areas of major centres.

Development PressureNo particular pressures have been notified.

Key lssues. Lack of weather protection, driveway interruptions of footpath.r Maintain the hard urban feel.

VisionTo maintain the hard edge built form, reinstate the rhythm of the fine grain subdivision pattem in building designwhere this has been lost, and improve pedestrian amenity.

SMITH STREET SOUTH

DescriptionVictoria Parade has a special quality of public domain with its wide rectilinear median and consistent tall treeavenu6. The built form within this precinct is less uniform than other (heritage) parts of the boulevard,encompassing a mix of newer and older office forms, although the lack of a front setback is a consistentcharacteristic. The newer buildings are generally 3-4 storeys and incorporate rendered forms with windows, andolder offces are slightly lower in height with narrow frontages and extensive glazing. The grain silos are atypicalof built form within this precinct, and together with the Porscho sign, provide a landmark viewed fom many partsof the city. Overall the consistent avenue of tall trees in Victoria Parade is the dominant feature of the precinct.

Strategic Context. Zoned Business 2(B2Z)to encourage the development ofoffices and associated commercial uses.

. DcCgn rnd Dcvrlopmcnt Ovcday 2 appllcr rnd elmr to ruinforca lhc local rtretoglc import no! of Yana'skey boulevards through the design, height and form of proposed development, as well as encouragingdevelopment to be respectful of the character and amenity of surrounding built form.

. Clause 22.05 Location of Commercial/lndustrial Activities Local Policy ensures that there are no adverseamenity impacts between land uses and developments in areas of mixed activities. and at the interfacebetween these areas and residential neighbourhoods.

Development PressureNo particular pressures have been notified.

Key lssues. Maintaining the dominance of the silos landmark with the prominent sky sign.. Enhancing the consistency of the built form character to compliment the boulevard.. Ameliorating the impacts of trafftc on pedestrians.

VisionTo reinforce the scale and formality of the boulevard landscape by improving the quality and consistency of builtform while maintaining the dominance of the avenue trees over built form, use building design to improvepedestrian amenity, and maintain the singularity of the silos and sky sign.

MAIN ROAD STRIPS: HARD EDGE, FINE GRAIN CHARACTER TYPE

DescriptionVictoria Street is a vibrant commercial strip valued for its restaurants and food stores that service the surroundingresidential areas. Two Storey Victorian Terrage shopfronts continue for most of the street, with the occasionalinfill development of siniilar proportions, byt overall it is a highly urban environment. Buildings extend to thestreet with nanow frontages that engage the pedestrian with windows, colourful signage and weather protectionin most parts. The parapets vary from shop to shop providing a visually stimulating skyline.

Strategic Context. Zoned Business 1 (BlZ) to encourage the intense development of business centres for retailing and other

complementary, commercial, entertainment and community useS.. One of the objectives of the Yara Municipal Strategic Statement (MSS) is to enhance the individualised

cherador of each ac{vlty cantra, rofrocling itr rEtell 'identlty' and heritage and cultural influcncas.. Clause 22.04 Retail Centres Local Policy encourages shops to locate at ground level within the Core Retail

Areas of major contres.

Development Pressure. Mews style housing at the rear

Key lssues. Malnlain the'struct well'. Enhance the pedestrian environment.

VisionTo niaintain the hard. edge built form and narrow-fronted rhythm of facades, and continue to encouragedevelopment that will contribute to a vibrant pedestrian environment while accommodating the residentialamenity of adjoining properties.

VICTORIA STREET SHOPS

MAIN ROAD STRIPS: HARD EDGE, COARSE GRAIN CHARACTERTYPE

DescriptionMuch of this portion of Victoria Street is transitional to the adjacent industrial land uses to the north, and theresidential area to the south, and built form is strongly influenced by this. The buildings are often warehousesbuilt to the street with large.frontages and windows fol the display of stock, some are setback with car parkingand signage at the ftont. On the southern side of the street, subdivision is finer grain, with occasional dwellingsfom the interwar period and some newer townhouse developments. The street is generally low scale with eithertwo storey equivalent, or single storey buildings.

Strategic Contexte Zoned Business 1 (B1Zl and Business 3 (B3Z), Design and Development Overlay 3 (DDO3) applies and

some places arg affected by Heritage Overlays.r Areas zoned Business 1 (BlZ) to encourage the intense development of business centres for retailing and

other complementary, mmmercial, entertainment and community uses.o Areas zoned Business 3 (B3Z) to encourage the integrated development of offices and manufacturing

industries and associated commercial and industrial uses.. Dcsign and Dsvelopmint Ovcrlry 3 (DDO3) eimr to r€inlbrco thr loc.l itrstogic importance of Yana's

secondary boulevards through the design, height and form of proposed development, as well asencouraging development to be respectful of the character and amenity of surrounding built form.

. Heritage Overlay applies to ensure that development does not adversely affect the significance of heritageplaces.

r One of the objectives of the Yana Municipal Strategic Statement (MSS) is to enhance the individualisedqh.redor of oach ac{ivity ccnse, rellecting iB rct.il 'identit/ and h.dt g. urd cultural intluerrcos.

o Clause 22.04 Retail Centres Locai Policy encourages shops to locate at ground level within the Core RetailAreas of major centres.

Development Pressurer New apartment development on larger sites.o Conversion of warehouses for residential use.r Newshowroom developmentwith open ftontages.

Key lssueso Strengthen the hard edge character.r Enhance the pedestrian environment.

VisionTo allow for larger scale development in locations removed from existing low-scale residential environments,strengthen the hard edge built form, and maintain the residential amenity of adjoining properties, while improvingthe pedestrian environment by providing passive surveillance.

VICTORIA STREET EAST

TRANSPORT CORRIDORS: MAIN ROAD STRIPS: HARD FINE GRAIN CHARACTER TYPE

DescriptionThis part of Church Street is a low k6y retail strip that branches from Bridge Road and offers a wide variety ofbuilt form. Buildings are either two storey shopfronts both interwar and pre-war, or low scale interwar dwellings.An exception to this is the taller retail complex at the Corner of Bridge Road and the McDonalds Restaurant. Thestreet scene has mostly a hard urban feel with the facades of the shopfronts and the retail complex directlyadjacent to the footpath.

Strategic Context. Zoned Business 1 (BlZ) to encourage the intense development of business centres for retailing and other

complementary, commercial, entertainment and community uses.. Deeign and Development Overlay 3 appliss and aims to reinbrcc the local stretogic importance of Yana's

secondary boulevards through the design, height and form of proposed development, as well asencouraging development to be respectful of the character and amenity of surrounding built form.

o One of the objectives of the Yana Municipal Strategic Statement (MSS) is to enhance the individualisedcfiaracier of qach ac,tlvlty cantrc, rcf,ec{lng lts retall 'ldentty' and hcritagc and cultural influencet.

Development Pressure. New apartment development on larger siteso Mews style housing at the rear

Key lssuesr Maintain the hard edge characterr Enhance the pedestrian environment,

VisionTo maintain the hard edge built form and narow-fronted rhythm of faca'des, and continue to encouragedevelopment that will contribute to an interesting and safe pedestrian environment while accommodating theamenity of adjoining residential properties.

I

DescriptionThe wide frontages in this precinct are distinct from the fine grain shopfronts that occupy much of Bridge Road.The buildings are mostly warehouses with low horizontal forms and large windows that engage the pedestrian atstreet level. Buildings extend to the street frontage and most provide weather protection to the pedestrian.Height is fairly consistent with most buildings being the equivalent of 2-3 storeys.

Strategic Contextr Zoned Business 1 (B1Z) and Business 3 (B3Z), Design and Development Overlay 3 (DDO3) applies to the

eastem section.o Areas zoned Business 1 (BlZ) to encourage the intense development of business centres for retailing and

other complemehtary, commercial, entertainment and community uses.r Areas zoned Business 3 (B3Z) to encourage the integrated development of offices and manufacturing

industries and associated commercial and industrial uses.. Decign and Dcvelopnrnt Overlsy 3 aims to rrinfurcc tho local strat€gic imporlancs ol Yana's sccondary

boulevards through the design, height and form of proposed development, as well as encouragingdevelopment to be respectful of the character and amenity of sunounding built form.

. One of the objectives of the Yana Municipal Strategic Statement (MSS) is to enhance the individualisedcharsc'tcr of eech .clivity contre, reflecting ils rctail 'idontitt' and herilage and cultural infrucnct!.

Development Pressure. New apartment development on larger sitesr Conversion of warehouses for residential use. New showroom development with open ftontageso Mews style housing at the rear

Key lssuesr Strengthen the hard edge character.o Enhance the pedestrian environment.

VisionTo allow for larger scale development in locations removed from existing low-scale residential environments,improve the pedestrian environment and maintain the residential amenity of adjoining properties.

DescriptionBuilt form within this precinct varies between two storey terrace shopfronts and larger fronted warehouses ofsimilar scale. The fine grain shopfronts converge at the main road intersections, they are built to the streetboundary and provide weather protection for the pedestrian. Surrounding the shopfronts, the warehouses areoften built to the street boundary with large open windows, others are less inviting and setback from the streetwith car parking and signage at the front. The precinct is bordered by residential areas to its north and adjoinsthe train line in the south. The western part of the precinct includes Richmond Station, which has potential toaccommodate a redevelopment including a tower of similar scale to the former industrial buildings north of thestation.

Strategic Context. Zoned Business 1 (B1Z), Business 3 (B3Z), and Business 4 (B4Z), Design and Development Overlay 3

(DDO3) applies to the eastern section of Swan Street.. Areas zoned Business 1 (B1Z) to encourage the intense development of business centres for retailing and

other complementary, commercial, entertainment and community uses.. Areas zoned Business 3 (B3Z) to encourage the integrated development ofoffices and manufacturing

industries and associated commercial and industrial uses.. Areas zoned Business 4 (B4Z) to encourage the development of a mix of bulky goods retailing and

manufacturing industry and their associated businbss services.. Dccign and Dor/€lopment Overlay 3 aimg to reinlbrce tho local stretegic importancc of Yana's aecondary

boulevards through the design, height and form of proposed development, as well as encouragingdevelopment to be respectful of the character and amenity of sunounding built form.

. One of the objectives of the Yana Municipal Strategic Statement (MSS) ib to enhance the individualisedcharactcr of each ac'tlvity centre, refecting ltc rctail 'identl$ and hcritagc end culturel infru.nccr.

. Clause 22.04 Retail Centres Local Policy states that only retail activities serving localised community needsshould locate in Local Convenience Retail Strips

Development Pressure. New apartment development on larger sites. New showroom development with open frontages. Mews style housing at the rear

Key lssues. The eastern part of the precinct is abutted by residential areas on the north side.. There is potential for larger development at Richmond Station, near the intersection with Hoddle Street /

Punt Road (see Key lntersections Policy).. Gaps in the hard edge character of the street need to be filled.

VisionTo ensure that future development contributes positively to creating a safe and attractive pedestrian environmentand minimises amenity impacts on adjoining residential areas, and allow for larger scale development atRichmond Station, of a scale related to the former industrial buildings north of the station.

TRANSPORT CORRIDORS: MAIN ROAD STRIPS: HARD EDGE, COARSE GRAIN CHARACTER TYPE

CHURCH STREET SOUTH

DescriptionThe buildings in this section of Church Street vary in height, style and grain, although most extend to the frontboundary. Warehouses and retail premises engage the pedestrian with low horizontal forms and large windowsthat start from the ground displaying stock and services. Closer to the river there are taller office buildings up toaround six storeys that fail to provide a pedestrian-ftiendly frontage to the street.

Strategic Context. Fredominantly zoned Business 3 (B3Z), some parts zoned Business 5 (B5Z), Design and Development

Overlay 3 applies.. Zoning is predominantly Business 3 (B3Z) to encourage the integrated development of offices and

manufacturing industries and associated commercial ahd industrial uses. Zoning is Business 5 (B5Z) to encourage the development of offices or multi-dwelling units with common

access from the street.. Design and Devolopment Overlay 3 aims to reinbrca lhe local stratogic importance of Yana's secondary

boulevards through the design, height and form of proposed development, as well as encouragingdevelopment to be respectful of the character and amenity of surrounding built form.

. One of the objectives of the Yarra Municipal Strategic Statement (MSS) is to enhance the individualisedcharadar of each aclivity centre, reflccling its retail 'idontity and herilage and cullural infruences.

. Clause 22.05 Location of Commercial/lndustrial Activities Local Policy ensures that there are no adverseamenity impacts between land uses and developments in areas of mixed activities and at the interfacebetween these areas and residential neighbourhoods.

Development Pressure. New apartment development on larger sites. New showroom development with open frontages

Key lssues. Strengthen the hard edge character. Enhance the pedestrian environment.

VisionTo allow for larger scale development in locations removed from existing low-scale residential environments, andensure that new development maintains and improves the pedestrian environment.

Appendix

Sfudy Brief

Appendix

Policy Context

City ofYam Built Form Review I Policy Context I

$tate Foniciles

The Ten Principles of Good Urban DesignClause 19.03 of the Mctoria Planning Provisions ('Design and Built Form') contains ten urban design principles,introduced following an advisory committee process initiated by the Minister that aimed to improve the quality ofurban design across the state. The ten principles appear under the following headings:1. Context 6. Consolidation of Sites and Empty Sites2. The Fublic Realm 7. Light and Shade3. Landmarks, Views and Vistas 8. Energy and Resource Efficiency4. Pedestrian Spaces 9. Architectural Quality5. Heritage 10. Landscapo Architecture

The objective of the clause is:

To achieve high quality urban design and architecture that:. Reflects the particular characteristics, aspirations and cultural identity of the community.. Enhances liveability, diversity, amenity and safety of the public realm,o Promotes attractiveness of towns dnd cities within broader strategic contexts.

lmplications for Built Form Reviewthe Built Form Review has been prepared explicitly to address built form related issues that are referred to inthis policy.

Melbourne 2030: Planning for Sustainable GrowthMelbourne 2030: Planning for Sustainable Growth is a metropolitan-wide strategy that was launched in October2002. lt outlines a 30 year vision for the management of urban growth in metropolitan Melbourne, lt containspolicies and initiatives that will inform the Yarra Built Form Review. A summaryof the relevant policies and theirimplications are as follows:

A More Gompact GityBuild up activity centres as a focus for high-quality development, activity and living for thewhole community.

Melbourne 2030 has identified activity centres as the focus of major change in metropolitan Melbourne over thenext 30 years. They are uniquely placed to provide for much of the anticipated growth in households. They areoften well-served by public transport, and offer a wide range of services and facilities beneliting the wholecommunity. Melbourne 2030 seeks to increase the concentration of activities in metropolitan Melboume within anetwork of activity centres that differ in size and function and are connected by public transport. This policyidentifies parts of Fitsroy and Richmond as Major Activity Centres.

lmplications for Built Form ReviewThe identification of parts of the City of Yarra as Major Activity Centres demonstrates that Yarra Built FormReview is a necessary step in identifoing opportunities and constraints in achieving this policy.

A Great Place to BePromote excellent neighbourhood design to create attractive, walkable and diversecommunities

Melboume 2030 intends that neighbourhoods should be created as integrated and ihterconnected communities.A set of Neighbourhood Principles has been developed that apply to major redevelopment in existing areas.These principles include creating compact walkable neighbourhoods, reducing car use, integrating activities, andlinking open spaces.

lmplications for Built Form Review

City of Yara Built Fo.m Review I Policy Context ]

The Yana Built Form Review identifies the existing urban fabric of the City of Yana, and can help to identifo theneighbourhoods that may be targeted for possible redevelopment. lt identifies examples of large industrial sitesthat could possibly be developed using the neighbourhood principles outlined in this policy.

Better Transport LinksPlan urban development to make jobs and community services more accessible

lmprovements to public transport, walking and cycling networks should be coordinated with the ongoingdevelopment and redevelopment of the urban area. To increase public transport usage, and to ensure people

consider it as a realistic choice for many everyday trips, residential development and activity centre developmentshould be located with access to established and proposed transport networks.

Nmplications for Built Form ReviewThe co-ordination of public transport, activities and residential development, as outlined in the abovE policy, hasthe potential to significantly affect the built form of Yana, especially around existing transit nodes. Much of Yarrais already in close proximity to railway stations and tram stops, and therefore fulfills the objectives of this policy.However, existing planning scheme controls, such as overlays and Rescode requirements, may limit the potential

for new development around new or existing public transit stops.

Yarra Planning Scheme

Local Planning Policy Framework

Municipal Strategic StatementThe purpose of the Yarra Municipal Strategic Statement (MSS) is to provide the strategic planning ftamework. ltencompasses a vision for Yarra that includes recognition of the diverse nature of its built environment. The MSSprovides the strategic basis of which planning controls are applied, and is a major policy component of the YanaPlanning Schem6.

Socio-economic and Population lssues

The MSS recognises that a process of gentrification and renovation of 19rh century housing stock has resulted inthc dlsplaccmont of Yana's tnditional communilieg, with an increaring polorisaton of tlrs communig in tcrmr ofincome. The result of this may be a less culturally diverse population in the long term. The key issues inresponse to this social polarisation caused by increasing housing costs have been identified as:r The displacement of traditional communities ftom bccessing employment, services and networksr The supply of affordable housing in regard to both existing and new development, with the necessary

retention and redevelopment of high rise and walk-up public housing sitese Greater diversity in new housing to accolnmodate broader social and economic changes, eg studio

apartments facilitating people working from home

This section of the MSS identifies that Yarra has experienced a population decline as a result of a decline inhousehold size. The implications of this decline will not only be manifest in residential development, but havewider implications for the efficient use of physical and social infrastructure, retiail centres and local business.Despite the population decline, the renewed interest in the inner city as a residential location has resulted in theconvrrsion of mrrpinalircd induildel ritcr into houaing. The MSS ilebt that'Council must dlroct thir demand ina manner which successfully achieves an increase in people, not just dwellings, whilst retaining the highly valuedand dlstnctivc urban chrrac{cr ofYana.'

lmplications for Built Form ReviewTo maintain a diverse community, a long term vision in regard to built form is vital, as groups of differing social,economic and cultural backgrounds have differing housing needs. The physical form of buildings often manifeststhe needs of the people who occupy them. The contemporary planning practice of applying controls to density,height and urban character is a blanket application that does not easily accommodate exceptions, nor does itaddress disadvantaged groups. There is a danger that by failing to accommodate the people with differingsocial, economic and cultural backgrounds whose present and future needs necessitate a built form that differsfrom the existing paradigm, Yarra will become a less diverse community.

Cityof Yara Built Form Review I Policy Context I

However, a review of the MSS conducted in 2002 recognises that the decline in the population of Yarra identifiedin '1999 is no longer applicable. This section of the MSS will need to be updated to reflect this.

lndustrial Activity

The City of Yarra has experienced decline in traditional manufacturing while embracing newer forms of industryinvolving assembly, warehousing, distribution, and research and technology. Administrative, display, storageand distribution functions have larger space requirements that should be addressed in facilitating theredevelopment or refurbishment of existing factory premises.

Changing industrial activity, as well as other.land use pressures, notably commercial and residentialdevelopment, contributes to the decreasing supply of industrial land in the City of Yarra.

Future strategic work includes:r Developing and implementing a Local Policy, establishing clear Performance Standards for lndustrial

Activities as a preventative approach to managing amenity impacts,o Undertaking a study of industrial trends and existing industrial land, to determine appropriate supply and

demand of industrial sites and potential strategies to support existing and encourage fu(her industrialactivity,

. lnvestigate the potential for a comprehensive redevelopment of the Abattoirs Precinct with a focus ondistribution activities to capitalise on the City Link project, and

. Develop a Development Contributions Policy to ensure redevelopment of key precincts is coordinated withthe provision of infrastructure in a timely and cost effective manner

lmplications for Built Form Reviewldentifying existing and proposed industrial uses, recognising current trends in industrial activity, and assessingthe impact of non-industrial activity within industrial areas, will contribute in determining the physical form ofindustrial areas. A policy addressing the location of commercial and industrial activities discourages activitieswith adverse amenity impacts from locating hext to specific residential areas, may also have an effect ondevelopment in industrial areas.

The Built Form Review will help to identify the traditional industrial areas of Yana as well as identifying the areasthat have undergone change due to the influx of newer forms of industry and redevelopment pressure forresidential purposes.

21.03-2 Commercial and Retail Activity

The surplus of industrial land provides locational opportunities for commercial uses, with arterial roads providingthe highest profile sites. The distinction between industrial and commercial uses is decreasing to such an extentthat spatial separation between them is no longer necessary. This presents opportunities for a mix of businessactivities to become established in marginalised industrial areas.

Retailing in the City of Yarra is predominantly in the form of the traditional shopping strip. The MSS recognisesthat to remain competitive and viable, retail centres must evolve to cater for changing retail trends and shopperexpectations. This would involve continual adjustments to the retail mix, improving the physical appearance andfunctionality of these strips, ensuring convenient car parking and public transport access, while enhancing theattributes of the retail centre for shopping convenience and a focal point for specialised goods and services, andlocal community activity. The major retail centres of Bridge Road, Swan Street, Victoria Street, Smith Street andBrunswick Street present opportunities for emerging niche markets, especially those focussing on entertainment,cultural and specialised retailing, to attract customers ftom outside local catchments.

Residential interfaces with commercial or industrial areas are inevitable in the City of Yarra, due to the historicaldevelopment of the City resulting in these areas being in cldse proximity. The rise of residential amenityconcems has highlighted the conflict inherent in the effects of non-residential uses, such as traffic, noise, andparking, with the quality of residential living. The MSS identifies the need to segregate land uses to preventconflicts, but also recognises that the shift towards cleaner industries, as well as performance based approachesto planning, can create opportunities for different land uses to co-exist successfully.

lmplications for Built Form ReviewNew commercial activities within industrial areas will necessitate new development, or redevelopment orrefurbishment of existing buildings. A new concentration or consolidation of commercial uses has implications forinfrastructure, access and services. An influx of a temporary population of workers, shoppers and people onsocial outings also needs to be addressed through issues such as traffic, car parking and public facilities, egstreet furniture and public toilets. However, where there are potential conflicts between residential and non-residential uses, a balance needs to be made where the amenity concems of residential areas are weighedagainst the resulting built form of non-residential uses.

city of Yara Built Form ReviewI Policy Context ]

Element 1: Urban Design Framework

This element of the Municipal Strategic Statement identifies the need to ensure the highest standards of designand amenity to ensure that the nineteenth century infrastructure continues to serve the community well into in thetwentieth first century. lnnovative contextual architecture can play a role in creating quality skeetscape-s thatreflect Yana's divenity. The liveability and characier of Yana depends on effeclive urban design with futuredevelopment reepeding the citys inherent charac.ter and urban form, natural systems and diverse communily.

The firgt tr,rc objectives of this Element is to maintain the urban fabric of Yana's prevailing ninet€enth conturyheritage character and to carefully consider built form, design treatments, infrastructure and landscaping toachieve a City with a human scale.

Strategies include ensuring that new development contributes positively to the urban character and amenity ofYarra [hrough maintaining the human scale of the City and ensuring that new development respects theprevailing historic character.

lmplications for Built Form ReviewThe emphasis on human scale has implications in its application through the planning process. Although thetorm'human scale'is subjec{ to interpretation, it seems likely that in reference to buitt form, this term is mostlikely be interpreted as being at scale that is conducive to pedestrians and cyclists'

21.05-2 Element 2: Residential Land Use and Development

ThiS elomGnt rccognize! that wfiilst now residential dcv6lopm6nt is essentlal lo surtain Yana's population level, italso rccognizcs that it ic crucial that the'livability' and diltindiv€ cfiarac,ter of Yafi'e's ettablishod residentialneighbourhoods is maintained and enhanced.

Thc objcctiv* address lhe doclino of Yana's populrtion, thc neod to retain diveruo houring stock, proservation

of the dxisting urban character, enhancing levels of residential amenity, and achieving high quality designoutcomes in respect to all new residential development.

One of the strategies to achieve these objectives is to manage the level and nature of new residentialdevelopment in different parts of Yara, based on the capacity of individual neighbourhoods to accommodatechange, with regard to infrastructure ceipacity, heritage and urban character, and amenity considerations.

lmplications for Built Form ReviewThis element expands on Element 1: Urban Design Framework, in that it relates specifically to residential areas.Both elements address urban character, but this element has a greater emphasis on amenity. However, Elementt has a more explicit emphasis on encouraging contemporary architecture and retaining heritage character. Thiselement provides the policy basis and the local policy context for objectives addressed by the provisions ofRescode and the Good Design Guide. The. implication of this is that amenity and urban character concerns canbe assessed through local policy via the MSS, and not merely through the State-wide provisions of Rescode andthe Good Design Guide.

21.05-6 Element 6: Yarra River Corridor

This element of the Municipal Strategic Statement recognises that development pressures alon$ the Yarra RiverConidor need to be managed in order to conserve the parkland and historical qualities of the river. ltacknowledges the challenge of protecting the integrity of the Yarra Corridor as a natural system while meetinguser demands, although due consideration needs to be given to established and intact industrial areas when

defining opportunities to accommodate new commercial and residential developments.

The objectives of this Element emphasise the natural qualities of the Yana River Conidor as a conservation,recreation, and tourism asset of metropolitan significance. The last three objectives relate to protection ofculturally significant sites, new development that maintains the scenic qualities of the Yana River Corridor, andland uses that maximise compatibility with and public access and enjoyment of the River.

One of the strategies to achieve these objectives is providing opportunities for new commercial and / orresidential use and development on river frontage sites in defined Redevelopment / Reuse Areas, as shown onthe Yana River Conidor Framework Plan.

lmplications for Built Forrn ReviewThe objectives of Element 6 of the MSS stress the natural and recreational qualities of the Yarra River Conidor,w6ilst the objectives of Schedule 1 of the Design and Development Overlay address the same qualities but with afocus on preventing inappropriate development that interferes with these qualities.

Ciiy ofYara Built Form Review I Policy Context ]

Municipal Strategic Statement Review

A review of the Yarra Muncipal Strategic Statement (MSS) was undertaken by Council in 2002 to fulfill arequirement that the MSS is reviewed every three years. The review provides an assessment of the strategicplanning work completed for the City of Yana and the related amendments to the Local Planning Po[icyFramework,

The following is a summary of relevant sections of the MSS Review that are relevant to the Yarra Built FormReview:

e Revision of the Municipal Profileo Revision ofthe Key lnfluences and lssues

. A major point is the removal of the concept of addressing population decline as a driver.o Revision of the Vision and Strategic Objectives

. Thisisdrivenbytheneedtobettcrreflectth6outcomesof'OurFuture2olo'andth6adoptodCityPlan2OOl/2004.o lndustrial Strategy

o Refine the Objectives of Element 3 (lndustry and Commerce)o Rezone a small number of parcels.. A new policy 'lndu3irial and Bueinass Entcrprilo Areas - Land Uso and Davclopmcnt Policy' b address issues such

as land use, urban design and subdivision within commercial and industrial areas.o Our Sustainable Future: The Yarra Environment Strategy

. Am€ndment prepared to imploment tho finding! of the Study including amendments to El6ment 6 - Yana RiverCoridor, int oduclion of a Local Planning Pollcy ' Protcc{ion of Blodivc6ity' lor land elone the wat ruays andencourages the planting of indigenous species with an accompanying table of appropiiate species.

o Built Form Reviewo Determined the need to review the strategic gaps in current objectives and planning controls in the MSS that address

urban form and residential development in the non heritage areas throughout Yarra. The provisions in Element'lU rban Design Framework, the related U rban Design Framework Plan, the provisioos of Element 2 Residential LandUse and Development, and the related Framework Plan, all use terminology that is no longer appropriate the guidefuture residential development throughout Yana, and does not necessailly lead to appropriate urban designoutcomes.

. The concepts in need of review include: urban village, major gateways, major residential development sites, majorrenewal areas, primary boulevards and secondary boulevards.

. There is concErn over the use of t6rm 'higher dw.lling density' being no longer appropriatc aS population of Yana isno longer declining.

o Need to strengthen the objectives of sustainable urban development including achieving energy efficiency inresidential development.

. Sets out the brief for the Built Form Review Proiect. Will provide the basis for the above items to be addressed, Afurther outcome will be a review of implementation tools in the planning scheme such as use of Design andDevelopment Overlays.

. Developer Guidelines for Development above Three Storeys. To go on public exhibition in October 2002. Will be reviewed following outcomes of the Built Form Review.

c Yana River Coridor Guidelines. The detailed planning guidelines referred to in the Local Policy for the Yarra River are inadequate and require further

refi nement to strengthen.. A comptchensive rcvicr,v is neoded to oxamine thc cffcc'tiveness of the 'Yarra River Coridor Ufian Design

Guidclines' wlih adloinlng municipalitilt and rclovant Statc Govlmmcnt Aolncic3. Pondlng this revierri an interimreview will be conducted.

o Heritage Review. lncludes revicw and refinemcnt of planning policy 'Devclopmant Guidollnct lor Heritigo Plac$"

. Local Planning Policy for Mixed Use Zones.r This will result in Council classirying the mixed use zone areas principally on their land use characteristics, and

identifi/ing specific objectives for the zone and subgroups.r Will be reported to Council later this year.

. lntegrated Transport and Parking Strategy. Underway.

. Open Space. lnitial stage completed.

o Economic Strategy. Stfategy completed. Reveals a need to revise table of Retail Function and identity the major and minor activity

centres throughout Yarra.. Further strategic work required to define the adopted role and function of each activity centre in the MSS.

lmplications for Built Form Review

city ofYara Built Form Review I Policy Context ]

The Yarra Built Form Reviewwill input into the MSS Review, but will require a separate planning schemeamendment that will include the following changes to the MSS:

. Revise Elements 1 (UD) and 2 (Residential LU and Development)

r Revise key terms (urban village, major gateways, major residentpl redevelopment sites, major renewalareas, primary and secondary boulevards)

. Delete reterenc€ to'higherdr,rclling densiVr Strengthen sustainability objectives, and. Review Design and Development Overlays

Local Planning PoliciesClause 22.01 Discretionary Uses in the Residentia! 1 Zone

The purpose of this policy is to provide a policy basis for non-residential uses in Residential 1 Zones. Theobjdtiv; of this policy is to ensure that non-residential uses do not adversely affect residential amenity.

This policy is applicable to applications for non-residential uses that require a permit in a Residential 1 Zone. ltcovers matters relating to visual amenity, such as scale, bulk and character. Priority is given to the amenity ofresidential areas, although non-residential uses can be established where this policy is adhered to.

lmplications for Built Form ReviewThis policy introduces a requirement to consider urban character for non-residential uses. Under the provisionsof Rescode, applications for residential development that require a planning permit must considerurban/neighbourhood character. This policy applies to non-residential uses requiring a permit in Residential 1

Zones. According to the Yarra Planning Scheme, urban character can only be considered in residential areas,

and along primary and secondary boulevards. The Yana Built Form Review identify urban character elements ofnbn-residential areas of Yarra, and thus helps in achieving the application of this policy.

Clause 22.03 Yafia River Corridor Urban Design Guidelines

The purpose of this clause is to provide a policy basis for decision making relating to land adjacent to the Yarra

River that is subject to the Design and Development Overlay Schedule 1 (DDO1). This policy basis states thatguidance in assessing development adjoining the river coridor is necessary, and that the Municipal StrategicStatom€nt,recognises 'tho nccd to protect the integrity of ths natural anvironment of the conidor whilst balancingits recreatlonal, ecological End economic potontial."

The objcctivc of thB policy ia "To ansura that land u8G and dovcloprn€nt .disccnt to the Yana Rivtr rospoctt thoenvironmenlal qualitics and rrcro.lional uss of thc rivcr conidor.' Thc actu.l policy itself statet that thoResponslblc Authority will havc rcaard lbr the "City of Yana - Yara River Conldor Urban Dosign Guidclines"when concidcrlng applications for urc or development of lard within ths Yana Flivor Conidor. "Thc Yana RlverConidor Urban Derign Guidciines (City of Yana)", is listed ar a Policy Flelbronco, but arc not li3ttd ac anlncorporated Document under Clause 81.

This document will be subject to an interim review, pending a joint review with adjacent Councils and relevantState government bodies.

lmplications for Built Form ReviewIt is apparent that the Yarra River Conidor Urban Design Guidelines were intended to be the primary documentwhen assessing applications for land use and development along the Yara River Conidor. The MunicipalStrategic Statement also contains two Elements relating to open space and the Yana River Conidor. However,because the actual content of these guidelines are not included in DDO1, the guidelines have limited statutoryforce.

Clause 22.04 Retail Centres Policy

The purpose of this policy is to provide a policy basis for the preferred locations of retail activity within the City ofYarra. This policy is applicable to the retail centres that are identified on the Retail and Activities CentresFramarork Plan olthc Municiprl Slratcgic Statoment. Thc objcclivo of thir policy is'To prornote thc dcfincdmlaa of individuel illril omber in accordanco rvith the Rctail rnd Acdvity Ccnlrcr Framevrork Plan.'

The e,ontent of this policy is as follows:r Shops are encouraged to locate at ground level within Core Retail Areaso Offices, recreation and entertainment uses are encouraged to locate outside of Core Retail Arease Restricted retail uses are encouraged to locate in designated locations along Hoddle Street, Swan Street

and Heidelberg Road

City of Yara Bujlt Form Review I Policy Context I

. Retail and restricted retail are discouraged fom locating outside of retail areaso Retail activities that only cater for localised community needs are encouraged to locate within Local

Convenience Retail Stripsr Late night and 24 hour trading activities are discouraged from locating adjacent to residential areas.

lmplications for Built Form ReviewThe policy identifies the "designated locations'along Hoddle StreEt, Swan Street and Heidelberg Road, in whicfirestricted retail activities are encouraged to locate, on the Retail and Activity Centre Framework Plan. The Planshows different categories of retail areas along these roads, and it is unclear if this policy is referring to all theseretail areas, or to a specific category.

Glause 22.05 Location of Commercial/lndustrial Activities

The purpose of this policy is to provide a policy basis for locating land uses and development that have negativeamenity impacts away from residential areas. lt identifies the potential for land uses that are incompatible withexisting and new residential uses to seek locations in mixed activity areas. This policy applies to all areas thatare zoned as Business 3, Mixed Use and lndustrial 3. The objective of this policy is "To ensurs lhat there are noadverse amenity impacls between land uses and developments in areas of mixed activities and at the interfacebetunen these aroag and residential neighbourhoods."

The content of this policy is as follows:. Activities that are known to cause adverse amenity impacts are discouraged from locating next to residential

areas that are identified as Business Enterprise Areas, lndustrial Bufier Areas and Mixed Use Areas asshown on the lndustrial and Commercial Framework Plan in the MSS.

lmplications for Built Form Reviewln comparison to the "Discretionary Uses in the Rcsidential.l Zone'policy, this policy establishes that negativeamenity impacts are of greater concern for areas that have a Residential 1 Zoning, than that of mixed use areasof different zonings. However, the question of urban character is not mentioned in this policy. According to thepolicies of the Yana Planning Scheme, visual amenity in terms of built form is only applicable to Residential 1

Zones. Residential amenity, in terms of built form, is not addressed for residential development in mixed useareas that are not zoned as Residential 1.

Relevant OverlaysClause 43.02 Design and Development Overlay

The purpose of the Design and Development Overlay (DDO) is to implement the State Planning PolicyFramework, the Local Planning Policy Framework (including the Municipal Strategic Statement and localplanning policies), and to identlfo areas which are affected by specific requirements relating to the design andbuilt form of new development. This means that the provisions of this overlay are to be applied in conjunctionwith State and Local policies.

Each schedule to the Design and Development Overlay must contain design objectives to be achieved for thearea affected by the schedule. The requirements of a schedule may specifo building setbacks, building height,plot ratio, landscaping, or any other requirements relating to the design or built form of new development. Thefirst three schedules of the DDO do not make specific requirements, but list reference documents that are to beused in assessing developments in the DDO.

A planning permit is required to construct a building or construct and carry out works in the DDO. This meansthat, regardless of the zoning, any planning application for the construction of a building, or to construct or canyout works,. requires a permit under the DDO. The purpose of the provisions of the DDO and the relevantschedule is to apply controls to the design and built form of development within the DDO. The DDO and theHeritage Overlay are the two overlays in the Yana Planning Scheme that are concerned with controlling thevisual elements of new development.

The decision guidelines of the Design and Development Overlay have an emphasis on whether the proposeddevelopment is in keeping with the surrounding character, including that of heritage places. This mearis that aplanner should take into account urban character and heritage considerations when assessing development in aDDO. The assessment of character and heritage is addressed in the provisions of the Schedules and referencedocuments. The urban character and heritage considerations of the Decision Guidelines have the potential tooverlap those of the Heritage Overlay and the proposed Neighbourhood Character Overlay.

Schodulc One: Yarra Rlver Conldor- lncluslvs ol Ncrrt and Duabln Crceks

city of Yara Built Fo.m Review I Policy Context ]

ln summary, the design objectives of the Design and Development Overlay Schedule 1 (DDOI ) that relate tobuilt form are summarised as follows:

. to protect the visual bushland character of the Yarra, Merri and Darebin Creeks,

. to limit the visual intrusion of inappropriately sited development,

. to maintiain existing places of cultural heritage and

r to achieve a high standard to visual and functional amenity to proposed developments that reflect theseobjectives.

The built form outcomes of the DDO1 are derived from the following policy reference documents:o Urban Design Guidelines for the Yana River Corridor. Guidelines for Heritage Placese Advertising Code

ln deciding development proposals pursuant to the Design and Development Overlay 1, the ResponsibleAuthority must consider the following decision guidelines

o Whether the location, bulk and appearance of the buildings and works will be in keeping with or enhance theskyline from the waterway or fom prominent scenic view points within the corridor environs.

r The extent that buildings or works are designed to enhance or promote the environmental values andlandscape chaiacter of the corridor.

r The need for landscaping or vegetation screening of the proposed buildings or works.o The design, height and visual bulk of the development and potential physical and visual impacts upon the

Yarra River Corridor, surrounding built form and the character of the immediate surroundings.

lmplications for Built Form Reviewln areas that are affected by the DDO1, development must not only be assessed according to the provisions ofthe DDO and Schedule 1, but also in conjunction with the Municipal Strategic Statement (MSS), Local Policiesand the State Planning Policy Framework (SPPF). The schedule itself lists three reference documents to beused in deciding applications. lt is important that the content of the reference documents, MSS, local policiesand SPPF is up to date and without contradictory or conflicting objectives.

"Guklcliner for Hcrilage Places" is algo a rcbronca docurnent undsr Schcdulc 1. One of thc objeclives of thisSchedule is to accentuate existing places of cultural heritage significance and encourage retention of historicbuildings and features. The decision guidelines of the DDO also make reference to the compatibility of newdevelopment to identified heritage places sunounding the site. These references to heritage under theprovisions of the DDO and Schedule 1 means that new development under the DDO should also take heritagematters into account. This introduces potential overlapping where a site is subject to the Heritage Overlay andthe DDO, but it also seives to introduce heritage considerations to a site that is only affected by the DDO.

Clause 22.03 of the Yara Planning Scheme is a local policy that applies to land and water that is covered by theDDO1 . The objective of this policy is to ensure that development adjacent to the Yarra River (and therebyincluding Meni and Darebin Creeks) respects the environmental qualities and recreational use of the rivercorridor. This environmental aspect of this policy objective is consistent with the fourth objective of Schedule 1 ofthe DDO. However, the reference to recreational use of the river corridor is only addressed as encouraging thecreation and continued improvement of public open space within the Yana River Corridor.

The outcome of this policy and the DDO1 is the same; that development shall be constructed according to theYarra River Conidor Urban Design Guidelines. This raises a question about the status of this document. Underthe Overlay provisions this Guidelines serve as planning controls, whereas under the local policy they act aspolicy guidelines.

To address the design objective of maintaining viewlines, the planner needs to refer to Element 6 of the MSS, inparticular, the Yarra River Conidor Framework Plan. This plan shows the viewlines that are mentioned in theSchedule.

Schedule Two: Primary Boulevards

The design objectives of the Design and Development Overlay Schedule 2 (DDO2) have an emphasis on theamenity impacts of visual form to sunounding or adjacent development. Other objectives foqus on the historicaland dralcgic impodsncs of Yana's k€y boulevadr and gateway sit6, their ninsloanth csntury drarac{er, andproviding for a high level of community safety and comfort. These objectives are to be achieved through thedesign, height and form of proposed development.

The built form outcomes of the DDO2 are derived from the following policy reference documents:

City oiYara Built Fo.m Review I Policy Context I

. Guidelines for Heritage Placeso Advertising Code

These reference documents are also listed under Schedule 1.

ln deciding development proposals pursuant to the Design and Development Overlay 2, the ResponsibleAuthority must consider the following decision guidelinesr The contribution of the proposal to reinforcing the metropolitan significance of the site and the streetscape.o The design, height and visual bulk of the development in relation to potential negative amenity impacts upon

surrounding land uses.o The design, height and form of the development in relation to the character of the street.o The extent to which the above Design Objectives are met.

lmplications for Built Form ReviewThe need to maintain consistency between the objectives of State Planning Policy Framework, the MunicipalStrategic Statement (MSS) and local policies, with the objectives of DDO2 and its reference documents isimportant. This Schedule should bo applied in conjunctlon wilh th€ MSS, in parlicular, Clauae 21.0$S "Element8: Transport and Access." lt is inter€stng to note that the applicalion of lhe Design and Dsvelopment Overlay isnot an action that is listed as a strategy to be implemented.

Schedule Three: Secondary Boulevards

ln summary, the objectives of the Design and Development Overlay Schedule 3 are similar to those for DDO2,but with less emphasis on the historic and strategic importance of these areas, and less emphasis on achieving ahigh standard of visual and functional amenity.

The built form outcomes of the DDO2 are derived from the following policy reference documents:o Guidelines for Heiitage Placeso Advertising Code

These are the same reference documents listed under Schedules 1 and 2.

ln deciding development proposals pursuant to the Design and Development Overlay 3, the ResponsibleAuthority must consider the following decision guidelineso The contribution of the proposal to reinforcing the local significance of the site and the streetscape.r The design, height and visual bulk of the development in relation to potential negative amenity impacts upon

surrounding land uses.. The design, height and form of the development in relation to the character of the street.r The extent to which the above Design Objectives are met.

These decision guidelines are the same as Schedule 2, except that Schedule 2 addresses the metropolitansignificance of site, whereas Schedule 3 addresses the /ocal significance.

Other Council StudiesUrban Character StrategyAuthon Mike Scott and Associates.Date of Publicafion.' August 1997

Summary of Content:o Eight guidelines, six maps (mostly of consistent character areas)r Twenty seven precincts (including heritage areas and non-residential areas), each with a statement of

desired character, and summary of existing characteristics

lmplications for Built Form Review:The Strategy identifies character precincts within Yana, and may be used in conjunction with this Review inassessing existing characteristics of built form in Yara. However, this Strategy pre-dates ResCode, so it lacksstatutory \,vaight undor the presont day requiromonts of Rescode. lt alco pre{ate3 lhc 'characlor procinctbochuras' methodology developed by Planisphere for subsequent Neighbourhood Character Studies.

Punt Road/Hoddle Street Planning and Design Strategy and Guidelines Volumes 1 and2Authon Hansen Partnership Pty Ltd, Context CMIDate of Publication: January 2000

City of Yara Built Fo.m Review I PolicyContext ]

Summary of Content:The development of this document arose from a statement within the new Yana Planning Scheme to developLocal Policy and guidelines for development along primary and secondary boulevards as defined by the Designand Development Overlays. This study looked at the Punt Road/Hoddle Street precinct, and was viewed as apilot study for the Main Roads Study, which reviewed it. lt aims to ensure that development alongPuntRoad/Hoddle Street takes advantage of its potential, whilst acknowledging the constraints of its existingheritage and urban form, the residential interface and the high traffic volumes.

The study identifes key elements which shape the form, structure, appearance and amenity of the area todetermine a vision and appropriate urban design and development provisions. A detailed study was undertakenof the study area analysing issues such as Block height, setback and era, subdivision texture, existing andoriginal uses, private/public edge, public domain and development consistency. This was mapped and analysedto determine the to determine key considerations for the development of the design principles. Key findingshighlight the issues and constraints and identify conditions where development opportunity is high and low alongthe street.

Following thir analytis, threc componcnts urh€ro dGvolopod to furm thc Planning and Design etratcgy - UrbanDesign Statements, Design and Development Principles and Planning and Design Guidelines. The first twoelements apply to the whole length of the street while the Planning and Design Guidelines are divided into 6 keyprecincts,6 junctions and general guidelineS which apply to the whole corridor.

Key features of this Study include:o A definition of six precincts and five junctions,

. Proposals are based on a Vision and 12 Principles (the Design Objectives in C10),o Heights vary from block to block, from 2 to 4 storeys up to 4 to 8 storeys at key junctions,r The proposed DDO table has 14 separate sections (3 of the precincts have a separate east and west side

componGntt): buildinga and wort!'should not excead'thcsc hcightr,o There are additional general planning and design guidelines (street identity, order & continuity; built form

quality; building entrance (pedestrian and vehicular); interior oiientation; environmental and acousticprotection; community safety; landmarks, views and vistas; landscaping; and building height, setback &envelope/orientation )

r Community concern about these proposals seems to be based on:. Advantages and disadvantages of main roads as residential environments (public domain could be upgraded). Access problems (traffic in rear laneways can affect residential amenity)r Mrud bulk, ovoruhrdoring .nd overlooklng concarns hom residants at tha rear vs taller buildlngr ar 'bullers' to

traffic noise etc

lmplications for Built Form Review:The Study provides a detailed assessment of the built form of the Punt Road/Hoddle Street boulevard. lt alsomakes recommendations for design and development along the corridor which could be translated into thePlanning Scheme through a variety of tools.

A new Design and Development Overlay (DDO4) detailing specific height and setback requirements blong thelength of the road was developed and exhibited. There were some concerns raised by the community regardingthe recommendations made for some stretches of the road. At this stage, Council has chosen not to proceedwith the amendment. The study needs to be reviewed and relevant sections incorporated into the Review.

Design Guidelines for Development above Three StoreysAuthon City of YaraDate of Publication: July 2002

Summary of Content:Design Guidelines for Development above three Storeys was prepared to guide the scale, form and appearanceof new development over three storeys not already protected by heritage overlays and its associated localplanning policy. The provisions of Clause 55 Rescode do not apply to residential development of this type anddoes not apply to non residential buildings. The study recognises that this form of development is more likely toc€luse greater neighbourhood impacts. Nine guidelines have been developed covering the following issues:

Setbacks and site coverage;Building height and silhouette;Streetscape amenity;Environmental Sustainability;On-site amenity;Off-aite amenity;Landscaping and fencing;Parking, traffic and access; and

10

City of Yarra Built Form Reviry [ Policy Context ]

Service lnfrastructure.

Design Objectives and Design Guidelines are developed for each of these guidelines. Design Objectives must bemet, while Design Guidelines should be met.

lmplications for Built Form ReviewThis Study has just been completed and will be presented to Council. An interim policy may be proposedpending the outcome of the Built Form Revieu The Built Form Review will need to confirm the outcomes of theDeeign Guidelines and integrata into the Revierira'final recommendations. The Yana Built Form Review canincorporate this Study by identifying areas where development over three storeys may be allowed.

Yarra Residential Design GuidelinesAutltor HassellDate of Exhibition: June 2000

Summary of Content:These guidelines were developed to "clearly idenilry the parameters of rivhat are considered acceptable andunaccsptable design responses for housing in eslablishod residential areas of Yana." New mulli-ducllingdevelopment, extensions or alterations to existing housing in the established residential areas of Yarra coveredby the Residential I Zone, \ /ore rsquired to "have regard to'these guidelines. The Developmqnt guidelines forHeritage Places (applicable in Heritage Overlay areas) prevail over these guidelines where there is anydiscrepancy. They also do not apply to in the areas covered by the Boulevard Design and DevelopmentOverlays. These guidelines were intended to be used in the development of the proposed DDO4, but which didnot eventuate.

The document was designed to supplement the Good Design Guide for Medium Density Housing and VicCodel .

The Guide was designed as a user friendly tool for all involved in the process of assessing, designing anddeveloping a design.

The elements covered by the Guide are:Neighbourhood Character and StreetscapeHeightBoundary to Boundary DevelopmentOverlookingSolar AccessSecluded Open SpaceCarparkingAddressing the StreetLanewaysNoiseBuilding materialsSite CoverageDensity

The document includes requirements and guiding comments on a variety of design issues. lt aiins to providemore measurable objec-tives to produce good d6ign that responds to Yana's panicular characleristlcc. There isa useful section on development pressures and unique built form characteristics of Yarra, which is as follows:

'Now developmont of up to 2 storeys in height is generally acceptable subjec{ to the following:Streetscapes with consistent single storey residentialdevelopmentStreetlcrpes wilh a mix of height!Any dw.lling

Appar.nt hcight mud b€ ihe s.me

Apparunt' height may be up to 2 storeysMe)('ed€l' hrlght is 9.0m

A Review of the Yarra Residential Design Guide was undertaken by.Coomes in September 2000. This trialledthe guidelines on a series of typical development sites and actual development applications. The draft ofRescode had been released for publii discussion at the time of this review.

The objectives and standards of the guide were develbped into a checklist of questioris that enabled eachapplication to be assessed against. Answers of Yes, No or Not Applicable were then determined.

A summary report and recommendations was then prepared providing an overall assessment of the Guide, anassessment of each element, whether the likely development outcomes meet the broad strategic objectives ofthe MSS and conclusions.

The report concludad that the Guide in ils cunent form rrrould havo a "malerial impaci on thc critont and mannerof development in the dty' and outlined a number of proposab for changes. lt criticised th6 ule of Bom€ guidelineelements as failing if applied prescriptively but were very useful as a guide. The major recommendation was thatthe development of Rescode and the new famework that this will now provide, might consider developing the

11

CityofYana Built Form Review I Policy Context I

Guide as variations to the new Code. A review and rewrite of the document,should provide a style and formatthat parallels the features.of the applicable state document to enable ease of use and comprehension and toclearly identify links to local policies in the scheme and other guidelines and reference documents.

lmplications for Built Form Review:The guidelines had proceeded to an amendment, however due to the pending introduction of Rescode, Councilchose to put its energies into contributing to the consultation and the amendment has not proceeded any further.The guidelines will need to be reviewed following the outcomes of the Yarra Built Form Review and anappropriate way forward determined. As a minimum, the Guide would need to be updated to fit into the newfrihework provided by Rescode and the changes identified by Coomes made, if it is determined to be a valuabledocument.

Main Roads StudyAuthor. City of Yana with Fink and McMahon ArchitectsD ate of P ubl icati on : 2000

Summary of Content:This Study examined a number of main roads thoughout the city that are included in the DDO2 (primaryboulevards) and DDO3 (secondary boulevards). The streets were chosen due to:. Their capacity to carry high volumes of traffic;r their critical role in traffic functioning of the inner metropolitan area;. thg need for a coordinated urban design vision and the nature of existing built form;

r the need to upgrade pedestrian amenity levels;r the need to draw on koy partr of thc Citfs grid (or blueprint) to reinlorco ttrc identity of lhe city and to

provide a sense of place; and

o the absence of heritage significance (although some streets may contain heritage buildings at certainpoints).

ln some areas only parts of the street were examined because they were heritage areas, contained residentialareas or commercial strips. The study outputs were a Table to the Design and Development Overlay of theYarra Planning Scheme stating limits for building heights, setbacks and building envelope controls for eachstreet. Design Guidelines to supplement these controls covering issues such as building appearance, amenity,building entrance and orientation, heritage, landscaping and other matters.

A detailed analysis was undertaken for each street resulting in a Contextual Analysis being prepared for eachstreet looking at the following topics:. Strategic and Urban Design Context (including key intersections)o Context Outside the study areao Historical context (including existing Heritage Controls)o Summary of existing built form. The streetspace and traffic environmentr The role of land user Analysis: Opportunities for change in existing building heights and setbacks. Urban Design Directions

The results of this Study were intended to be used in the development of the proposed DDOS, which did noteventuate.

lmplications for Built Form Review:This Study has not been incorporated into the Yarra Planning Scheme at this stage. The findings will need to beconsidered and relevant sections incorporated into the conclusions of the Built Form Review. lt provides adetailed assessment of these areas that will provide excellent reference documentation for the Built FormReview Recommendations suggested by the Study will be reviewed by the Review and these can be tested withthe community.

Yarra River Gorridor Strategy PlanAdhon CityofYanaDate of Publicafion; April 1 999

Summary of Content:This Strategy was prepared in response to a number of consultations held in 1996-97 with the community andState govemment agencies. lt aims to devise a shared vision for the river. The aim of the Strategy Plan is:

To enhance and protect the Yarra River Corridor as an asset of local and metropolitan importance, especially with respectto landscape qualities, recreational opportunities, natural environment, and Aboriginal and poSt settlement history.

City ofYana Built Form Review I Policy Context ]

The Strategy highlights the role that the City of Yarra will play in the management of the corridor and the role ofother organisations to achieve the aims.Objectives and actions to achieve the aim are developed under the headings of:

Habitat;Open Space;Water Quality;Heritage and Landscape; andManagement and Coordination.

lmplications for Built Form Review:Built form controls developed adjacent to the Yarra River area Wll need to be cognisant of the importance thecommunity and Council places on the value of the Yarra River Corridor and ensure that development adjacentdoes not cause detriment.

Panel Reports on Built FormThere have been important recent Panel reports that are directly relevant to built form policies. Planisphere hasundertaken a review of these reports to establish any recurrent themes and aftitudes to planning schemeamendments that propose heighVbuilt form controls. The following is a summary of the main points of issue andrecommendations in each of the Panel reports.

Melbourne Planning Scheme Amendment C20 December 2001This panel report established that a top-down approach is needed for new policy or strategy, This meant havingclear linkages with the strategic themes of the Municipal Strategic Statement (MSS) in order to implement theCouncil's objectives and strategies, rather than a bottom-up process which would occur independently of theMSS, thus requiring the MSS to be altered in order to gain consistency between the new policy / strategy andMSS.

The Panel stated "Ihe purpose of having policies and controls about built form is to identify what aspects of theexisting urban fabric can be sacrificed to enable new development to occur and the city to antinue to evolve,and those aspects that should be retained as an important part of the overall character or heritage of the city."

The following were identified as circumstances when specifoing a building height requirement might benecessary or desirable:. Establishing preferred character where change is anticipated and a new character is defined.o Achieving a particular built form outcome eg. To protect viewlines, or Skyline views, to maintain solar access

such as protecting public open space from overshadowing during certain hours.o Achieving general built form outcomes such as emphasising topographical features, or a retail core. lt would

be helpful if these outcomes could be modelled in some way to demonstrate the desirable and undesirableoutcomes.

o Maintaining an existing character, which should be specifically defined.

Building height requirements are often referred to as height limits or height controls. However, the Panelindicated that the term'building height requiremonts'is used in the Victorian Planning Provisions (VPPs) and thisexpiession is more appropriate as it is not always a maximum height that is being refened to.

The Panel outlined the following principles in the use of discretionary or mandatory controls to achieve built formoutcomes:o The basic principle should be that the provisions of the DDO contemplate a discretion and this discretion

should be retained unless there are very good reasons for removing it.o Mandatov control is appropriate only where there is a clearly defined and defensible reason for removing

discretion and in the vast majority of cases it can be established that an application not in accordance withthe building requirements would be contrary to design objectlves set out in the schedule.

r lf a building height is specified, there must be a sound reason for doing so which is clearly linked to thedesign objectives set out in the schedule. The Council must be prepared to uphold these requirements, andonly allow buildings to exceed the height in exceptional circumstahces despite its discretionary status.

Bayside Planning Scheme Amendment C2 August 2001This Panel Report concludes that it is the extemal impact which height may have on sunounding development interms of overlooking or overshadowing, or its aesthetic impact when viewed within its surroundings, that willinfluence whether or not the height of a building is appropriate.

The Panel outlined the following principles that should apply to the consideration of height controls:. DDO is the most appropriate mechanismo There must be real evidence of a development demand to exceed the proposed height limits

13

City of Yara Built Fom Review I Policy Context ]

o Height contiol must be the result of thorough strategic researche Controls must be seen in context of built form objectives and outcome rather than being a prescriptive toolo Mandatory height controls are an exc,eption and must achieve a clear built form ob.iectiveo Discretionary height controls are the prefened way to deliver performance based outcomes. Mandatory height controls will rarely be flexible enough to accommodate the contextual variations that

inevitably apply in most areas, unless thc erea exhibits'exorptlonal'built form conlirtoncy.o Height limits should be based on identifiable objectives or outcomes. They are a means to an end, but not

an end in themselves.. Used judiciously, the Panel considers that height limits are an invaluable tool to achieve certain design

objectives. But to operate effectively within the framework of the new format planning schemes, theobjectives must be clear.

Port Phillip Planning Scheme Amendment C5 & C14 December 1999The debate that the Panel faced regarding the nomination of preferred.maximum heights (PMHs) revblvedaround the following questions:r ls their numericform appropriate given the cunent emphasis in state policy on performance based

assessment?o Are PMHs valid planning outcomes in themselves, or should they be considered mechanisms to achieve

planning objectives?o Where PMHS are used in the proposed Amendment, are they supported by objectives that are sufficiently

articulated so as to be reliable in the exercise of discretion should applicants seek, as the Amendmentpermits, to exceed them?

The key factor in accepting the validity of numerical indicators is that the reasons that underlie specific numericaloutcomas art cxplkXtly and clcarly linked to lhem. lt is thc Pancl's vicw that this will bc caliGr to achicvc inthose areas where some kind of formal exploration, modelling, and testing is carried out at a precinct level andthat process is used as a basis for planning controls.

ln cases where view sheds occur, the nomination of physical attributes would seem the simplest way ofachieving clear outcomes so long as these are not purely prescriptive and so long as they are accompanied byarticulated objectives.

Performance based control is one where the controls set out an objective to be achieved and allow a variety ofmeans to meet that objective. Proposals are judged on how well they perform in meeting the objective. As longas it is clear that there is the option for an applicant to vary the Prefered Maximum Height and where there is acleqr relationship made between form and objective, then the nomination of preferred maximum heights is notinherently inconsistent with current planning policy.

14

Appendix

Yarra RiverCorridor Built

Form Analysis

City of Yar.a Fom Review I Yarra River Coridor Built Form Analysis ]

This appendix explains the conclusions anived at on the height and setback limitsrecommended for the Current and Ex-industrial River Edge and Freeway River Edgeareas identified throughbut the report. With the Leafy Suburban Residential RiverEdge and Park Landscape River Edge precincts, prescribed built form controls areconsidered unnecessary, given the nature of the Policy Objectives and DesignResponses (seeg[egpI$).

The second part of the appendix explains how the Crest Line was determined in eachof the Current and Ex-lndustrial River Edge Precincts.

Current andPolicy Objective andPolicy Objective

Precincts

Ex-industrial River EdgePrecincts (from chaoters 4 and 5):

Use the height, siting and massing of new developmentto strengthen the apparent scale of the river and thetopography of its banks, and to allow vegetation todominate views from and across the river corridor.

YR4 Johnston Street River lnterfaceYRs Victoria Crescent, AbbotsfordYRG Brewery River lnterfaceYR7 Victoria Street River lnterfaceYRB River Street ResidentialYRg River Street, RichmondYR1 1 Trenerry Crescent, Abbotsford

The critical issues in these precincls, in relation to prescribed heights and setbacks,are:

o Height and position of front elevation in relation to the width of the river.r Height and position of front elevation in relation to the topography of the river

bank.

r Overall height.o Stepping down from overall height to front elevation height.

Width of the River

The width of the river in these locatioris averages at just over 30 metres. ln trialmodelling of typical cross sections, we have established that the front elevation ofbuildings located near the river need to be well under half the width of the river tomaintain the dominance of the waterway. A ratio of building height to river width of1:3 would be an acceptable maximum.

Topography of the River Bank

The river bank is perceived as being relatively steep and high in these locations. lnfuct, the height is around 12-15 metres, and any impression of topography beingsignificant is diminished by buildings that approach or exceed these dimensions.Equally, it is important to set buildings back from the crest of the river bank.

In Precinct YRS, the bank rises steeply for over fifteen metres, with buildings builtalmost to the crest of the bank. ln Precinct YR6, the steepness of the banks subsidesgradually, and the top of the bank tends to be occupied by fencing and yards, withmost major buildings set well back.

Extensive visual modelling has led us to propose that a front elevation height of up toabout 0.75 of the river bank height is acceptable, provided the ftont of the building isset well back from the crest ofthe bank.

Overalt Height

The overall building height needs to cohform with the general heights of developmentacrosr the City of Yarra, rathor than croating a higher 'island' of d€velopmcnt (theseare discussed in chaoter 2). While a twenty metre overall height limit was originallyproposed, this gave the unintended impression that the ftontage of buildings to theEtrcot could ehrreyr rBach 20m. Thc 20m had besn anivrd at by applying an'angleof vilion: coruidoration to views ftom and across th6 river conidor. lt was notintended to prescribe 20m as an acceptable height for riverfront developments from astreetscape perspective. Clearly there are many street frontages to riverside

Cjty of Yarra Fom Review I Yara River CorridorBuilt Form Analysis ]

properties where 20m would be an excessive height, given the current urban context.The intent is that the City-Wide provisions of the Built Form Policy, particularly theBuilding Height objectives and Design Responses, should apply to those parts ofriverside properties that relate not to the river but to the rest of the City.

Stepping Down

The building mass should 'Etep dornn'gradually to the maximum allowed at the riverfontage, in a way that does not impact of the scale of the river corridor. Ourmodelling revealed that a gradient of 1 in 4 seemed to be about the maximumincrement by which height should increase, or'slep up', from the 11m allowed at theriver frontage.

Conclusion

We have concluded that the maximum height for the ftont elevation should be 11m, ata distance set back from the crest of the river bank of 10m minimum. ln Precinct YRS,the reality must be accepted that buildings already approach close to the crest of thebank. These dimensions are shown on a cross section diagram in this appendix,superimposed on our interpretation of the cunent Yarra River Corridor Urban DesignGuidelines.

Freeway River EdgePolicy Objective and Precincts (from chapters 4 and 5):Policy Objective

Precincts

Create a new, high quality built form edge to thefteeway and river that diminishes the visual impact ofthe feeway, while maintaining the apparent scale of theriver and ensuring the amenity of the river and bike pathis not adversely affected.

YR12 Brighton Street, RichmondYR13 Cremorne Freeway Edge

The Freeway River Edge area presents a different set of critical issues. We proposethat these are:o Maintaining the apparent scale of the rivero Diminishing the visual impact of the freeway structurer Avoiding totally enclosing the river conidor

Scale of the River

The river width in these locations is virtually.double the previous two situations.Dimension 'y' in the cross sedion disgram is around 60 m6tres. Forthe two prcvioussituations, we established that the front elevation of buildings located near the riverneed to be well under half the width of the river to maintain the dominance of thewaterway. A ratio of building height to river width of 1:3 was considered anacceptable maximum. ln the freeway edge situation, this proportion is aconsideration, but not necessarily decisive because of the absence of naturaltopography, and the presence of the large road structure, including a massive flyover.

Visual lmpact of the Freeway Structure

Th6 width of the ftoswey struc,turc (dlmension 'z' on the cross seclion) is around 24metres. When the adjacent bike path is added (it is a set of concrete pontoons) thetotal is nearer 28 metres. Our visual modelling showed that there is an importantrelationship between this horizontal width and the preferred height of development,given the aim to diminish the visual impact of the freeway. lf the height of thebuildings ('x'on the crms sedion) is lesr than 28 metr6s, the fto€way r€mainsdominant. lf the height is above 28 metres, the buildings become dominant. lf,however, the two dimensions are more or less equal, the building mass reduces theimpact of the treeway without in itself becoming, dominant.

Enclosure of the River Corridor

We also modelled the effect on the river environment of a long building with anunintemrpted height of 28 metres. While this helped to prove the validity of themaximum dimension, it also showed that substantial breaks in this mass are neededto avoid the river coridor becoming excessively enclosed. The river conidor should

city ol Yarrc Fom Review I Yana River Coridor Built Form Analysis I

be an elemental environment, in which the natural qualities of the water interact withthe sky and views outside the corridor. lf the corridor becomes ov€r-enclosed, it willbocotna highly u.6ln - mon llkc a draln lhan a rivcr. Hancc thc Balon lbr anaddltional 'rulc' rrlrllng to fifty por ccrt of buildlng mass, parell.l to tho rivcr, notexceeding 16 metres in height, on larger sites.

Conclusion

The prefened height limit should be 28m, which is similar to some existing buildingsin this area, coupled with the fifty per cent mass at 16m just explained. Precincts R15and R16 are explicitly excluded fom this because they are existing low riseresidential areas separated from the river frontage. One of the areas has heritagesignificance.

City of YarE Fom Review I Yara River Corridor Built Form Analysis ]

Yarra River Corridor - Current and Exlndurtrlal River Edge

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City ofYarra Fom Review I Yarra River Coridor Built Form Analysis ]

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City ofYarra Form Reviw I Yarra River Coridor Built Form Analysis ]

Delineation of the Crest LineThe purpose of the Crest Line is to provide a reference line from which buildingsetbacks should be measured.

The Crest Line is generally the top of the riverbank. lt has been determined withreference to:o Contours: the point at which they change from steeply sloping to flat or

undulating.r Human alterations: sometimes retaining walls have replaced landform as the

main component of the riverbank.o The extent of the current Public Acquisition Overlay

Where the land slopes gradually back from the river edge, with no obviously definedcrest, a Crest Line has been drawn that takes account ofthe Built Form Reviewobjectives. Often this follows the property boundary. The property boundary isdelineated as the Crest Line where it is already adequately set back from the riveredge. An existing building line is sometimes used (precinct YRS), where buildingsare already lined along the topographical crest in a consistent manner.

A description of how the Crest Line was defined for each Cunent and Ex-lndustrialRiver Edge Precinct and a map showing the Crest Line follows:

YR4 - Johnrton Stroet Rlver lntrrhcoA human made retaining wall continues for most of this precinct and has beendefined as the Crest Line. The retaining wall is delineated on the contour plan and soaerial photographs were used.

YR5 - Vlctorla Crerc.nt, Abbotrhrd

The Crest Line in this precinct is clearly delineated by the natural landform. There isone proporty to the south of the precinct which required a site visit to clarify theposition of the Crest Line.

YRO - Brewery Rlver lntrrface

West of Flockhart Street - Retaining walls in the lvsstarn section and naturailandform in the east delineate the crest for the CUB complex. The property boundaryof the Weston complex and the carpark define the Crest Line in the eastern part ofthe precinct.

East of Flockhart Slreet - The Crest Lins ir generally defined by the nalural landrorm.The boundary of the Public Acquisition Overlay was a consideration for some partS toensure that buildings could not encroach into this overlay.

YR7 - Vlctorla Str.ot Rlvrr lnbrfico

ln this precinct many parts of the Crest Line that are not clearly defined by the naturallandform. ln these areas the property boundaries and the Yana River objectives fromthe Built Form Review were considerations for defining the crest.

YRB - Rlvor 9trc.t Rold.ntlrlThe Crest Line in this precinct is clearly delineated by the natural landform.

YRO - Rlvcr Strrot Rlchmond

The Crest Line in this precinct is clearly delineated by the natural landform.

YRI'l- Trenerry Crescent, Abbotsford

ln the southern part of this precinct the Crest Line is generally defined by the naturallandform with the most southem edge defined by a retaining wall. ln the northernsection there are existing buildings that extend well below the edge of theembankment. ln this section, the Yarra River Objectives ftom the Built Form Reviewwere the main considerations.

Clty of Yam Fom Rdiw I Yana River Corridor Bjilt Form Anal]4sls I

Gresf Line Maps

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City of Yam Fom Revlil ( Yara River Coridor tuilt Fom Anal!€is I

Crest Line Maps (continued)

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city o, Yarra Fom Review I Yara Riv6r Coridor Birilt Form Analysis I

Cresf Line Maps (continued)

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