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Maddocks
Laqrers

contact Mrmi Marcus DiBct 03 9240 0871 Email Mlml.Marcus@maddocks.com.au Partner Adeline Lane Our Ref KAL:MHM:5779069 810612011

lrXlrYJ'lffirtjffi:36'g

Austraria

Telephone 61 3 9288 0555 Facsimile 61 3 9288 0666 info@maddocks.com.au

www.maddocks.@m.au
DX 25e Melboume

Allan Harris
(on behalf of Save Dimmeys)

Dear Sir

VCAT Reference No. P623/2011 140-160 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 Yarra Built Form Review dated July 2003. Please contact Mirni Marcus should you have any queries. Yours faithfully

Maddocks

enc

&,

lnterstate olfice
Sydney Affiliated offices around he world through the Advoc Asia network - www.ad\ocasia.com

[5779069: 8150867_1]

ffii*tt

Built Form Review

tr@
"-.::--

Updated July 2003

Acknodedgments

' TracyWatson Robyn Hellman Alison Blacket Christina McRae '

The assistrance of the followingofficers of the City of Yana, is gratefully acknowledged: Jon Brock Dlrccbr, Clty Developmsnt

PaulineSemmens

CoordinatorStrategicPlanning Senior Stategic Planner Senior Strategic Planner Coordinator Development Planning
Prlncipal Statutory Planner

We thank the citizens of the Clty of Yana who oontributed by attending the four Public Workshops, and the members of the Built Form Review Steering Commitbe: Councillor Judy Mo(on Coundllor Kay Meadovvs Tony Lee Peter Boyle Michelle Quigley Reg Rippon Leon Haskin Dary' Rogers Paullne Semmens Tracy Watson Robyn Hellman Allson Blacket Chrlstna McRae

StudyTcam

. . Planisphere :Mlke Scofr Llsa Rlddle Kellle Marks MlcfiaelNatoll Sam Strong Jal Yannl
John Curtls
John

PrcJect Dlrector,.Consultaton Facilltabf Sbtubry lmplementa0on, Pollcy Dewlopment

Strateglc Planne;

StmteglcPlannerlUrbanDeslgner
Landbcape Arctrltect Gnaphlc Deslgner Urban Deslgn Advlser

Cur0s

Pty LM

PLANISPHERE 288

Bnrwlc*

Sttet

Fltuy I Vicbda

3065

Ciiy ot Yara Built Form Review I Summary of Findings I

Summary of Findings
Fm'nciples relating fo
Metropolitan Context

ffie Suilt Form of Yarra

gron chapter 2)

1.

2.

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. 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 central city into thc munldpsllty, nor b ostablirh loma fonn ot building hsight'gradienf .

Topography

3. 4. 5. 6.

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. The profile or silhouette of tall buildings and landmarks :s important, because they are often seen against the sky. Random siting of tall buildings will detract from the topographical character of the city and obscure views of landmarks valued by the community. While new tall buildings can sometimes be used to emphasise features like hilltops, in the City of Yarra the prime locations have already been occupied by church spires (eg St lgnatius, Richmond Hill; St Johns, Clifton Hill; St Marks, Fiaroy).

Yarra River

7. 8. 9.

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. The Yarra River has a topographical character that is easily diminished by larger scale development sited too close to its banks. There are a number of distinct types of landscape and built form through which the Yara River passes, each of which warrants a tailored policy approach. 10. Prescribing of maximum building heights and setbacks is likely to be necessary for sections of the river conidor. 1 1. The main bridge crossing points of the Yarra River (and of the Darebin and Merri Craak!) ar. importint arpccff d the City of YenE s lan&capc characirr, not opportunities to develop major gateway buildings. 12, The already substantial body of policy on development in the Yarra River corridor needs to be reviewed, rationalised and incorporated into the Yarra Planning Scheme in a way that gives them maximum effectiveness.

Urban Form
13. 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 Height
14. 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 highly valued landmarks. The Built Form Review Strategy should build on this. basic characteristic, as it helps to differentiate the City of Yarra from the urban form of adjoining cities, thus strengthening it's sense of place. 15. An important strategic consequence of this position would be to limit development above three or four storeys to defined locations. Such opportunities could be confined to existing high rise locations, but they could also be considered for a limited number of additioiral locations, in situations where the land is well-removed from existing low-rise residential environments.and existing landmarks.

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 Yana frontage). Sites bontaining, or immediately adjoining, buildings that rise above the general heights of their sunounds, provided there is minimal visual impact on views from public places, including streets. 17. The Council has exhibited a planning scheme amendment with policies to guide development above three storeys, and these could be enacted within the context of the Built Form Review Strategy. 18. Within the low-rise areas of the city, in areas with a consistent and valued built form character and scale, new development should relate to the scale of existing buildings in the area.
16. Loc.tonr

. .

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 as spaces in public ownership. 20. ln the small lot, fine-grairi areas of the city, new building design should continue to express the small lot, fine-grain subdivision pattern in building articulation. 2'1. ln the Garden Suburban area of Fairfield and Alphington, building setbacks (fiont, side and rear) need to be carefully controlled to maintain the spacious, gardenesque

character. 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 design character 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 with its surrounds. This includes designing streets that connect with, and may even share
the 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 which the designers can feel free to generate a distinctive new character for the development. 24. Designation in policy documents of large development sites or significant development opportunities (eg the Residential Development Sites and Major Renewal Areas referred to in the MSS) should make clear that a complete change to the character and scale of the srca's bullt torm l! not ncrlsarily oncouraged. 25. Th Strategy should not assume that eiery industrial site represents a potential for redevelopment to residential. The lndustrial and Business Activity Sludy contains recommendations about retaining employment generating activity in industrial areas. The Built Form Review needs to make allowance for this policy context.

Transport Corridors
26. 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 public space quality of the City. 27. The designations Primary Boulevard and Secondary Boulevard should be removed from the 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 generally low-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 be
improved.

Building lnterfaces
31. 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 basic characteristics 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 into smaller.component parts, and encourage modelling and articulation of surfaces to reduce apparent bulk. 35. The widespread heritage significance ofthe city means that contextual design (design that places a high priority on respecting the urban qualities of its surroundings) needs to be accepted as the normal response. Only in limited arbas and on larger sites can designers feel free to develop a completely new urban character.

Public Space Quality

38. 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 which overlooking of public spaces might be perceived to impinge on enjoyment of the qualities of a public space. 39. Policies are needed to ensure buildings add to the landscape character and attractiveness of open spaces, and maintain public views through to the space where
possible.

Sustainable Design
40. 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 Variety

42, 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 is
particularly important.

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

Built Form Sifuafions

Yarra River Corridor Types

Character Types from Chapter 4

Leary Suburban Residential River Edge Park Landscape River Edge Curreni and Ex-lndustrial River Edge Freeway River Edge

Built Form Character Types

Residential Areas
Garden Suburban Residential lnner Suburban Residential Urban Residential lnner Suburban / Urban Residential Mix Residential in Grounds (Public Housing Estates)

Non-Residential Areas
Coarse Grain Hard Edge Non-Residential Coarse Grain Soft / Hard Edge Non-Residential lndustiial / Commercial Enclave Hard Edge Non-Residential / Dwelling Mix

Transport Corridor Types

Main Road Strips: Hard Edge, Fine Grain Main Road Strips: Hard Edge, Coarse Grain Main Road Strips: Other or Mixed Character

Boulevards
Hoddle Street / Punt Road Rail Corridors

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

Recommendations
Existing Studies (6.1)

(from Chapter 6)

o .

Update and adapt the Urban Character Strategy lo the ResCode context by adopting the precinct structure introduced by the Built Form Review, preparing detailed development guidelines for each precinct, including them in the planning scheme as Local Policy and publishing this information as a Reference Document in the foim of precinct brochures. Replace lhe Yarra River Corridor Urban Design Guidelines with the Yarra River sections of the proposed Built Form Local Policy, by amending the MSS and DDOI, as recommended in the Built Form Review. Meet the Department of Sustainability and Environment to seek Ministerial support for this course of adion, in advanca of lht Dopaltmcnt of Sustainebility and Environmcnt's own study. Consideration should be given to updating, replacing or abandoning lhe Yarra Residential Design Guide, in view of the advice that it is not used, and relates to the Good Design Guide rather than ResCode. Adopt the Punt Road/Hoddle Steet Ptanning & Design Strategy & Guidelines and reference them in the Yarra Planning Scheme, after deleting reference to Punt Road/Hoddle Street as a boulevard, revising rear envelopes next to existing low-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 with the Built Form Review.

. r o

Keep the controls relating to the stretches of main road covered by Design Guidclines for thc CW's Main Roads, but amend them to include terminology and

objectives consistent with the Built Form Review, and discontinue further development of the draft Guidelines. Review the proposed Design Guidelines foi Development Above Three Storeys Local Policy following the Panel Hearing, and in the context of the Built Form Review, to eliminate overlaps and check for consistency of approach. Note that the findings of the SE Clifton Hill Local Area Plan (draft) have no direct impact 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) in preparing the planning scheme amendment to update the City of Yarra MSS, to recognise and rspond to the City of Yana's spcial buill form characteristics, including:

o . 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, including new Strategy Objectives, and reference to the residential area typolo$ies. Major revisions to Element 6: Yana River Corridor, including new Strategy Objectives, and reference to the riVer conidor typologies and proposals to upgrade the controls and policies. Designation in policy documents of large development sites or significant development opportunities (eg the Residential Development Sites and Major Renewal Areas refened to in the MSS) should make clear that a complete change to th6 charscler and scalc of tho area's built form is not necessarily encouraged. The designations Primary Boulevard and Secondary Boulevard should be removed fom the Yana Planning Scheme. The designation Major Gateway should be removed from the Yarra Planning Scheme, and replaced by the policy that encourages subtle emphasis of corners within the generally low-rise character of the City.

r r

Local Policy (6.4)

The Built Form Local Policy should be prepared and include:

o o o o

o o .

Policy Objectives and Design Responses for City-wide and the Built Form Types from chapter 5 of this report. Descriptions and visions for each of the individual precincts idehtified in the Review. Maps to id'entify the Built Form Types and Precincts.

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

Overlay Controls: DDOI (6.5)

The DDO1 schedule should be amended to include the recommended Policy Objectives (as Design Objectives) and Design Responses (as Prefered Heights and Decision Guidelines) in g!igg.,1!Zof this report. The boundaries of the DDO1 should be reviewed to align, where possible,'with property boundaries to ensure greater effectiveness and simplicity of administration. Meet the Department of Sustainability and Environment to seek Ministeiial support for his course of action, in advance of the Department of Sustainability and 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 Form Review as contained in chapter 5 of this report. The best method.of achieving the integratiorl of the Policy and the DDO schedules should be determined following 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 DDO schedules should be amalgamated into one, or separated into several dealing with different situations as identified ih section 5. Remove the designations Primary Boulevard and Secondary Boulevard and replace with:

o'Boulrverdr'lbrMcb.iaP.raorndAl.x.ndr.Prrrda.

. o o r .

gtlpr'for Swrn Sfed, Victorla Str..l, Bddge Roaq Church Street. 'Ylna Riv.r Frnry Edg.' lbr the rivor frontlga .r6a in Cremome and Brrkly
'Mrln Rord
Avenue, Burnley. 'Punt Rord/|"{oddL SSe.t. 'Oth.rM.ln Rordd torth. r.'mrku.r.

r r

Cgnsider adding the following sections of main road not within the Heritage Overlay to a DDO schedule: Queens Parade (Boulevard); the omitted sections of Victoria Street, Swan Street, Smith Steet, Church Streeti Johnston Street and Nicholson Street North Fitsroy (Main Road Strips); the sites facing the Eastern Freeway between Hoddle St and Meni Creek (Freeway Frontage), having regard to an ahalysis of the adequacy of existing buildings and works controls provided under the zoning provisions. Consider removing from DDO protection the Heritage Overlay designatgd sectons of Lygon Street and Nicholson Street Fitzroy. Corisider the need for the DDO3 over Wellington Street and Bumley Street having regard to the adequacy of existing permit requirements under the zoning controls.

City of Yara Built Form Review I Summary of Findings

Contents
1 2
Background Brief Methodology Study Process and Report Structure

1.1 1.2 1.3

1 1

4
14 16

2.1 2.2 2.3 2.4 2.5 2.6 2.7 2.8 2.9 2.10 3.1 3.2 3.3 3.4 3.5 3.6 3.7 4.1 4.2 4.3 4,4 4.5

The Built Form of Yarra Metropolitan Context Topography (including the Yarra River) Urban Form Building Height Lot Size Transport Conidors Building lnterfaces Public Space Quality Sustainable Design Coniistency and Variety lmplications of the Principles Topography Building Height Lot Size and Urban Form Urban Character Transport Conidors Public Space Quality Sustainable Design

22 22 25 27 29
31

33 34 39 40 42 42 44 45 45

Built Form Types and Precincts Precinct Map Yana River Conidor Residential Areab Non-Residential Areas Transport Conidors Precinct Analysis

50

54 57 60 65
71

Built Form Strategy and. Policy City-Wide Objectives Yana River Conidor Residential Areas Non:Residential Areas Transport Conidors Precinct Descriptions and Visions Strategy Map

5.1 5.2 5.3 5.4 5.5 5.6 6.1 6.2 6.3 6.4 6.5

74 76 77 78 79

lmplementation Recommendations on Existing Studies Overview of Planning Scheme Changes City of Yarra MSS Local Policy Overlay Controls

99 104
105 106 106

Appendices

A B C D

Precinct Analysis Sheets Study Brief Policy Context

Yana River Corridor Built Form Analysis

Background

City ofYarm Built Fom Review I Background

1"1 Brief
The Council wished to undertake a built form review project that will: Determine desirable built form outcomes for the non-heritage areas of the City of Yarra Recommend changes to the Yarra Planning Scheme to implement these outcomes

o r

A copy of the brief is included in Aooendix B. ln commissioning the study, the Council was keen to ensure: lntegration with current in-house projects Compatibility with the Heritage Overlay policy review work

. . o r . r

Successful.statutoryimplementation Pitching the project at the right level of detail Nesting the project with existing council policy (eg Municipal Strategic Statement) Community support, including targeting of specific interest and stakeholder groups

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

1. 2. 3. 4.

Review of Existing Controls & Draft Policies Consultation Built Form Study Built Form Strategy

Review

of Existing

Controts & Draft Policies

Careful analysis and critical review of the antext for the study.
A thorough analysis was made of all the relevant policy documents and studies referred to in the brief. Preliminary conclusions were drawn about the need to review or revise some of these policies and how they should be reflected or incorporated into the 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 explore expectations of the Built Form Review in relation to each of the following studies:
Urban Character Strategy Yarra River Corridor Urban Design Guidelines Punt Rqd/Hoddle Street Planning and Design Strategy and Guidelines Dcrign Guidelineg lbr the City'r Main Roedr (draft) Design Guidelines for Development Above Three Storeys SE 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 identified lndustrial and Business Activity study (Ratio) Heritage Review Economic Strategy Balconies and Public Spaces Policy Laneways 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 Corridor DDO2 Primary Boulevards DDO3 Secondary Boulevards

City of Yarra Built Form Review I

Backgrdnd ]

0onsultation
The brief required a single series of stakeholder workshops as the consultation componentofthe study. The studyteam recommended thatthe consultation be extended into three stages:

1. 2. 3.

Public workshops at the start of the project Public workshops prior to preparation of a draft report lnformal consultation on the draft report

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

Built Form Etudy

Produces prefened built form outcomes for each category of built form type in the study area. The methodology was based on the following steps, ae ouilined in the leam's proposal:

. o o o o . r

Undertake Categorisation of Urban Forms ldenti! areas in *itical. need of specific heighVbuilt form controls cRrrcAL NEED oF spEctFtc HEtcHt/aurLr ronM coNTRoLS: Preliminary analysis of performance criteria that should influence heighVsiting etc Undertake detailed survey and create photographic library Refine performance criteria Model built form outcome options Evaluate built form outcome options, and agree prefened built form outcome options and refine the boundaries

FoR AREAS rN

ShortlyafterthestudyoFinaliseperformancecriteria FoRTHEBALAN.EoFTHEAREA: team was appointed, .

the

Council

commissioned

the

Document case studies ofeach urban form type: Foreach case study/urban form type:

to Undettake detailed analygis work of the section of the Yarra River

same team

Buitt

Form strategy

Preparation of the over-arching strategy, ptus statutory implementation recommendations. The findings for each type and area ftom the previous tiask were welded into a topdown strategy. The Categorisation of Urban Forms analysis that began the preieding stage provided the basis for the strategic approach advocated by a number of recent Panel reports. Policy and recommend control mechanisms (where appropriate) were recommended for each situation identified in the previous task. This complete Strategy Report with policies, plans, phdtos, maps and diagrams, includes all the reports resulting tom each preceding stage.

Yarra River
Shortly after the study team was appointed, the Council commissioned the same team to undertake detailed analysis work of the section of the Yarra River between Victoria Street and Bridge Road. This work was brought forward because of an impending VCAT (Victorian Civil and Administrative Appeals Tribunal) hearing concerning 6$75 River Street; The process followed six steps: Preliminaries Yana River Landscape CharacterAssessment Development lssues Assessment Victoria St-Bridge Rd Case Study Victoria St-Bridge Rd Design Guidelines lmplementation Recommendations

1. 2. 3. 4. 5. 6.

City of YarE Built Form Review I Background

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 Form Revriaw study for completion. The results of this work are summarised and embodied in this report.

1.3

Study Process and Report Structure

The following diagrain shows the study process adopted for the Review, and the way it relates to the structure of this report:

EE@

EE
Consultation was built around a study Steering Committee, comprising Council officerc, Councillors, community and development industry representatives (full membership inside front cover), a two round series of Public Workshops, followed after completion of this report by public consultation. The Steering Committee and Public Workshop processes were as follows:

Steering Committee
Consultation Was built around a study Steering Committee, comprising Council officers, Councillors, community and development industry representatives (full membership inside ftont cover), a two round series of Public.Workshops, followed after completion of this report by public consultation. The Steering Committee and Public Workshop processes were as follows:

Stesring Commattee 1, {2 August

Outline of brief, program and method Consultation process CategoriSation of urban forms Format for Public Workshops

City

ofYarE Built Form Review I Background ]

Steering Committee 2, 5 September

Detailed discussion of comments made at First Round Public Workshops Summary of comments and 'Outcomes and Response' table discussed at length Brief agreed for mapping and precinbt analysis

Steering Committee 3, 17 October Presentation of analysis work

Factors influencing Built Form

DevelopmentTypes
Precinct Delineation Precinct Photo Boards

Steering Committee 4, 14 November

Presentation of preliminary:
Strategy Map Strategy Objectives Table Sample Precinct Obiectives Papers

Brief for Public Workshops Round 2

Mid-December
Draft report circulated

Steering Committee 5, 29 January (reconvened 12 February)

Review of draft report.

Public Workshops
First Round Public Workshops,22 and 26 August
Collingwood workshop 22 August 2002; Richmond workshop 26 August 2002 Open 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 their surrounds? 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 2002 Strategy Objectives Do you have anycomments on anyofthe objectives?

ls anything missing? What wording would you suggest? ln which precincts change the least? ln which precincts developed? What (other than heritage precincts) should the built form character What aspects of this character would you keep unchanged? or major sites would like to see a new built form character would be the built form ingredients of this new character?

Precinct Overview

The comments made at the First Round Public Workshops were

Precinct Futures

particularly useful
in setting the agenda for the themes in chapter

What development pressures exist in this precinct? What arpc{i ol thit prcincfs 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 a large proportion of building design professionals.

Comments made at Public Workshops

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

and in shaping entire Review.

the structure of the

City

ofYar Built

Form Review I Background

The Steering Committee and study team accepted most of the comments made at the First Round Public Workshops, and have attempted to carry them through into the Review, 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. A typological approach has been used, which provides wide scope to tailor policy outcomes tb different types of area and environment. Size of site and proximity to residential areas are two parameters that have heavily influenced the approach. A broad range of built form-related topics has been covered, not just building envelopes.

o o

A 'top down' appro.ch k ne.d.d, that tt rti by looklng at the entire city and its surrounds, and the broad context of
urban form considerations that make a city spcial. Need a vision of the future urban fprm of the city: not just heights and setbacks, but also grain, street interface etc Most people prefer to relate the height of new buildings to the current scale of buildings in an area. They support variety of scale within this broad parameter, and seem prepared to accept that new buildings can be higher than their surrounds by a small increment. Allied to this is support lbr'rtrpping dorrnr, anglr olvidon/hidc tha hlgh.r p.rt policy, and respectful style of design. A balance needs to be found between prescription, which provides certainty,. and the performance approach, which provides flexibility for good designers. Aim for v.ricty of urb.n form - avoid the blrndnc$ ot a middle suburban environment. Size of site impacts on the size of development that can be

rucc..tfully.blorbad; cg 'irl.nd
fewest constraints.

llt

!'would hlt/. th.

Residential amenlty (eg overlooking, overshadowing, visual bulk) should be a prime driver of built form policy. Proximity to residential areas is often a constraint on building shape and size; policy can often be more relaxed in nonResidential zones.. Two storey can be acceptable in residential areas provided it meets basic criteria. ESD principles are important (eg solar access). Factors that may influence appropriate building height include: Street width

Closeness to actlvity centres Comer sites Sites on main roads The use of the building (eg a civic building, or a publicly accessible use like a restiaurant, can be taller) 'Clor.n6! to publlchntpotf nr.dt.Lbor.lion rt a policy driver of increased density in a city like Yarra. There should be clear locations where high rise should not be allowed. Particularly iarge buildings should only be allowed where they offer tanglble community benefits (eg car parking, or public open space, or decontamination). Skilled design can make a taller building acceptable; getting the building envelope right does not guarantee a pleasant

Topography Views

Review of Existing Studies

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

City ofYarra Built Form Review I Background

of the purpose of the Built Form Review is to review these studies and make recommendations 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 and recommendations.

Urban Charactsr Strategy August 1 997, Mike Scott & Associates. The study is referred to in the.MSS and is based around eight guidelines, six maps (mostly of consistent character areas)
and twenty seven precincts (including heritage areas and non-residential areas), each with a statement of desired character, and summary of existing characteristics. lt predates Resoode, so lacks statutory weight, and also predatrs the 'chrrectrr precinct brochurc!' mcthodology developed by Planisphere.

Design Guidelines for the Clty's iraln Rolda

March 2OOO, City of Yana in association with Fink and McMahon Architects. The study only covers the sections of m.ln road induded in DDo2.('primary boulevaids') and DDOS ('secondary boulevards'). Primary boulcvards include Victoria Parade, Alexandra Parade, part of Church Street, the CityLink frontage, Punt Road and small sacdonr ot Nlcholson Stret. The'secondary boulevards' are stated to be main roads (apart from Hoddle/Punt and the primary boulevards) that do not pass through heritage areas, shopping strips and residential areas. The product of the study includes General Design Guidelines, and 65 precincts, each with separate building envelope provisions. Prescribed heights are almost all 2 or 3 storeys (depending on existing heights) plus a further storey setback 3.5m from the primary frontage, often with conditions. There are a small number of precincts with higher prescribed heights (4-8 storeys). The study was intended to result in amended DDO schedules, but is still in draft form. lnsufficient account seems to have been taken of the broader strategic context, such. as land use directions and State planning policy.

Yarra River Corridor Urban Design Guidelines September 1998, City of Yarra. Relates to the area covered by DDO'I (including Merri and Darebin Creeks).
The guidelines comprise General Objectives and Guidelines (topicb: built form, habitat and landscape, open space and Main Yarra Trail interfaces, and heritage). Heights and setbacks are prescribed for each of ten precincts, but without explanation or justification. The prescribed maximum heights are mostly 7.5m or 10.5m, but one or two extra storeys may be permissible, subject to viewlines and overshadowing. The setbacks follow a standard formula. The guidelines have insufficient status in the planning scheme, and have been found to allow development unacceptable to the Council.

Dosign Guidollnos for Dovelopment Above Three Storeys

Hansen Partnership, reviewed by Coomes Consulting. Recently exhibited as Am C50. lt includes detailed provisiohs on design quality/interface with the strset, amenity (including residential and parkland interface), landscaping, parking and traf{ic. The Yarra River Conidor is referred to in various objectivesr The study states that thi 'prim.ry'sctback height must match ad,iacent buildings, except in DDO areas, and the maximum height of 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 Reviw can add value to these guidelines by clarifi/ing the situations in which buildings can be higher than their surrounds. SE Clifton Hill Local Area Plan (draft) September 2001, David Lock Associates. The study defines fourteen character areas in SE Clifton Hill, each with SWOT analysis, objective, description, and 'rcqulrerncnf guidclines. As virtually the entire.rea is affected by a Heritage Overlay, it has less direct relevance to the Built Form Review. Typically the recommended heights ars closely linked to the heights of existing heritage buildings.
'

Yarra Residential Deslgn Gulde

Prepared as a supplement to thg Good Design Guide, and exhibited as Am C15, June 2000, which lapsed on 1 1 May 2002 as a result of the introduction of Resoode. The principles underpinning the building envelope provisions of this study are that new development of up to 2 storeys in height is generally acceptable subject to a number of caveats. One is that in streetscapes with consistent single storey r$idntial dcvclopment, the'apparEnf height muat be the same as the existing dwellings. The report contains a useful section on development pressures and unique built 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 as a pilot study for the Main Roads study, and reviewed by it. It defines six 'precincts and five junctions, each of which has detailed objectives and height and setback provisions, intended to form part of a DDO (Design & Development Overlay) schedule. Heights vary from block to block, from 2 to 4 storeys up to 4 to 8 storeys at nominated key junctions. lt is understood that Am C10 lapsed because of community concern about a limited number of specific aspects of the study.

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, but none of these amendments has been adopted and included into the planning scheme. Because each is a specialised study, recommended policy in these reports is 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 underpin these studies, even though in some cases they are implicit, rather than overtly expressed.

Cityof Yaffa Built Form Review I Background ]

Review of Existing Gontrols

Apoendix C contains a review of the key existing controls and policies affecting the built form of the City of Yarra. All of these have influenced this Revieu but the following 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 Bulf Form Review has been prepared explicitly to address built form related issues that are referred to in this policy. Melbourne 2030: Planning for Sustainable Grovrth Melbourne 2030: Planning for Sustainable Growth is a metropolitan-wide strategy that was launched in October 2002. lt outlines a 30 year vision for the management of urban growth in metropolitan Melbourne. lt coritains policies and initiatives that will inform the Yarra Built Form Review. Theme 1 in g!gg!g! makes speciflc comment on 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 subjecting some parts of the MSS to significant alteration, to reflect changing demographics, increased development pressure and an upgraded response to some key planning issues. The release of Melbourne 2030 in late 2002 also affects the MSS in important ways. The Built Form Review will input to the three year review, in accordance with a variety of 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 framework map, replacement of current Objectives by the new Strategy Objectives contained in this 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, major gateways, major residential redevelopment sites, major renewal areas, primary and secondary boulevards. The Council may also want to make further changes, such as delcsng r.f8runce to 'higher duolling dcnsiv, and !trrngthoning the sustainability objectives. Local Pl an ning Policies The following Local Policies have been examined (see {pp4[5.1Q):
Clause 22.0'l Clause 22.03 Discretionary Us6s in the Residential 1 Zone Yarra River Corridor Urban Design Guidelines Retail Centres Policy

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.

Clause22.04 Clause22.05

LocationofCommercial/lndustrialActivities

Design and Development Overlay (DDO) (Clause 43.02) Three DDO schedules are directly relevant to the Review, and are the subject of changes recommended in g!gqp$: Schadul. Ona: Yarra Rivar Conidor - lncluclvo of Mrni snd Oar.bln Cre.kr Schedule Two: Primary Boulevards
Schedule Three: Secondary Boulevards

Panel Reports on Built Form

There have been important recent Panel reports that are directly relevant to built form policies. Planisphere has undertaken a review of these reports to establish any recurrent themes and attitudes to planning scheme amendments that propose heighUbuilt form controls. There is a summary of the main points of issue and recommgndations in each of the Panel reports in Apoendix C. The major reports are:
Melbourne Planning Scheme Amendment C20 December 2001 Bayside Planning Scheme Amendment C2 August 2001 Port Phillip Planning Scheme Amendment C5 & C14 December 1999

City

ofYarra Built Form Review I Background ]

The study process

needs to demonstrate a strong strategic rationale from the commencement, rather than creating a sense
of the strategy

There are a number of issues that require careful consideration in the methodological famework of a built form study of this nature. The most important of these, in our opinion, is the strategic context. The study process needs to demonstrate a strong strategic rationale ftom the commencement, rather than crdating a sense of the strategy being 'tacked on' at the end. For example, views from parkland cannot be considered in isolation of the impacts of any resulting controls on the surrounding land uses and their strategic development. ln addition it should be recognised that view protection alone may not provide sufficient rationale for an acceptable built form outcome. Other justification for height controls may be needed, and overall built form outcome (eg siting, gaps between buildings) may also be important. ln addition, the consultation processes and techniques used in assessment of the built form need to be carefully designed to demonstrate an inclusive, holistic and comprehensive approach. This could add an apparent layer of complexity to the exercise. However with a well-structured and fully developed program prior to commencement, the required outcomes will be achievable.

Survey and Analysis

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

being'tacked on'
at the end-

The Built Form of Yarra

The Built Form of Yana is described in g1[ap!g!. The chapter identifies ten themes that define the distinctive qualities of Yana's landscape and built form characier. One or more Principles are suggested in relation to each of the themeg. The themes and their contents worc arrivod at partly trom ths study tam's own survy and resoarch, partly from examining previous studies, and partly from insights gained through the Steering Committee and the Public Workshops.

lmplications of the Principles

QISB@Q takes the Principles developed in ctraoter 2 and proposes responses to them, mainly in the form of objectives for the Built Form Strategy and Policy. Some Principles have implications for the lmplementation proposals in g[gp!gg.,Q. Others foreshadow the need for policy relating specifically to particular situations or types of
built form. This forms the subject of

g[3p!4[

Built Form Types and Precincts.

Built Form Types and Precincts

ghag@l
presents a break down of built form typologies in the City, under the headings of Yana River Corridor, Residential Areas, Non-Residential Areas and Transport Coridors. The study area is then divided into over sixty precincts, categorised into the built form types established earlier in the chapter. The main sourcs of thiE typological and prcinci analysb was the study team's own survey. The built form typologies provide the framework for most of the policy outcomes of the Review.

Built Form Strategy & Policy

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

Cily of YarG Built Form Review I Background ]

Precinct Analysis
Precinct Analysis sheets have been prepared for each of the built form precincts. Each sheet contains photographs, a Description, Strategic Context, Development Pressure, 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 to complement the city-wide and typological policy outcomes. The main source for the content of these shets was the team's own survoy and analysiB work, informed to a general extent by Steering Committee and Public Workshop comments. lt was not possible, in a project of this scope, to undertake detailed work at precinct level. The Precinct Analysis sheets appear in AppendixA.

Outputs (Yarra Planning Scheme)

The outputs of the project, in terms of recommendations about the future of each existing study, and about the statutory implementation of the Built Form Review, are set out in g!ggpg.,1Q.

Heritage Areas
The precinct analysis and related policy in the Built Form Review has only been undertaken forthe non-heritage areas, as stipulated in the brief. There is one exception to this: the Trenerry Crescent heritage area has been added to the Yana River 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 studys findings, so most of the earlier analysis applies to the whole city, including the Heritage Overlay areas. The city-wide policies also have applicability across the city, not just in the non-heritage areas.

Report Upgrades
The draft final report was issued on 28 February 2003. Since then, additional work has been undertaken alongside preparation of a planning scheme amendment by the Council, resulting in changes to this July 2003 version. Further work was undertaken on policies and design responses for Yarra River precincts YR4, 5, 6 and 7, plus a review of the Richmond Terminal Station precinct. This resulted in: Amalgamation of Current lndustrial and Ex-lndustrial River Edge types (Chapter 5,2).and associated changes to other chapters of the report, including adding the Trenerry. Crescent area in Abbotsford. Changes to Policy Objectives and Design Responses for the newly formed Current and Ex-lndustrial River Edge type (Chapter 5.2). Transferring Richmond Terminal Station to a Non-Residential lndustrial Commercial Enclave type. lntroduction of a Crest Line for the Current and Ex-lndustrial River Edge Precincts. Various precinct boundary changes.

o ' r

o o

The Council also commissioned an immediate start on work to update and adapt the Urban Character Strategy, as recommended by the Built Form Review. A check survey was undertaken, policy analysis, and development of descriptions, existing characteristics, prefened character statements, and design guidelines were prepared. The descriptions and visions for the Residential Precincts in the Built Form Review Precinct Analysis were upgraded as a result of this, and some minor precinct boundary changes were made. This July version of the report incorporates these changes for consistency.

10

The Built Form of Yarra

City of Yara Built Form Review I The Built Form of

Yara j

Overview
The City of Yarra is a varied and complex urban environment. A successful Built Form Strategy needs to first be able to describe the city's built form characleristics and context from a strategic perspective. This chapter attempts to do this by examining ten themes, and proposing Principles relating to them. Each theme begins with the Principles, followed by explanatory text and illustrations. Maps and photographs are used where they help to illuminate the topic. While the study area forthe Built Form Reviewis the City of Yarra outside Heritage Overlay areas, most of the material in this chapter takes in the whole city. This is because a sound strategic perspeetive demands a view of the built form character of the municipality as a whole. ln subsequent chapters, attention focuses more closely on the non-heritage areas.

The Ten lhemes

The ten themes described in this chapter are:

1. MetropolitanContext 2. Topography (including 3. Urban Form 4. Building Height 5. Lot Size 6. Transport Corridors 7. Building lnterfaces 8. Public Space Quality 9. Sustainable Design

the Yarra River)

10. 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 activity centres 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 the Yana River) is a fundamental component of an arca's characler, and built form can enhance or detract from topographical character. The landscape character of the Yarra River corridor is of major significance, and has been attracting a steady flow of large developments. Urban Form is a topic that covers the gamut of factors that distinguish one humanmade environment from another, including street and subdivision pattern. Built form is just one of those tactors. Building Heightis an important aspect of built form, often the most controversial aspect of a development proposal. Lot Size influences the rhythm of architecture in a street and the potential size of any hew development. lt is also an important componcnt of the 'grain' of an area, from an urban d6ign pGrlpGclivo (ic'fnc grain'or'coar3o grein urban form), Transport Conidors are the means by which most people see an area, and they tend to attra6't lergor dcvoloptrunts. They ars ha 'shop windouts' of a municipality, and built form policy should respond accordingly. Building lnterfaces means the relationship between one building and another, or between a building and a space. ln lho City of Yana, buildlng intcrfaccr aro a msjor issue, because thc City's urban form is, 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 the safety and attractiveness of public spaces. Buildings in the 21st century must have a Sustainable Design. Consis:tency and Variety, our concluding theme, are opposing
ends of a design balance that is constantly being played out in the streets of the City otYarra, with its varied urban environments. The Built Form Review needs to provide pointers to the correct balance between these competing concepts in different parts of the City.

12

City

ofYara Built Fom Review I The Built Form ofYara I

f
t
,

*'{+'.o{
I
studyArea

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Built Form Review Study Area

13

City

ofYana Built Form Review I The Built Form of Yarra ]

p"f

lVIe

fropoJrfam #on fexf

The City of Yarra adjoins the eastern flank of the City of Melbourne and extends eastward to the Yana River. The City's suburbs include Fitzroy, Richmond, Collingwood, Abbotsford, Burnley, Princes Hill, North Carlton, North Fitzroy, Clifton Hill, and small parts of Fairfield and Alphington. Historically, those parts of the City closest to the centre of Melbourne provided living environments ranging in quality from desirable residences to workers cottages once viewed as slums, combined with extensive industrial activity, much of it located close to 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 undergoing rapid change in recent years, as older industrial uses move out and people aspiring to an inner city lifestyle move in. Most of the extensive amount of heritage protected fabric has been conserved and enhanced, including heritage industrial premises, many of which have been converted to attract the new breed of resident. Although change to the built fabric of these areas has been confined mosUy to particular development sites (often former factories and warehouses) and individual house lots, development pressure is strong. Long term popLilaUon decline has been arrested and reversed. At the same time, expectations about dwelling space standards and car ownership have been growing relentlessly. The result is that pressure on the urban fabdc of Yan 's inncr city, in termc of such indicators ae developmont and trafflc, is much greatei than is apparent from the population figures. State Govemment policy has for many years been to push for gradual consolidation of existing urban areas, including the City of Yana. The latest manifestation of State planning policy is Melbourne 2030, which includes ambitious population forecasts for residential consolidation, with a particular emphasis on redevelopment of major 'brownfield'(proviously developed) silos, sitos within and close to aclivity centrcs, ard sites close to good quality public transport. lnvestigations uhdertaken for lhe Buitt Form Review suggest the following preliminary conclusions can ba reached about the City's capacity to accommodate further

... expactations
about dwelling

space standards
and car ownership have been growing

relentlessly

Closeness to good public transport

in the City of Yarra is close to good public transport, therefore this is not a reliable indicator of consolidation potential because it does not differentiate one area from another. Also there are specific limitations on redevelopment potential (eg heritage controls or amenity of established residential areas) affecting most railway station surrounds.

lntensifi cation (including residential) of activity centres

Maior activity centres in the City of Yarra comprise mostly small, separately owned properties along main road frontages, often with heritage protection, and often abutted by low-rise established residential areas. Opportunities to redevelop and intensify are therefore severely restricted. There are numbers of large industrial sites around the City, some likely to become available for redevelopment in the short term, Some have edge constraints (eg Yarra River or adjoining low-rise established residential area). The Council's /ndustrial & Business Activity Sfudy recommends retaining most of these sites in employment generating uses Approximately 60 per cent of the municipality is subject to Heritage Overlay planning controls, Most of the inner areas are already relatively high in density.

Redevelopment of redundant industrial sites for residential or mixed use

lncremental redevelopment in established residential areas

Contlnuing intensificadon will result in increaeing pnBssurE on the City's public spsc6s. These includo th City's strots and lanes; which have qualities wananting careful management and, where possible, upgrading. Parks and open spaces are abundant in some areag and almost entirely absent in others. Many of the larger

14

City

ofYara Built Form Review I The Built Form of Yara ]

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

city ofYatra Built Form Review I The Built Form ofYara I

Because the City

parks are of metropolitan significance, and these need to be protected and enhanced as 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 is made apparent fom many viewpoints around the municipality. The rigid east-west, north-south orientation of most streets, restricts views from street level, but there are numerous 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 central city is Fitzroy. Fitzroy is almost completely covered by Heritage Overlays, although it includes the relatively tall complex of hospital buildings in the Nicholson / Gertrude i Brunswick / Victoria Parade block. However, there is a distinct contrast in scale between this area and the high rise buildings of the central city. Other parts of the City of Yarra are separated from the skyscrapers of the central city by the generally low rise City of Melbourne heritage suburbs of Carlton and East Melboume, and the ring 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 by heritage areas and parkland, it is not possible to extend the high rise core of the central city into the municipality, nor to establish some form of building height 'gradient. Ther6 aro, in any cas, sound argumcnts for maintaining a dbtinct contrast between the scale of buildings in the CBD and their surrounds (eg see Sense of P/ace in the Metropolitan Stategy: Urban Design Principles for the Central Region of Victoria, Melbourne 2030 Technical Report 12, Department of
I nfra

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

stru ctu re, 2002).

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

principle

The outcomes sought by State and metropolitan policies need to be plennrd lor ln weyr that ncognla. rnd ru.pond to thc Clty of Yrm't

special built form characteristics.

principle 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 of the central city into the municipality, nor to blllh romr tonn of bulldlng hrlglil'gndbnf.

.!t
2"2
Ihese landforms are subtle rather
than dramatic, and the grid
street pattern

Topography
Much of the developed area of the City of Yarra occupies the relatively flat land spreading west and north from the Yana River. The topography of the City of Yarra comprises 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. The elevated land that slopes gradually down ftom Royal ParUPrinces Hill through the Melbourne end of Nicholson Street towards the confluence of the Yarra River and Gardners Creek, culminating in the spur of Richmond Hill. The gently rising land between Alexandra Parade (formerly the Reilly Street drain) and the Meni Creek, occupied by North Carlton, North FiEroy and Clifton

r r .

tends to obscure

Hiil.

the existence of
subtle topographic features

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

These landforms are subtle rather than dramatic, and the grid street pattem tends to obscure the existence of subtle topographic features by cutting across them, rather than 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 include topographic features such as Richmond Hill and the immediate corridor of the Yarra River.

16

City

oiYatra Built Form Review I The Built Form of Yarra ]

_j-i

:,,t,i,1'iu
i:, , ,,. ,*. i , , :
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, j\lll:'/. i.,t.
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' " '. -i - , /t!i,' '',,.-,.r?" ,'.,:",

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The City of 'rarra's landforms are rather than dramatic. People consider city flat, and most would agree that principal topographic featwes features Richmond Hill and the Yarra

subtle, the its are River.

ti*jqr.
:,.hl\ '.
.l:

l:i

'1;:f..+ : .:;.'.'-'1.3 *, ;;i1,

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Richmond Hill, with the spire of St lonaiiris Calhedral

rtur

3\l
x*'n

o;;i

-)

:ir6?tti'!:'.':
ClittmHill.

Fltzroy

The landform of the Gity of Yarra

17

.,.j.i:

City

ofYara Built Form Review I The Built Form ofYarra ]

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

principle 3

ln a flat and generally low-rise City like Yarra, landmarks and tall buildings take on a particular importance because they are visible for long dlstances.
The profile or sllhouette of tal! buildings and landmarks is important, because they are often seen against the sky.

principle 4 principle 5

Random siting of tall buildings will detract from the topographical character of the city and obscure views of landmarks valued by the

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

Yarra River
The Yana River lends its name to the City, and it is the most important and valued topographical feature of the municipality. The City also includes the lower reaches of the 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 are dominated by the CityLink (or Monash) Freeway. Upstream from here, the freeway edge gives way to extensive areas of parkland. North of Bridge Road, the City of Yana bank of the river is bordered by industrial or former industrial buildings and the Abbotsford Convent. Beyond theYarra Bend parklandsthe riverpasses belowthe back fences ofsuburban houses in Fairfield and Alphington. Each ofthese environments 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 strong prgsence, nvorthcloss 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, east bank of the river is either parkland or large rear gardens. Protecting and enhancing the landscape and riverscape qualities of the conidor, as seen from the Trail, should be 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 the

... the
expectation is that the river corridor and its
landscape vegotatlon

particularly the
should dominate the outlook for

roads 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, and some roads into parkland. From the perspective of a Built Form Review, we are less concemed about the parkland interfaces, and more concerned with the urban interfaces. The freeway edge in Cremorne has destroyed any possibility of creating a peaceful riverine landscape, but it is possible to envisage a substantial improvement to the built form that flanks the freeway. ln the urban areas upstream from here, the Main Yana Trail provides an attractive, heavily used recreational path. Trail users want 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 - padlcularly tho vogstston - should dominato the ou{ook for Trail uscrr. Prot ding erd enhancing the landscape and riverscape qualities of the river conidor, as seen from the Trail, should be a prime objective.

Trailusers

City

ofYara Built Form Review I The Built Form

oJ

YarE ]

The Yarra River

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

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

Even where the river is lined by exindustrial buildings, vegetation still dominates the view.

The scale and siting of buildings in relation to the river is vitally important to maintaining the dominance of the waterway and its vegetated banks.

19

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 a bridge. What they see (or expect to see) is a line of trees, a heavily vegetated river corridor. They will rarely see the water itself, except perhaps as a glimpse amongst the trees. The expression of the river conidor as a corridor of vegetation, particularly of canopy trees, is most important. Were it not for these trees (where they exist), the river would dwindle in importance as a topographic feature to little more than a rather wide drain. The Scale of the River There is an important point to be made about the scale of the river. The Yarra River is 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 arches of a bridge design used on the River Thames in London.) Yet throughout most of the rive/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 to th rive/s sdge, as has oocured, for example, at the Holiday lnn noxt to Spencer Street Bridge. Buildings need to be set well back from its banks, and kept to a relatively low scale, in order t6 maintain an impression of scale both in the river and its 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 Darebin Creeks) is misleading and should be changed. The concept of Major Gateways is inadequately 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 just mentioned. Many designers assume that the Gateway concept encourages greater building height to emphasise important intersections and entry points. This is clearly an entirely inappropriate message in relation to river crossing points, where the aim should to be to maintain or increase the dominance and attractiveness of the river landscape. Complexity of Current Policy There are numerous existing bodies of policy covering the Yana River, some in the Yarra Planning Scheme, sqme outside it (see g[qg@[). This material is in urgent need of review, in order to produce an integrated infrastructure of effectively written and located policy. A preliminary review of this material needs to be undertaken as part of the Built Form Review. A full review would require expertise in a wider range of topics than built form arid landscape policy.

The Yarra River

is Melboume's
main watercourse, but in world terms it
is not a

particularly wide

iver

principle

The Yarra 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. The Yarra River has a topographicat character that is easily diminished

principle 8 principle 9

by larger scale development sited too close to its banks. There are a number of distinct types of landscape and built form through which the Yarra River passes, each of which warrants a tailored policy approach. Prescribing of maximum building heights and setbacks is likely to be necessary for sections of the river corridor.
The maln bridge crossing points of the Yarra River (and of the Darebin and Merri Creeks) are important rupecti of th. Clty of Y.rra'!

principle 10 principle
11

landscape character, not opportunities to develop major gateway

bulldlngs.
principle 12 The already substantia! body of policy on development in the Yarra River corridor needs to be reviewed, rationalised and incorporated into the Yarra Planning Scheme in a way that gives them maximum

effectiveness.

20

City of

Yara guilt Form Review I The Built Form of Yara I

lnner City

eg. Fitzroy, Richmond

lnner Urban

eg. Collingwood, Abbotsford, Burnley

Victorian Suburban

eg. Clifton Hill, North Fitzroy north of Holden Street

Formal Victorian Suburban

eg. Princes Hill, North Carlton, North Fitzroy

Garden Suburban

eg. Fairfield, Alphington

21

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

2"3
There are five

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

broad types of
urban form in

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 including bluestone, not much weatherboArd. This includes Fitzroy, Richmond, a majority of which is Heritage Area.

the City of

Yam...

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 midsize 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 is Heritage Area.
'Formal Victorlan Suburiban'residential areas have wide streets and back lanes on an ordered geometric pattern, mostly small lots, mostly Victorian, Edwardian and pre1940 fabric, mostly brick or render. These include Princes Hill, North Carlton, North Fi|aroy, a majority of which is Heritage Aiea.

'Gcrdcn Sububrn'areas are spacious garden suburban residential areas with some curvilinear streets and few back lanes, mostly mid-sized or larger lots, fabric from all eras of the. twentieth century, mix of materials. They include Fairfield and Alphington.
There are vafiations within these broad categories, and there are also other forms that apply in particular areas, such as industrial precincts, St Heliers and the public housing estates. These broad types of urban form provide a starting point for developing Built Form Character Types, as introduced in g!gp!4! and elaborated on in gl3g!gg[. The difference is that urban form includes street and subdivision paftem as well as built form, and takes a more generalised approach to built form types. The Built Form Character Types described in g!ggl9g[ cover a wider range of.variations in built form character.

principte

13

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

2.4 Building Height

ln a predominantly flat city with relatively subtle variations in landform (see Topography) building heights assume a particular importance in determining the araa'r idcntlly. Bulldlng hsightr tcnd to bc uniformly low in the suburtan (ic predominantly residential) areas categorisedin Urban Form: Victorian Suburban, Formal Victorian Suburban and Garden Suburban. Heights in these areas are generally 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 the suburban areas. The classic main road strip consists of two storey buildings, but some have single storey sections, and theie are occasional buildings of three or four storeys. 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 thc Abbotsford brewery complex). The public housing estates constructed in the 1960s and early 1970s neprocent another 6rm of taller building 'island'. Finally, thor are landmark structures that rise above the predominant built form, such as town hall towers, church spires and that distinctive characteristic of Yarra, tall silos with a sign attached. These landmarks are valued highly in the community. When you see these landmarks 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 Gardens Esiate.high rise flat$. The City's built form is low-rise, punctuated by islands of higher development. This flnding is confirmed by the Building Heights Map (below).

tuHng fl{gh6

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

23

CityofYaG Built Form Review I The Built Form ofYarra ]

Looking strategically at the built form of the whole city, a clear picture emerges of a low-rise urban form punctuated by islands of higher development. This picture can be confirmed at numerous elevated vantage points around the city. The low-rise urban form that constitutes the majority of the city is mostly in the one to two storey range, with some three and four storey buildings. The islands of taller buildings are mostly confined to the lnner City and lnner Urban areas, and include the high-rise housing estates, some industrial (or ex-industrial) complexes and the landmark towers, spires and signs. This combination of low-rise urban form punctuated by islands of traller structures is distinctive to the City of Yana. The City of Melboume has a built form structure dominated by the dramatic contrast between the single, very large island of tall buildings in the central city and Southbank, and the lower rise residential and mixed use inner areas. The City of Boroondara is different again, almost exclusively lowrise (two storeys or less) apart ftom a small number of defined locations dispersed widely across the city (eg Swinburne, Camberwell Junction arid Tooronga). Members of the community have expressed concern about the need to maintain an open outlook ftom the upper floors of buildings. Views to the central city skyscrapers and 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 an approach to height control based on strictly limiting the opportunities for taller buildings, as proposed here, will make a worthwhile contribution to resolving this concdrn.

principlo {4

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 highly valued landmarks. The Built Form Reuiew Strategy should build on this basic characteristic, as it helps to differentiate the City of Yarra from the urban form of adjoining citles, thus strengthenang its sense of place.
pranciple 15

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

princlple 16

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

principle 17

rise. Locations where a specific urban design benefit can be met (eg creating a more attractiven better-scaled frontage to the Citylink freeway alcing the River Yarra frontage). Sites containing, or immediately adjoining, buildings that rise above the general heights of their surrounds, provided there is minimal visual impact on views from public places, including street8.

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

principle 18

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

24

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

2,5
Smalllot areas
tend to also be areas with a dense urban character, and

Lof Size
ln most parts of the City of Yarra, lot sizes are predominantly small, with high site

coverage. Large parts ofthese areas are heritage protected, and the smallness of lots acts as a deterent for any but minor redevelopments. Larger sites are needed
to make an economic building four storeys or more in height, to accommodate a lift and the required parking. Another characteristic of these small lot areas is the finegrain quality of the urban form. This is partly a design quality, in which the nanow subdivision pattern is reflected in the articulation of building facades. Perhaps more importantly, it is also closely related to a broader urban form quality: the dense network of streets and lanes that produce an urban environment well suited to walking and cycling. Small lot areas tend to also be areas with a dense urban character, 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 are valuable qualities to retain and foster, as a walkable city is, in many respects, a sustainable city. ln the Garden Suburban area of Fairfield.and Alphington, residential block sizes are larger, accommodating double fronted homes with relatively large grounds. The relationship betwsen houre 'foolprint' and gardon size is an important pafi of lhe character of these areas. ln commercial parts of the city with larger lots and a coarser grain of subdivision pattm, 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 in industrial or institutional use, and they have been prone to rbdevelopment as the economic base of the city has changed. There has been a tendency not only to create 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 ddvelopment is different and separate from that of the surrounding urban environment,

the streets and

lanes are often

laid out in a connected paftern

principle 19

ln the small Iot, fine.graln areas of the city, the dense network of streets and laneways should be retained and, where possible, enhanced, and they should be retained as spaces in public ownership.
!n the small !ot, fine-graln areas of the city, new buitding design should continue to express the small lot, fine-grain subdivision pattern in

principle 20

building articulation.
principle
21

In the Garden Suburban area of Fairfield and Alphington, building setbacks (front, side and rear) need to be carefully controlled to maintain the spacious, gardenesque character. In 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 repreate a fine grain design character associated with much

principle 22

of inner Melbourne, or to develop a new character.

principle 23
VUith large land parcels, every effort should be made to integrate a

redevelopment with its surrounds. This includes designing streets that connectwith, and may even share the 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 which the designers can feel free to generate a distinctive new character for the development.
principle 2{

Designation in policy documents of large development sites or significant development opportunities (eg the Residential Development Sites and Major Renewal Areas referred to in the MSS) should make cbar th.t a complato changr to ttr chrracter and rcale of the arca'r built form is not necessarily encouraged.

25

City of Yara Built Form Review I The Built Form

ofYara

Lot Size

A typical street in the city that has a fine grain pattern of subdivision. The street and lane network is dense, and the buildings express the narrowness of the lots in tlleir fagade pattern.

l\ilany commercial pa(s of the city have a

coarser grain of subdivision pattern. When redevelopment occurs, there is scope to recreate a fine grain character, or, on larger sites, to develop a new urban character.

,1' L'

1".
t,.
,0,

l"

ii ;*
it
I

ir-L'

.L.

'ffi$r
r/,
.l:
_

ir,il

E,
r" t', I)

itl
I
1...-

;I

--

Lot SizeE

f ! !
.. I

o.smscm
soo.sooscm soo. rooosqm
HedraEeowday

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

26

City

ofYara Built Form ReMew I The Built Form of Yarra ]

The Strategy should not assume that every industrial site represents a

potential for redevelopment to residential. The lndustrial and Business

Activity Study contains recommendations about retaining employment generatirig activity in industrial areas. The Built Form Review needs to
make allowance for this policy context.

2"

Iranspo

rt Corridors

Transport corridors offer a window into the City ofYana seen by thousands of people every day. Many main roads double as centres of community and commercial activi$, and are therefore central to the sense of local community identity. The City of Yana also conlains a riumber of boubvards. Some of these are 'claegid Melboume boulevarda, but soma'normal'main roadg have besn deslgnated as boulevards in the planning scheme. Some main road intersections have been designated as Gateways in the Yarra Planning Scheme, and this designation needs to be reviewed. The three rail corridors that pass through the city provide special opportunities 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 of years, 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 the City of Melbourne, most are 1.5 chain (30m). Lygon Street, Nicholson Street, Bridge Road east of Church Street and Hoddle Street between Victoria Parade and Bridge Road are 30m. (And so, incidentally, are most local streets within Princes Hill, North Carlton 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 'idal' rato of height lo width of a strst's 'walls' (tho buildirs) compared to its 'floof (the road reservation plus any setback). This would result in different building heights being proposed for 20m streets, 30m streets, boulevards and so on. ln practice, this approach has little relevance to the City of Yarra. Every main road has some low scale hedtage buildingo, which would romaln inospeclive of the policy. 'ldeal proportions'is in any cass a eubJec{ive concopt. lt b moro important to establish some ground rules that will gradually strengthen what is most valued about main road character, and to resolve some weaknesses. Therefore main roads are categorised in this study into types based on the texture of the built form, not the road reservation width. As already.mentioned, many main roads in Yarra double as centres of community and commercial activity, and are therefore central to the sense of local community identity. The quality of environment for pedestrians in these centres is at least as important as the trafffc carrying function of these roads (see also Public Space Quality). ln categorising main roads into types tor the Built Form Review, it is logical to differentiate them by built form character, rather than traffic function. The essential character 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 separate policy treatment. Boulevards Boulevards are different to other main roads because they are wider, and because they have a special quality of public domain, based on one or more wide, rectilinear medians and consistent tree avenues. The cunent Municipal Strategic Statement refers to, and the DDO2 (Design & Development Overlay) and DDO3 schedules relate to, Primary Boulevards and Secondary Boulevards, many of which are actually sections of 20m or 30m main road. 'Boulevard' is normally a term cpnfined, in the Melbourne context, to three chain (60m) road reservations, surveyed early in Melboume's developmcnt, that lvre developed into formal boulevard avenues fiom the late nineteenth century onwards. Flemington Road, St Kilda Road, Royal Parade and Victoria Parade are boulevards according to this criterion. Queens Parade has

'Boulevard'is
normally a term confined ... to three chain (60m) road ,BsArvatbns ... that were developed into formal boulevard avenues from the late nineteenth century
onwards.

27

City

ofYara Built Form Review I The Built Form of Yarra ]

similar origins, but north of Smith Street lacks the consistent avenue planting and tree islands. Alexandra Parade shares a similar width, but was originally the alignment of a drain (Reilly Street drain). lts tree avenue mostly dates from a road widening in the 1990s, 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 as sections of 20m and 30m roads. Most of the 20m sections have since been widened on the west side, partly using parkland, partly through property demolition. The widened west side of the section between Victoria Street and Alexandra Parade includes lengths of service road. A consistently aligned built form edge exists along its eastern side, but is absent ftom west side sections, except along the retained 30m section between Bridge road and Victoria Street. Relatively consistent avenue planting has occurred in recent decades, leading to an association with the concept of boulevard. Hovr,evor the road'! cross-soc{ions, geometry and planting pattems bear only a superficial resemblance to the formal geomdtry of a classic Melbourne boulevard. 'Gateways' Urban design theory suggests that the legibility of a city (the ease with which its urban form can be understood and navigated) is improved by using built form design to emphasise key intersections. The cunent Municipal Strategic Statement designates a large number of 'MaJor Gateways' without giving clear guidance as to the buill form consequences. This designation is misleading and should be changed, as already argued under Topography. Development that rises above the general height of the City's urban fabric (higher than 3-4 storoys) should be confned to dfined'high rise island' locations, as discmsed undor Th6mo 4: Building Height. Urban design emphasis of main road and boulevard intersections should be subtle. Where an increase in height is justified to achieve this end, it should be no more than one or two storeys, and it should not exceed a total of three to four storeys.

RailConidors ...
offer a window into the City of

'Major Renewal Areas' The cunent MSS designates Major Renewal Areas along selected arterial road frontegor, 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 of commuters every day. Each line has its own distinct character. The Clifton Hill line is elevated above the city for much of its length, providing rooftop views. The Bumley line bunows under Church Street and runs behind iridustrial buildings. The South Yarra line is partly elevated and occupies a wide reservation. There are limited locations in the city where under-utilised railway land could be developed, and the appearance of the backs and sides of buildings visible from trains needs to be improved.

Yana seen by
thousands of

commuters every day

principle 25

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 public space quality of the City.
The designations Primary Boulevard and Secondary Boulevard should be removed from the Yarra Planning Scheme. The designation Major Gateway should be removed from the Yarra Planning Scheme, and replaced by policy that encourages subtle emphasis of corners within the generally low-rise character of the City.

principle 26
pranciple 27

principle 28 principle 29

There are locations in the city where under-utilised railway land could be developed.
The appearance of the backs and sides of buildings visible from trains should be improved.

28

City

ofYara Built Form Review I The Built Form ofYarra I

2.7

Building trnferfaces
lnterface between Different Building Types One of the widely accepted characteristics of the City of Yana is its diversity of building types. This characteristic is emphasised by the mixture of building types that may be concentrated in a single area, or even within a single street block. ln fact this characteristic is mostly confined to the lnner City and lnner Urban areas. Most of the rest of the municipality is predominantly residential or parkland. Nevertheless, this mixed 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? The question of Consistency and Vaiety will be discussed in detail below. We should note here that closer examinAtion of the more diverse areas of the city reveals that, in reality, there are often consistent elements underpinning the variety in building types and heights. The most common of these is setbacks. Most front setbacks in the lnner City and lnner Urban areas range from zero to about three metres, a variance that makes little difference to the 'hard urban' feel of an inner city street. Only occasionally are building setback behind a yard or car park. Most buildings are either built to the side boundaries, or within about 1 .2m of the side boundary. Most older industrial buildings are either low and squat, or, if higher, articulated in a way that relates to the small lot size of the average house. Often they share the same colour of red brick. lnvariably, buildings are located at right angles to the street, rather than at a variety of angles, as is found in some middle and outer suburbs.

How should a Built Form

Review approach this

diversity

of

building type?

lnterface between Different Scales of Building

Another dimension to the 'mixed charEcle/ aspect of the City of Yana's built form is the variety, in some areas, of building scale. What should be the appropriate policy response 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 residential area, a more sophisticated response is called for. lssues of overlooking,
overshadowing and traffic and parking are addressed in the exhibited Council policy on development above three storeys. 'lhe Built Form Review ean recommend a Strategy that limits the scale of new development allowed close to established lowrise residential areas. Visual Bulk

Another issue is visual bulk. Excessive visual bulk is a frequent concern of objectors to planning applications. Policies are needed that will encourage designers to break
up large building masses into smaller component parts, and encourage modelling and articulation 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 Heritage Overlay planning scheme protection. This study is confined to making specific recommendations about the remaining 40 per cent of the municipality. ln this chapter ol the Built Form Review reporl, we have deliberately set out to provide a strategic context for the study that takes into account all the various urban forms that exist in the city. The Heritage Reylew that has been undertaken in parallel with this study apparenfly includes policy to address the situation that arises when a development is proposed next to a designated heritage site. It is worth making the point here that the introduction of heritage controls twenty years ago had two effects. One was to limit redevelopment potential in relailon to identified heritage properties. The other, less widely recognised, was to provide the opportunity for a reassessment of what constitutes good contextual design, and an opportunity to gain a better appreciation of the qualities of inner city areas as sustainable and attractive urban environments.

29

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

Building lnterfaces

Different scales of buildings - taller buildings are best accommodated if heights gradually increase, rather than rising suddenly. Visual bulk is a particular concern next to established low-rise residential areas.

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

-',1;;'l
Residential interface - the interface between residential and noh-residential buildings is a significant issue in the mixed urban areas of Yarra,
l11

,:,-.i

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

30

City of Yarra Built

Fom Review I The Built Form ofYarra ]

principle 30

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 smal! number of basic characteristics to keep consistent in future developments.
Ensure that there is a gradual transition in scale between buildings of different height.

principle

31

principle 32 principle 33

Limltations are needed on the scale of new development close to establlshed low-rlse residential areas. Policies are needed to encourage designers to break up large building masses into smaller component parts, and encourage modelling and articulation of surfaces to reduce apparent bulk.
The widespread heritage significance of the city means that contextual deslgn (deslgn that places a high priority on respecting the urban qualities of its surroundlngs) needs to be accepted as the normal response. Only in limited areas and on larger sites can designers feel free to develop a completely new urban character.

principle 34

2.8

Public $pace Quality

Desirable 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). These are: Walkability Physical comfort Definition of lhe street spacs (thb includes the proportions of 'walls' to 'flo6/, as discussed in lransport Conidors) Qualities that engage the eyes Transparency (the ability to see things through or behind the street wall) Complementarity (of one building to another) Maintenance Quality of construction and design To this list should be added safety, in two senses: traffic safety, and the perception of how safe an environment is in terms of risk of assault or unwanted interference. We need 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 or both ends of the trip. Some types of urban environment are so dispersed or hostile to pedestrians that people will drive from one shop to another, or ftom home to the milk bar. Rates of walking from home to school have declined dramatically in recent years, leading t6 even more car traffic on the roads. At the same time obesity rates have grown to become widely recognised as a major health issue, costing the community millions of dollars. The City of Yarra is fortunate to have an urban form and street system that is highly conducive to walking. There is a high density of public streets and lanes, mostly on a well:connected grid pattern that provides direct walking routes to most destinations. Built form can strengthen the attractiveness and apparent safety of street spaces by providing interest, variety, weather protection and passive surveillance. ln strip centres, walkers expect to find engaging things to look at (eg shop fronts) in ground fioor facades. ln other streets, they like to feel that buildinga arc 'lnhabitEd', in lhe sense that there might be people behind windows who are keeping an eye on the street 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 uninviting and potentially hostile environment to walkers. Distinction between Public and Private Domain There is concern in the community about any bluning of the distinction between public and private spaces. The concem is that some treatments of private developments can have the effect of appearing to appropriate public land for priVate

The City of Yarra is

fortunate to have
an urban form and

street system that

is highly conducive

to walking

cityofYara Built Form Reviw I The Built Fom ofYarra ]

Walkable Environment

- The city of Yarra is fortunate to have an urban form and street system that is highly conducive to walking. There is a high density of public streets and lanes, mostly on a well-connected grid pattern that provid6s direct walking routes to most destinations. Built form can strengthen the attractivehess and apparent safety of street spaces by providing interest, variety, weather protection and passive surveillance.

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

32

City of Yara Built Form Review I The Built Form ofYarra

use. An example might be placing a private barbecue for an apartment development

next to public open space without any delineation between the tvvo spaces. The effect is exacerbated if the landscape design appears to be an extension of the private development. Public spaces should be clearly identifiable as such. Concerns have also arisen about excessive overlooking of public spaces by private

developments. While most people accept that there are safety advantages from having public spaces overlooked, there is a question of degree. Many feel that the
valued qualities of a public space like the banks of the Yana River are compromised if they are overlooked by large buildings with an entire wall of picture windows and balconies. The effect seems to be heightened the closer the windows or balconies are to the public space. lnterface with Parks The Built Form Review needs to ensure that built form adds to the landscape character and attractiveness of open spaces, and maintains public views through to the space where possible.

principle 35 principle 36
princaple 37

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

cycling.
The design of buildlngs makes an essential contribution to the quality

of public spaces, including the walkabllity of streets.

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

principle 38

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

2.9

Susfarn able DesrEn

The Council's MSS Review process includes an aim to encourage reduced use of energy and resources in building design. A fully detailed environmbntally sustainable design policy might include the following topics: Energy
Energy efficioncy rating scheme Orientation Ventilation Shading of adjoining properties Shading of adjoining solar collection devices Landscaping Choice of appliances & equipment Alternative power sources

The Steering
Committee and members of the

Water
Choice of appliances Landscaping Rainwater management Greywater use

community...
were keen [to] include speciftc objectives

Materials
Waste management Excavation Choice of materials Recycling buildings

encouraging the highest possible

standards of design and

Some of the more innovative sustainable design policies have made use of a scoring

system. ln a typical scoring system, the building designer is given a score system
that allocates different values to particular sustainable features. The policy requires given types of development to achieve a minimum total score. A recent example is the Melbourne Docklarids ESD Guide (October 2002), which is based around
performance indicators for the following: Outdoor space, the site Atmosphere Water cycle and wastewatei.

finishes

City of

Yara Built Form Review I The Built Form of Yarra ]

Transport Energy Building materials lndoor environmental quality Waste lnnovation Producing such a policy would require detailed study. ln the Built Form Review, it will be possible to establish some broad objectives for sustainable design. The Steering Committee and members of the community who attended the public workshops were keen that the Built Form Review also include specific objectives encouraging the highest possible standards of design and finishes.

princlple principle

39 40

Establish broad objectives for sustainable design' Establish broad objectives for quallty of design and finishes.

2.10 Consisfe ncy and Variety

ln a city with such a variety of urban forms, and with a built form that sometimes varies within a single street block, it is challenging to arrive at a coherent set of objectives and strategies that can apply through nearly half of the urban environment' It should be clear ftom the preceding discussion that: There are a number of distinct types of urban form across the city. Some of these are relatively homogeneous in character (the suburban urban forms).

o o

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

The real

challenges lie in deciding on the balance between

consistency and

The real challenges lie in deciding on the balance between consistency and variety in the mixed areas of the city. One view is that; in areas where the built form character is 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 they did like variety in built form, and they expressed a dislike for dull uniformity. How much varioty all p.opL rsally comfurtebh with? Therc is littls doubt thet most don't like wtrat might bo trrmcd 'vlsual chaos'. Robin Boyd, in his book 'The Australian Uglinerr', snomO how an cxccss of veriaty ald an ablGnca of ground rulce produces visual chaos, rather than interesting environments. Australians probably like a greater degree of variety and freedom of expression than, say, the average British or Dutch person. For example, there is less of a tradition in Australia of uniform terraces producing grand urban effects, whereas Britain has Bath, and the Dutch have sophlsticated canalside urban environments that emphasise the variety of detailing by being so similar ln height, materials and setback. However, Australlans are very attached to the standardised front setbacks that characterise most suburbs, and thy can become very concomed about excsssive variation in height and other fundamentrals. We like variety, but we do like some ground rulcr to bc obrerved. Urban envlronmantt bccoma chao0c - and tomctimes ant-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 South Melbourne is an example of a street that fails as an urban space because the siting and spacing of buildings is so random. Some form of consistency is particularly important on main roads, to present an attractive face to passers by, and to improve the legibility of the urban environment.

variety in the

mixed areas of the city

34

City of

Yara Burlt Form Review I The Bqilt Form ofYara I

Consistency of built form and planting lend a formal elegance to stieet spaces, particularly along boulevards - pictured is part of Victoria Parade.

Too great a variety of building setbacks and envelopes detracts from the quality of the streei space. Main roads have a stronger character when the formality of their rectilinear spaces is reinforced by a more consistent pattern 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 deliver consistency? They include height, setbacks, orientation, spacing, type, shape, plan, fagade rhythm, style, matrials or detailing of bulldings, and ttE prsnce of tr cover or street trees or similar landscaping settings. lf a number of these elements are the same, then there is an underlying consistency to the area. Therefore the challenge for the Built Form Review, particularly in the areas of mixed character, is to define a balance between consistency and variety that allows for fteedom of design expression, while maintaining some basic ground rules. As already suggested in relation to the mixed character areas of lnner City and lnner Uiban Yarra, the study can define that small number of basic characteristics that should be kept consistent in future developments.

principle principle

41
42

ln mixed character areas, define the small number of basic characteristics that should be kept consistent in future developments. Along main roads (including boulevards), achieving a degree of built form consistency is particularly important.

36

lmplications of the Pri nciples

City of Yam Built Form Review I lmplications of thE Principles

This chapter takes the Principles developed in g[gp1@! and propqses responsesto them, mainly in the form of objectives for the Built Form Strategy and Policy. Some Principles foreshadow the need for policy relating specifically to particular sifuations or types of built form. This forms the subject of g!qp@[ Built Form Types and Prodnctr. Thc Pndncb 6rm th6 batb lbr th. Bullt,Form ReviarVs 'bottom up' dimension, with Precinct Analysis sheets prepared fur each of over sixty Precincts throughout the study area. Other Principles have implications for the lmplementation orooosals in chaoter 6, An exception is lhe first Principle, on Metropolitan Context (theme 1), which suggests action by the Council in relation to Melbourne 2030 and the Municipal Strategic Statement review:
1

th.l ,tooenh. tnd !llpond b $a Glty ol Y.m's. rp.ohl tullt iorm ch.r.Gtrl.tlc..

The outcomes sought by State and metropolltan policies need to be planned for in ways

This Principle has informed the findings of the Built Form Review, but it aiso needs to bc 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 Structures
The Topography discussion in chaoter 2 (theme 2) concludes with a set of Principles on the siting and design of landmarks and tall structures:

2. 3. 4. 5. 6.

Because the City of Yana 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 of the central city into the munlclprlity, nor b odablilh lome torm of building height'Oradient', ln a Rat city and generally low-rise City like Yarra, landmarks and tall buildings take on a particular importance because they are visible for long distances. The profile or silhouette of tall buildings and landmarks. is important, because they are often seen against the sky. Random siting of tall buildings will detract from the topographical character of the city and obscure views of landmarks valued by the community, While new tall buildings can sometimes be used to emphasise features like hilltops, in the City of Yarra the prime locations have already been occupied by church spires (eg St lgnatius, Richmond Hill; St Johns, Clifton Hill; St Marks, Fitzroy).

To give effect to these Principles, the Built Form Review needs overall Strategy Objectives 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.

o o r o

Specific Policy Objectives are also needed to: Protect views of culturally valued landmarks, seen fom a wide range of viewpoints across the municipality. Protect the silhouette and profile of culturally valued landmarks from intenuption by developments behind them, as seen fiom a wide range of viewpoints across the municipality. Maintain the prominence of landmark signs. Ensure that the profile and silhouette of tall structures add to the interest of the citt's urban form and skyline. 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 Built Form Strategy and Policy set out in ghgpllgt,lE. The Building Height discussion (below) also relates to this topic.

Yarra River Corridor

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

7. 8. 9;

The Yarra 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. The Yara River has a topographical character that is easily diminished by larger scale

.development sited too close to its banks. There are a number of distinct types of landscape and built form through which the Yarra River passes, each of which warrants a tailored policy approach. 10. Prescribing of maximum building heights and setbacks is likely to be necessary for sections of the river corridor. 1 1 . The main bridge crossing points of the Yarra River (and of the Darebin and Merri Creeks) are importsril erpect! of ths City of Yana's hndicape charec.ter, not opportunities to develop.major gateway buildings. 1 2. The already substantial body of policy on development in the Yarra River corridor needs to be reviewed, rationalised and incorporated into the Yarra Planning Scheme in a way that gives them maximum effectiveness.

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

39

Ciiy

ofYara Built Form Review I lmplications ofthe Principles ]

. r o o o . o

Ensure development in the Yarra River corridor upstream of Church Street enhances and improves the naturalistic landscape of the river corridor. Create a new, high quality and visually permeable built form edge to the freeway and river downstream of Church Street. Relate the siting, scale, bulk and massing of new development adjacent to the Yarra River to the width and scale of the waterway and the river banks. Protect and enhance the landscape qualities of the Yarra River, Meni Creek and Darebin Creek as vegetation-dominated corridors, particularly in views ftom roads, paths and rail conidors that cross the river. Tailor the siting, scale, bulk and massing to the distinctive landscape character of each section of the Yana River corridor. Ensure the building presents visually interestlng elevations on all faces visible from the public domain. Maintain access to sunlight in public spaces.

ln relation to Principle 12, we have produced four Strategy Objectives that attempt to summarise the objectives ftom a variety of existing pelicy documents that are relevant at the highest level: Provide continuous public access along the river bank.

r r . o

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.

Principle 10, which foreshadows the need for prescriptive controls along parts of the

Yarra River Corridor, is responded to in g[4pg.,1Q,

The Yarra River Corridor is the subject of numerous studies and policies. The Built Form Review is concerned with ensuring that there is effective policy to control buildings and associated landscaping in the corridor, and that this policy is expressed as clearly and economically as possible in the planning scheme. We have therefore reviewed the existing studies and policies, as well as undertaking our own survey and analysis. As a result of this work, we recommend rationalising,the planning scheme references to the Yana River Conidor into a single body of strategy, under a single list of Strategy Objectives at MSS level. lf the Council agrees with this approach, it will need to conduct a similar exercise with Yana River Corridor policy concerning other topics, such as public land management, access and environmental management.

Yarra River Gorridor Types

Specific Policy Objectives are needed in relation to the different types of situation that exist along the Yarra River Corridor. The categories we have anived at are:
Leafy Suburban Residential River Edge Park Landscape River Edge Current and Ex-industrial River Edge Freeway River Edge

listed. The PrecincJ map delineates the boundaries of each of these.

Each of these is described and illustrated in Shap!q[, and the relevant Precincts are

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

3.2 Building Height

The Building Height discussion in ghep@Ee (theme 4) includes a set of Principles
regarding the height of development across the municipality:
14. 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 highly valued landmarks. The Built Form Review Strategy shbuld build on this basic characteristic, as it helps to differentiate lhe City of Yarra ftom the urban form of adioining cities, thus strengthening its sense of place. 15. An important strategic consequence of this position would be to limit development above three 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 of additional locations, in situations where the land is well-removed from existing low-rise residential 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 more attractive, better-scaled frontage to the Citylink freeway along the River Yarra frontage). - Sites containing, or immediately adjoining, buildings that rise above the general heights of their surrounds, provided there is minimal visual impact on views from public places, including streets. 17. The Council has exhibited a planning scheme amendment with policies to guide development above three storeys, and these could be enacted within the context of the Built Form Review Strategy. 18. Within the low-rise areas of the city, in areas with a consistent and valued built form character and scale, new development should relate to the scale of existing buildings in the area.

To give effect to these Principles, the Built Form Review needs overall Strategy Objectives to: Retain tho city's identity as a low-rise urban form, puncluated (mainly in Fitzroy, Richmond, Collingwood, Abbotsford and Burnley) by islands of higher development and landmarks valued highly by the local community.

Specific Policy Objectives are also needed to: 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 Yarra frontage; strengthening the definition and scale of built form at defined Hoddle Streel intersections; see specific Obiectives and Design Responses below). Sites containing, or immediately adjoining, buildings that rise above the general heights of their surrounds, provided there is minimal visual impact on views from public places, including streets.

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

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

Building lnterfaces and Building Height

The Building lnterfaces discussion in ghap@a (theme 7) concluded with a set of Principles 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-rise
residential areas.

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

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

o o .

Mass and detail buildings in ways that relate them to the scale of their surroundings. 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 and surfaces. Provide a gradual transition in scale between buildings of different height.

City of

Yara Built Form Review I lmplictions of the Prinliples ]

. o

Ensure that new buildings avoid overlooking and overshadowing existing residences. Minimise the visual bulk of buildings located next to established low-rise residential areas.

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

3.3 lof Size and Urban Forrn

The Lot Size discussion in chapter 2 (themd 5) includes two Principles relating to the urban form of the City of Yana:
19. ln the small lot, fine-grain areas ofthe city, the dense network ofstreets and laneways should be retained and, where possible, enhanced, and they should be retained as
spaces in public ownership.

23. With large land parcels, every effort should be made to integrate a redevelopment with its surrounds. This includes designing streets that connect with, and may even share the 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 which the 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 Strategy Objectives to: Ensure that developments contribute positively to the urban fabric and public space system of the City. Retain and oxlend thc City's fno grain of streot pattom and urban {brm.

o . o r

lmprorc lhe transparncy ard lcgibilily of the citt's urban form.

Specific Policy Objectives are also needed to: 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 public ownership. Within large redevelopment sites, design a new public street system that connects and relates the development to the surrounding urban form, and provides safe and convenient pedestrian and cycle routes. These objectives are nested in the Urban Form section of the Built Form Strategy and Policy set out in gh3plgl!,.

Lot Size and Development Potential

The Lot Size discussion in chaoter 2 (theme 5) concludes includes two Principles that impact oh development potential:
24. Designation in policy documents of large development sites or significant development opportunities (eg the Residential Development Sites and Major Renewal Areas refered to in the MSS) should make cleatthat a complete change to the character and scale of
tha

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 for redevelopment to residential. The lndustrial and Business Activity Srudy contains recommendations 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 regarding review of the City of Yana Municipal Strategic Statement in g!gg@g.$. Principle 25 is also relevant to the MSS reView, and formed a consideration in formulating the Vision statements in the Precinct Analysis (sgejhaB!eI4).

3.4

Urban Character
The Urban Form discussion in chaoter ? (theme 3) suggests a Principle relating to the City of Yana's urban form:
13. Built form strategies and policies need to be founded on distinct objectlves for of urban form found in the City of Yarra.
each. type

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

City of

Yara Built Form Review I lmplitions of the Principles I

20. ln the small lot, fine-grain areas of the city, new building design should continue to
express the small lot, flne-grain subdivision pattern in building articulation.
21

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

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 design character 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 of Principles that are relevant to urban character: 31 . 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 basic characteristics to keep consistent in future developments. 35. The widespread heritage significance of the city means that contextual design (design that places a high priority on respecting the urban qualities of its surroundings) needs to be accepted as the notmal response. Only in limited areas and on larger sites can designers feel free to develop a completely new urban character.

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

Specific Policy Objectives are also needed to: Ensure that the design respects the existing character of the area, or contributes to a desired future character. ln areas with a mixed built form character, maintain consistency of some similar characteristics. Maintain and enhance the character strengths of breas with a consistent urban form and valued character, Express the original subdivision pattern in building design in the small lot, finegrain areas of the city. Within sites removed ftom the small lot, fine-grain areas of the city, take the opportunity to create a n6w urban character thai adds to the layering of the city's historical evolution.

o o o r o

The Built Form Character Types analysis (see below and chaoter 4) defines the existing character of each area. Together with the Precinct Analysis (g!4@! and Aooendix A), it provides important pointers to the desired future character of each area, and assists with determining wfrich areas have'a consistent urban form and valued characle/ or a mixed characler. Vllth Principle 21, the gardenesque characrter is responded to in the objectives and design responses relating to the Garden Suburban Residential built form type described in gIeptel!. These objectives are nested in the Urban Character, Residential Areas and NonResidential Areas sections of the Built Form Strategy and Policy set out in g@pjer,q.

Built Form Character Types

ln addition, specific Policy Objectives are needed in relation to the different types of built form that exist across the study area. The built form types we have delineated for the Residential Areas are:
Garden Suburban Residential lnner Suburban Residential Urban Residential lnner Suburban / Urban Residential Mix Residential 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

listed. The

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

43

City of

Yara Built Form Review I lmplitions of the Principls ]

are nested in the Residential Areas and Non-Residential Areas sections of the Built Form Strategy and Policy set out in chapter 5. These Built Form Character Types are different from the Urban Form types referred to elsewhere in this Review, mainly in chapter 2. These character types provide the basis 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 as built form, and takes a rnore generalised approach to built form types. The Built Form Character Types described in g!gg!gg1[ cover a wider range of variations in built form character.

3.5 Transport

Corridors

The Transport Corridors discussion in chapter 2 (theme 6) concluded with the following Principles:
26. 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 public
space quality of the City.

27. The designations Primary Boulevard and Secondary Boulevard should be removed from
the 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 generally low-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 be improved.

To give effect to these Principles, the Built Form Review needs oVerall Strategy Objectives to: lmprove the contribution of built form to the identity, character and public space quality of each main road and boulevard. 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

Yana

Municipal Strategic Statement to bring about the changes refened to in Principles 27 and 28.

Consistency and Variety

The Consistency and Variety discussion in chapter 2 (theme 10) includes the following Principles: 42. ln mixed character areas, define the small number of basic characteristics that should
be kept consistent in future developments.

43. Along main roads (including boulevards), achieving a degree of built form consistency is
particularly 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 Strategy Objective 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 types of transport corridor. This objective is expressed only at Strategy level, because its application will vary considerably depending on the local circumstances, as described below in Transport Corridor Types. lt is nested in the Transport Conidors section of the Built Form Strategy and Policy set out in Chgp!gg.[.

44

Cityof Yara Built Form Review I lmplications of the Principles I

Transport Corridor Types

Specific Policy Objectives are needed in relation to the different types of situation that exist in Transport Conidors. The categories we have delineated ior Transport Corridors are:
Main Road Strips: Hard Edge, Fine Grain Main Road Strips: Hard Edge, Coarse Grain Main Road Strips: Other or Mixed Character Boulevards Hoddle Street / Punt Road Rail Corridors

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

listed. The

3.6

Public Space Quality

The Public Space Quality discussion in chaoter 2 (theme 8) includes then following Principles:
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 the qualities of a public space. 39. Polibies are needed to ensure buildings add to the landscape character and attractiveness of open spaces, and maintain public views through to the space where possible.

To give effect to these Principles, the Built Form Review needs overall Strategy Objectives 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.

. . . .

o o o

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. Clearly delineaie public spaces as separate from private land, and maintain unimpeded access to them. Maintain the sense of retreat from public gaze that attracts people to public open spaces. Provide opportunities for access and views to public open spaces where possible.

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

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

3.7 Susfarn able Design

The Sustainable Design discussion in chaoter 2 (theme g) includes the following Principles:
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 Strategy Objective to: Strive for more sustainable and better quality:building

i: r .

design:

A specific Policy Objective is also needed to: Encqurage reduced use ofenergy and resources in building design. Encourage the highest. standards in design quality, and use of materials and finishes that will last and complement the urban contet.
:

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

e46

Built Form Types and

Precincfs

citv of Yare Built Fom Review I Buill Form Types & Prcinc{s I

Chaoter 3 states that specific Policy Objectives are needed in relation to the different types of situation, in relation to built form, that exisi in the following: Yarra River Corridor Built Form Residential ) Character Types Non-Residential ) Transport Corridors

Areas Areas

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

Aho llelod hor. sr.'Plldnda'applylng to.eoh $pG. Th. Bullt Form Rcvicw ha

divided the study area into over sixty Precincts, each of which is categorised into one of 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 these Precincts.

48

City of

Yam Built Fom Review I Built Form Typ6s & Prcincts I

, ' t.;, , I lir:il

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

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'
':
.

."lItl?Ji
,,'.." ji11.

tiir,

,.1':,,',

ofr"
,
t'

q
YR R lG f,R
Yana River Residcntlal
Non-Residential Main Roads

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

Precinct Map

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

4.1

Yarra River Corridor

Sgp@!
concludes that specific Policy Objectives are needed in relation to the different types of situation that exist along the Yarra River Corridor. The categories we 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 are listed. The delineatds the boundaries of each of these.

flgi@lgg

Park Landscape River Edge

The river bank adjoins an area of parkland, a golf course or landscaped grounds. Policy

Objective

Maintain and strengthen the naturalistic landscape of the river edge and the treed, parkland landscape ofthe adjolning open space.

Precincts
A precrncr Anarysrs has not oeen prepareo

YR1 YR3

Latrobe Golf Course

Yana Bend Golf Course

o ,",*.,r.

roYt[13r*"r., iy,:[3lilffi"9ll'f*?f,ll?fl?,n"

Leafy Suburban Residential River Edge

The river bank abuts the vegetation{ominated back yards of low density, garden suburban dwellings. Policy

Objective

Maintain the naturalistic, native vegetation dominated setting along the river edge, and on the skyllne when viewed from the river edge and other public land within the corridor.

Precincts

YR2

Fairfield

Gurrent and Ex-industrial River Edge

The river bank adjoins an area of industrial bulldings still in use for that purpose and foimer industrial buildings. Policy

Objective .

Use the height, siting and massing of new development to strengthen the apparent scale ofthe river and the topography of jts banks, and to allow vegetation to dominate views from and across the'river conidor.

Precincts

YR4 YRs YR6 YR7 YR8 YRg YR11

Johnston Street River lnterface Victoria Crescent, Abbotsford Brewery River lnterface Victoria Street River lnterface River Street Residential River Street, Richmond Trenerry Crescent, Abbotsford

Freeway River Edge

The river bank adjoins a freeway.

Poiicy

Objective

Create a new, high quality built form edge to the freeway and river that diminishes the visual impact of the treeway, while maintaining the apparent scale of the river and ensuring the amenity of the river and bike path is not adversely affected,

Precincts

YR12 YR13

Brighton Street, Richmond 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

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 thd different types of built form that exist across the study area. The built form types we have 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 are nested in the Residential Areas section of the Built Form Strategy and Policy set out

ingha@.

Garden Suburban Residential

Spacious residential areas in a garden setting. Policy

Objective

Maintain and enhance the spacious, gardenesque character.

Precincts

Rl

Alphington & Fairfield

lnner Suburban Residential

Built form dominated residential 6reas with minimal front and side setbacks. Policy

Objective

Maintain the inner suburban character, with minimal front and side setbacks.

Precincts

'

A Freclnct Analysls hffi rct besn

R2 Clifton Hill New Housing* R7 Abbotsford Street Area, Abbotsford RI1 Richmond Residential: Kent Street Area R14 Richmond & Bumley Residential R15 South Burnley Residential R16 precincts,Cremorne Residential prepared
for thes6

ag redeveloprient or subslantlal change E unllkely.

Urban Residential
Built form dqminated residential areas with mostly no front and side setbacks. Policy

Objective

Maintain the built form dominated urban character, with

no front and no or minimal side setbacks.

Precincts

R3 R4 R8

Clifton Hill Station Surrounds Alexandra Parade Terraces Perry Street, Collingwood

lnner Suburban / Urban Residential Mix

Built form dominated residential areas with a mix of no or minimal front and side setbacks. Policy

Objective

Maintain the mix of inner suburban character, with minimal front and side setbacks, and built form dominated character, with no font and no or minimal side setbacks.

Precincts

R10 R13 R17

Abbotsford / North Richmond Residential West Richmond Residential Cremome West

54

City

ofYara Built Fom Reviil [ Built Form Types & Pcinc I

Residential Area Precincts

55

.4=:

.Eil.

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

Residenfial Area Character Types

Garden Suburban Residential

lnner Suburban
Residential

Urban Residential

lnner Suburban/ Urban Residential 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 and public street system of the City.

Precincts

Rg R12

Collingwood High Rise Estate 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. lf redevelopment is contemplated, heritage infill policies should be applied.

4.3

A/on-Re sidential Areas

Qlgp@Q concludes that specific Policy Objectives are needed in relation to the different types of built form that exist across the study area. The built form types we
have delineated for the Non-Residential Areas are:
Coarse Grain Hard Edge Non-Residential Coarse Grain Soft / Hard Edge Non-Resldential lndustrial / Commercial Enclave Hard 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 are nested in the Non-Residential Areas sections of the Built Form Strategy and Policy set out in chaoter 5.

Goarse Grain Hard Edge Non-Residential

Areas of mosfly non-residential buildings with a coarsie urban grain (larger lots, fewer streets and lanes) and no frontsetback. Poticy

Objective

lmprove the quallty of the environmeni and the interface of development with the street, maintain the hard edge feel of the area and allow for flexibility in built form to accommodate future changes in activity.

Precincts

'

lC2 lC3 lCs lC7 ICB lCg lC12 lC13 lC17 lC19 lC20 lC26

Heidelberg Road Sites Hoddle Street / Queens Farade Junction Nicholson Street Alexandra Parade East / Victoria Park Station Nicholson Near, Johnston Collingwood North North Richmond lndustrial Victoria Crescent Bumley Street lndustrial Judd Street, Richrhond Palmer Street, Richmond Barkly Avenue, Bumley

Goarse Grain Soft / Hard Edge Non-Residential

Areas of mostly non-residential buildings with a coarse urban grain (larger lots, fewer streets and lanes) and varying front setbacks. Policy

Objective

lmprove the quality of the environment and the interface of development with the street, strengthen the hard edge feel of the drea and allow for flexibility in built form to accommodate future changes in aclivity.

Precincts

ICO lC16 lC18

Queens Parade / Alexandra Parade Lincoln Street, Richmond 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

Hard Edge

Coarse Grain Soft / Hard Edge Non-Residential

Enclave

Dwelling Mix

CityofYara

Bui{t

Fom Review I Built Form Types & precincls ]

lndustrial / Commercial Enclave

Enclaves of industriar or commerciar buirdings separated from the main pubric street system. Policy Objective the of the street environment and the rnterface of development with the street, and assist in' creating lmprove quality

a new urban character that ultimately ie---' integrates the area with the public street sysi6m, wnife allowing for flexibility in built form to a""o#moJ"i" " tuture changes in activity. Precincts

lCl 94 !C_14 !915 l9?2 lC21 lC24 lC25 lC27

Fairfield paper Mills Nichotson Street Bus Depot BrewerySurrounds,RbObtsford Ristey Street, West Richmond Amrad Site, Burntey TV Studio precinctEast Richmond Station Cremorne South East Richmond Terminal Station

Hard Edge Non-Residential/ Dwelling Mix

Areas with a mix of residentiar and non-residentiar buirdings, generaily with no front setback. Policy Objective
or oevetopment with the street, maintain the hard edoe

lgqrovg the quatity of the environment and the interface

feel of the atea, and allow a varied ,Gn .t.rrJt.-i# goltjlue !9 emerOe within a consistent pattem building siting and orientation.

Precincts

1919 lC11 lC23

Otter Street, Coilingwood Collingwood Mixed Area Cremorne / South Richmond

4.4

TransportCorridors
Qhaoterl concrudes that specific. poricy objectives are needed in reration to the different types of situation that.exist rne categories we have delineated for Transport Corridors are:

i"ir"dilc;iioors.

Main Road Strips: Hard Edge, Fine Grain Main Road Strips: Hard Edge, Coarse Grain Main Road Strips: Other or Mixed Character Boulevards Hoddte Street / puht Road Rail 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 These objectives are nested in the Transport corridors ".e. auiii Form strategy in chaoter S. "ection

oit"

""0'p-"'ri.iv.Jirrt

Main Road Strips: Hard Edge, Fine Grain

Classic strip centre built form, with no setback and narrow frontages. Policy Maintain the hard urban feer of the strip and reflect the fine grain of the subdivision pattern i; [rilding ;;;id;:

objective

Precincts

MR4 l4I9 MRB

Smith Street South Victoria Street Shops Church Street Nortit

60

City of

Yara Built Fom Reviil [ Buill Form Types & Precincts ]

Transport Corridors
61

City

ofYara Built Fom Review I Built Form Typos & Precincts ]

Tran sport

Corridor Ch aracter lypes

Main Road Strlps: Hard Edge, Flne Graln

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

Main Road Strlps: Hard Edge, Coarse Grain

Similar in cross-section to the Hard Edge, Fine.Grain main road strip, bui without a consistent narrow-fronted allotment paftern.

Main Road Strips: Other or Mixed Character

Main road strips with varying allotment sizes and setbacks.

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

Hoddle Street

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

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ofYare Built Fom Review I Buill Form Typs & Prcincts ]

Transport Corridor Character Types

Rail Corridors

Clifton Hill rail corridor

elevated above the rooftops between Richmond and Victoria Park.

Burnley line

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

SOUth Yaffa

line

an exceptionally wide rail reservation that makes a dramatic crossing of the Yarra River.

63

City of

Yara Built Fom Review I Built Form Types & PrecincE I

Main Road Strips: Hard Edge, Coarse Grain

Main road strips with no front setback, but with a coarser grain of built form. Policy Objective
Maintain the hard urban feel of the strip, and allow for larger scale dbvelopment in locations removed from

existing low-scale residential environments. Precincts

MR1 MR7 MRg MR11

Heidelberg Road Victoria Street East Bridge Road East Church Street South

Main Road Strips: Other or Mixed Character

Main road strips with a mix of setbacks and building forms. Policy Objective Strengthen the hard urban feel of the strip, and allow for larger scale development in locations removed from existing low-scale residential environments.

Precincts

MR3 MR10

Johnston Street East Swan Street East

Boulevards
Roadways in 60m reservations with formal boulevard tree avenues and roadway geometry (Alexandra Parade, Queens Parade, Victoria Parade). Policy Objective Reinforce the scale and formality of the boulevard landscape and maintain the dominance of the avenue trees over built form.

ForAlexandra Parade and OueeRs Parade see preclncts R4, lC6, lC7, lcg.

Precincts

MRS

Victoria Parade

Hoddle Street / Punt Road

The complete length of Hoddle Street / Punt Road in the Ci$ of Yana. Policy Objective Maintain the hard urban edge on the eastern side of the street, and increase the scale and consistency of the built form, as recommended in the Punt Road/Hoddle Street Planning & Design Strategy & Guidelines 2000 (as amended).
Develop a new urban character where past road widening has occurred, in accordance with the height and setback parameters in the Punt Road/Hoddle Street Planning & Design Strategy & Guidelines 2000 (as amended). Use development opportunities at Victoria Street and Swan Street to strengthen the definition and scale of built form at these intersections, in accordance with the height and setback parameters in the Punt Road/Hoddle Street Planning & Design Strategy & Guidelines 2000 (as amended).

Strengthen the built form definition of the other main road intersections along Hoddle Street, within the normal scale of development in the Ci$. Precincts

MR2

Hoddle Street

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City

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

Rail Corridors
Three rail conidors pass through the City of Yana. Specific policies have been prepared for rail coridors, but they are not the subject of separate Precinct Analysis sheets. Policy Objective Facilitate redevelopment of under-used railway land (including air rights), and ensure that elevations of buildings visible from railway reserves are attractively designed.

4.5

Precinct Analysis
A Precinct Analysis sheet has been prepared for each of the Precincts listed in this chapter. Each sheet contains: Photographs Description Strategic Context Development Pressure Key lssues Vision 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@!. The Vision statement is intended to be a succinct pointer to the main directions or opportunities 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 start of this chapter.

Yarra River Corridor Precinct Analysis

YR1 YR2 YR3 YR4 YRS YR6 YR7 YR8 YRg YR10 YR11 YR12 YR13
Latrobe Golf Course Fairfield Yarra Bend Golf Course Johnston Street River lnterface Victoria Crescent, Abbotsford

Leafy Suburban Residentlal River Edge Park Landscape River Edge*

Current and Ex-industrial River Cuffent.and Ex-industrial River Cuffent and Ex-indusbiat River Current and Ex-industial River Cunent and Ex-industrial River Current and Ex-industrial Rivet Park Landscape Rivet Edge* Cuffent and Ex-industrial Rivet Freeway River Edge Freeway River Edge
redevelopmentorsubstantialchange

Brewery'Riverlnterface Victoria Street River lnterface River Street Residential

River Street, Richmond Melbourne Girls College Trenerry Crescent, Abbotsford Brighton Street, Richmond Cremorne Freeway Edge A PrecinctAnalysls h6 mt ben prepared forthsd prclncls,

Edge Edge Edge Edge Edge Edge Edge

is unlikely

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

Residential Areas Precinct

R1

R2

R3 R4 R7 R8 R9

Alphington Clifton Hill New Housing* Clifton Hill Station Surrounds Alexandra Parade Terraces Abbotsford Street Area, Abbotsford Perry Street, Collingwood Collingwood High Rise Estate Abbotsford / North Richmond Residential Richmond Residential: Kent Street Area Richmond High Rise Estate

Garden Suburba n Residential lnner Suburban Residential Urban Residenfial Urban Residential lnner Suburban Residential Urban Residential Residential in Grounds (Public Housing Estates) lnner Suburban / Urban Residential Mix lnner Suburban Residential Residential in Grounds (Public Housing Estares) lnner Suburban / Urban Residential Mix lnner Subuiban Residential lnner Suburban Residential lnner Suburban Residential lnner Suburban / Urban Residential Mix

R10 R11 R12 R13 R14 R15 R16 R17

West Richmond Residential

Richmond & Burnley Residential South Burnley Residential Cremorne Residential Cremorne West

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

Non-Residential Areas Precinct

tcl
tcz
tc3
Fairfield Paper Mills Heidelberg Road Sites Hoddle Street / Queens Parade Junction Nicholson Street Bus Depot Nicholson Street Queens Parade / Alexandra Parade Alexandra Parade East / Victoria Park Station Nicholson Near Johnston Collingwood North Ofter Street, Collingwood Collingwood Mixed Area North Richmond lndustrial Victoria Crescent Brewery Surrounds, Abbotsford RisleyStreet, West Richmond Lincoln Street, Richmond Burnley Street lndustIial Epworth / Bethesda Precinct Judd Street, Richmond Palmer Street, Richmond TV Studio Precinct Amrad Site, Burnley Cremorne / South Riihmond East Richmond Station Cremorne South East Barkly Avenue, Burnley Richmond. Terminal Station

IS

tc4
tc5 tc6 tc7 tc8 rc9 tc10
tc11

/ Commercial Enclave Coarse Grain Hard Edge Non-Residential Coarse Grain Hard Edga Non-Residential lndusttial / Commercial Enclave Coarse Grcin Had Edge Non-Residential Coarse Grain Soft / Hard Edge NonResidentiel Coarse Grain Hard Edge Non-Residential
Coarse Grain Hard Edge Non-Residential Coarse Grain Hard Edge Non-Residential Hard Edge Non-Residential / Dwelling Mix Hard Edge Non-Residential / Dweiling Mix Coarse Grain Herd Edge Non-Residential Coarse Grain Hard Edge Non-Residential lndustrial / Commercial Enclave lndusttial / Commercial Enclave Coarse Grain Soft / Hard Edge NonResidential Coarse Grain Hard Edge Non-Residential Coarse Grain Soft / Hard Edge NonResidential Coarce Grain Hard Edge Non-Residential Coarse Grain Hard Edge Non-Resid@ntial lndustrial / Commercial Enclave lndustrial / Commercial Enclave Hard Edge Non-Residential / Dwelling Mix lndustrial / commercial Enclave lndustrial / Commercial Enclave Coarse Grain Hard Edge Non-Residential lndustial / Commercial Enclave

tc12 rc13

tc14
lc15 tc16

tc|7
tc18 lc19 tc20
tc21

tc22 lc23 tc24

tc25 tc26
tc27

66

City

otYam

Built

Fom Reviry [ Built Form Typs & Prcincts ]

Trans
MR2 MR3 MR4 MRs MRO MR7 MRe MRg MR10 MR11
'

Corridors Precinct
Maln Road Strlps: Hard Edge, Coarce Hoddle Street / Punt Road Main Road Strips: Other or Mixed Character
Main Road Strips: Hard Edge, Fine Grain

Fine Grcin Coarse Grain Fine Grain Coarse Grcii Swan'Street East Main Road Strips: Other or Mlxed Character Church Street South Maln Road Strips: Hard Edge, Coarse Graln ForAlexandra Parade and Queens Parade see precincts R4, lC6, lC7, lcg.

Road Hoddle Street Johnston Street East Smith Street South Victoria Parade Victoria Street Shops Victoria Street East Church Street North Bridge Road East

Bdlevards"
Main Road Strips: Hard Edge, Maln Road Strips: Hard Edge, Main Road Sttips: Hard Edge, Main Road Strips: Hard Edge,

67

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

68

Built Form Sfrategy and Policy

Citv

ofYam Built Fom Review I Built Form Strategy & Policy i

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

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

Design Responses
Design 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 they are attached. The Design Responses have been arrived at by applying the knowledge and experience of the consultant team in numerous urban design and neighbourhood character studies, most of which have been prepared with a view to planning scheme implementation. ln a limited number of cases the Design Responses include prescribed preferred dimensions; which will need to be included in Overlay control schedules. These limited cases are confined to:

Yarra River Corridor

Current and Ex-lndustrial River Edge Freeway 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 Street and Swan Street, in accordance with the height and setback parameters in the Punt Road/Hoddle Street Planning & Design Strategy & Guidelines 2000 (as amended). The rationale for these preferred dimensions can be.found in the Punt Road/Hoddle Street Planning & Design Strategy & Guidelines 2000 (as amended).

70

City

ofYara Built Form Review I Built Fom Strategy & Policy ]

5.

trity-Wide Objecffyes
Building Height
Strategy Objectives Retain the city's identily as a iow-rise urban form, puncluated (mainly in Fitzroy, Richmond, Collingwood, Abbotsford and Burnley) by islands of higher development and landmarks valued highly by the local community. Mass and detail buildings in ways that relate them to the scale of their surroundings. Design a positive interface between new buildings and established low-rise residential areas. Policy Objectives

Conffnc dsvelopmnt 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 a more attractive, better-scaled ftontage to the CityLink fteeway along the River Yana frontage; strengthening the definition and'scale of built form at defined Hoddle Street intersections; see specific Objectives and Design Responses below). Sites containing, or immediately adjoining, buildings that rise above the general heights of their sunounds, provided there is minimal visual impact on views from public places, including streets. Relate new development to the scale of existing buildings in areas with a consistent and valued built form character and scale. Reduce the apparent mass of larger buildings, and provide visual interest, by providing breaks in skylines, and by modelling and articulating walls and surfaces. 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 visual bulk.

Ensure that new buildings avoid overlooking and overshadowing existing .residences. Minimise the visual bulk of buildings located next to established low-rise residential 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 the residential 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 amenity spaces within the closest residential property, setback each additional storey by an amount 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 transparncy 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 laneways that exists in the small lot, fine-grain areas of the city, and keep them in public ownership. Within large redevelopment sites, design a new public street system that connects and relates the development to the surrounding urban form, and provides safe and convenient pedestrian and cycle routes.

Urban Character
r
Strategy Objectives 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 contributes to a desired future character. ln areas with a mixed built form character, maintain consistency of some similar characteristics. Maintain and enhance the character strengths of areas with a consistent urban form and valued character. Express the original subdivision pattem in building design in the small lot, finegrain areas of the city. Within sites removed ftom the small lot, finegrain areas of the city, take the opportunity lo croalG s nou, urban chereclor that ad& to tho layoring of the city's historical evolution.

Landmarks and Tall Structures

Strategy Objectives Maintain the prominence of culturally valued landmarks and landmark Signs. Ensure that the profile and silhouette of taller buildings and other structures add to thc vario$ rnd lntorort of thc city's built form charadcr. Policy Objectives. Protect views of culturally valued landmarks, seen from a wide range of viewpoints across the municipality.
Design Rosponsss

Minimise the impact on views from the public domain to the following landmarks: Dome of Dimmeys, Swan Street Clocktower of Richmond Town Hall clocktower of Collingwood Town Hall Clocktower of Fitzroy Town Hall Shot towbr, Alexandra Parade, Clifton Hill

Protect the silhouette and profile of culturally valued landmarks fom interuption by developments behind them, as seen from a wide range of viewpoints across the municipality.
Design Rosponses

- m.ct

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 with Victoria Parade. thr ailhouatta/profiL of St Fafick s s.fl from the inbru.ailon of Brun&lrick Street with St Georges Road NB this Design Response would need to be referred for action 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 Stret, 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

Maintain the singular skyline prominence of hilltop church spires as a distinguishing 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 Street Spire of St Marks, George Street, FiEroy Spire of St Johns, Queens Parade, Clifton Hill

Ensure that the profile and silhouette of tall structures add to the interbst of the city'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 2-3 storey 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 to the int rrt of the.city's urb.n form and 3kyllne.

Street & Public Space Quality

Strategy Objectives Design buildings to increase the safety, convenience, attractiveness and 'walkability' of thc cig's strote and public spacos. 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. Poticy Objectives Design buildings so that they increase the perception of public safety in streets and 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 street frontage, where possible, and provide clear-glazed windows. Design ground floor street frontages to provide pedestrian/human scaled design at slreet level. Locate the ground floor within 1 metre of ground level. Locate living rooms / active office spaces on the ground floor, with windows overlooking the street. Locate the main entrance on the street frontage, not at the rear or side. Minimise interruption.of footpaths by crossovers. 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.

Additional Design Rosponses for shops and showrooms fronting main roads:

Maintain and, where practical and advantageous, extend the network of public streets and lanes. Clearly delineate public spaces as separate from private land, and maintain unimpeded access to them. Maintain the sense of retreat from public gaze that attracts people to public open spaces. Provide opportunities for access and views to public open spaces where possible; Ensure built form adds to, and does not detract from, the landscape character and attractiveness of open spaces.

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Policy Objectives 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 public ownership. Within large redevelopment sites, design a new public street system that connects and relates the development to the surrounding urban form, and provides safe and convenient pedestrian and cycle routes.

Urban Character
o
Strategy Objectives 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 contributes to a desired future character. ln areas with a mixed built form character, maintain consistency of some similar characteristics. Maintain and enhance the character strengths of areas with a consistent urban form and valued character. Express the original subdivision pattem in building design in the small lot, finegrain areas of the city. Within sites removed fom the small lot, finegrain areas of the city, take the opportunlty to crcalo s ncriv urbon character that adds to tho layering of the citys historical evolution.

Landmarks and Tall Structures

Strategy Objectives Maintain the prominence of culturally valued landmarks and landmark signs. Ensure that the profile and silhouette of taller buildings and other structures add to thc varbly and intarort of thc ciys built form characlcr. Policy Objectives. Protect views of culturally valued landmarks, seen from a wide range of viewpoints across the municipality.
Design Rosponsss

Minimise the impact on views from thE public domain to the following landmarks: Dome of Dimmeys, Swan Street Clocktower of Richmond Town Hall Clocktower of Collingwood Town Hall Clocktowet of Fitzroy Town Hall Shot towbr, Alexandra Parade, Clifton Hill

Protect the silhouette and profile of culturally valued landmarks fom intenuption by developments behind them, as seen from a wide range of viewpoints across the 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 with Victoria Parade. Prohct thl .ilhouatt /pro,fih of St Patrid<'s scen from the int ru.cdon ot Brunairick Street with St Georges Road NB this Design Response would need to be referred for action 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 Design
Strategy 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:

Orientatibn Ventilation Shading of adjoining properties Shading of adjoining solar collection devices Landscaping Choice of appliances & equiPment Alternative power sources Effect of appliance specifications on water use Raihwater management. Greywater use

Waste management
Excavation Choice of materials Possibility of recycling buildings

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

5.2

Yarra River Corridor

Strategy Objectives Ensure development in the Yarra River conidor upstream of Church Street enhances and improves the naturalistic landscape of the river corridor and keeps the overall scale of the development within the .normal scale of built form within the municipality. Create a new, high quality and visually permeable built form edge to the freeway and river downstream of Church Street. Relate the siting, scale, bulk and massing of new development adjacent to the Yarra 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 and Darebin Creek as vegetation-dominated corridors, paffcularly in views from roads, paths and rail conidors that cross the river. Tailor the siting, scale, bulk and massing to the distinctive landscape character of each section of the Yana River corridor. Consider the impact of building massing and siting on long range views of the river conidor, including from the opposite bank. Provide continuous public access along the river bank. Ensure the building presents visually interesting elevations on all faces visible from 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 Edge

Maintain and strengthen the naturalistic landscape of the river edge and the treed, 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 and corridor. Use native, and preferably indigenous, trees and understorey plants within the river

corridor.
Use materials and colours to minimise the visual impact of any structures located near the river.

Leafy Suburban Residential River Edge

Maintain the naturalistic, native vegetation dominated setting along the river edge, and on the skyline when viewed ftom the river edge and other public land within 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 demonstrate

additional planting of native, preferably indigenous, trees.and understorey. Provide sufficient space around buildings for the retention and planting oftrees and
understorey. 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 Edge

Use the height, siting and massing of new development to strengthen the apparent scale of the river and the topography of its banks, and to allow vegetation 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 frbm and across the river corridor (maximum 11 metres). Ensure the overall scale of a development conforms with the City-Wide Building Height section of the Built Form Policy, except that redevelopment of existing high-rise locations 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 to exceed in height a line projected from the 1 1m maximum height at the river frontage at an angle.of 14 degrees to the horizontal). Use the massing and location of buildings to express lhe alignment of the river and corridorBreak the overall massing to maintain an open aspect in views from and across the river corridor. Site and mass buildings located next to main road river crossings to reveal, rather than obsiure, views from the roadway and bridge of the treed river corridor. Provide view$ of the river landscape between buildings when viewed from ad.iacent

streets. Keep the setback land and any other land between the front ofthe building and the river as b landscape bufferfree ofstructures, vegetated in a style consistentwith the intcndcd landscap. chrradcr of tho rlvcr conidofs public domsin.
Prevent direct access from private land to.the river corridor, and ensure any fencing located between the front of the building and the river is visually permeable. Use landscape treatments that compliment the naturalistic, native vegetation dominated environs of the river, in areas visible from the river corridor and in the front setback. Use materials and colours to minimise the visual impact of buildings and works located near 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 Edge

Applies to Precincts YR12 and YR13 (nol to Precincts R15 and R16)

Create a new, high quality built form edge to the freeway and river that diminishes the visual impact of the fieeway, while maintaining the apparent scale of the river and ensuring the amenity of the river and bike path is not adversely affected.
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 and corridor. Break the overall massing to maintain an open aspect in views from and across the river corridor (preferred rule: on sites with a river frontage exceeding 50 metres, fifty per cent of the building mass, measured parallel to the river frontage, should not exceed 16 m'etres in height). Provide views of the river landscape between buildings when viewed from adlacent streets. 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 and freeway.

5.3 Residential Areas

Strategy Objective

Sos Urben Chsrec.tcr (rbovo): 'maintain and strengthen the dislincl charader of eadt typo ot buill form wilhln thc dty'.
Policy Obiectives

Garden Suburban Residential

Maintain 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 the streetscape. Provide a setback on at least one side of the building. Where the general pattern of development includes side setbacks on both sides of bulldings, replicate this characteristia. Orient buildings at right angles to the street frontage, unless the pattern of development is to site buildings at an angle. Express the front property boundary in a way that matches the character of the streetscape (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 variations in height to a maximum of one storey compard to the adjacent properties. Accommodate second storey extensions, or second storeys of new buildings, within an envelope that maintains the low, horizontal form of existing dwellings. Retain sufficient open spdce in the backyard to plant a tree with a high and spreading canopy.

lnner Suburban Residential

Maintain 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) of the streetscape. Where the general pattern of development includes gaps between buildings, include a setback 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 zero fiont setback).

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On single house sites in areas with generally consistent building heights, limit variations in height to a maximum of one storey compared to the adjacent properties.

Urban Residential
Maintain the built form dominated urban character, with no minimal side setbacks.
Design Responsos

font and no or

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 variations in height to a maximum of one storey compared to the adjacent properties.

lnner Suburban / Urban Residential Mix

Maintain the mix of inner suburban character, with minimal front and side setbacks, and built form dominated character, with no front and no or minimal side 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) of the stieetscape. Where the general pattern ofdevelopment includes gaps between buildings, include a setback 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 the City.
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 building frontages. 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 Areas
Strategy Objective See Urban Charactor (8bove): 'maintain and strengthen the distinct charader of eacfr type of built form within tho dty'. Policy Objectives

Coarse Grain Hard Edge Non-Residential

lmprove the quality of the environment and the interface of development with the street, maintain the hard edge feel of the area and allow for flexibility in built form to accommodate future changes in activity.

Goarse Grain Soft / Hard Edge Non-Residential

lmprove the quality of the environment and the interface of development with the street, strengthen the hard edge feel of the area and allow for flexibility in built form to accommodate future changes in activity.

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lndustrial / Commercial Enclave

lmprove the quality of the street environment and the interface of development with the street, and assist in creating a new urban character that ultimately reintegrates the area with the public street system, while allowihg for flexibility in built form to accommodate future changes in activity.

Hard Edge Non-Residential / Dwelling Mix

,
lmprove the quality of the environment and the interface of development with the street, 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 Corridors

. .
Strategy 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. 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 types of transport corridor.

Policy Objectives

Main Road Strips: Hard Edge, Fine Grain

Maintain the hard urban feel of the strip and reflect the fine grain of the subdivision pattern in building design.

Main Road Strips: Hard Edge, Coarse Grain

Maintain the hard urban feel of the strip, and allow for larger scale development in locations removed ftom existing low-scale residential environments.

Main Road Strips: Other or Mixed Character

Strengthen the haid urban feel of the strip, and allow for larger scale development in locatlons removed from existing low-scale residential environments.

Boulevards
Reinforce the scale and formality of the boulevard landscape and maintain the dominance of the avenue trees over built form.

Hoddle Street / Punt Road

Maintain the hard urban edge on the eastern side of the street, and increase the scale and consistency of the built form, as recommended in the Punt Road/Hoddle Street Planning & Design Strategy & Guidelines 2000 (as amended). Develop a new urban character where past road widening has occurred, in accordance with the height and setback parameters in the Punt Road/Hoddle Street Planning & Design Strategy & Guidelines 2000 (as amended). Use development opportunities at Victoria Street and Swan Street to streirgthen the definition and scale of built form at these intersections, in accordance with the 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 north east corner of Hoddle Street / Swan Street (next to Richmond Station).

Strengthen the built form definition of the other main road intersections along Hoddle Street, within the normal scale of development in the City.

city ofYam Built Fom ReMil [ Built Form Slrategy & Policy ]

Built Form Strategy Map

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Design Responso

Up to four storeys on corner sites at the main road intersections along Hoddle Street.

Rail Gorridors
Facilitate redevelopment of under-used railway land (including air rights), and ensure that elevations of buildings visible from railway reserves are attractively designed.

5.6

Precincf Descrupfions and Vrsions

Yarra River Gorridor
YR2: Fairtield
Leafu Suburban Residential River Edge Character Type This area includes properties that abut a.section of the Yana River corridor noted for its attracllvoly vegetated banka and neturalistic !bel'. Ths lots aro do6p and extend down a steop ombankmant to the uratofs edge. At the street fontage, duiellings fom mixed eras are perched at the crest of the slope and provide little evidence of the bushy river corridor behind. The modest dwellings are often set in spacious gardens and green and leafo streetscapes with exotic species and strong avenues of street trees. Some exceptions are the dwellings at the end of Yarraford and Alphington Streets, and some properties in The Esplanade, which are set within the embankment in bushy native gardens. Vision To maintain the appgarance of the river bank, including the rear yards of houses, as a naturalistic, native vegetation dominated environment.

YR4: Johnston Sfreef River

lnbrtace

Current and Ex-lndustrial River Edge Character Type This precinct at the eastem end of Johnston Street includes both vacant and occupied land. A large red brick warehouse, the equivalent of 3-4 storeys, has been renovated 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 concrete retaining wall that falls to the walking trail. The remainder of the precinct is largely vacant with future use intended to be contemporary apartmeht buildings and converted warehouses that range from 4-7 storeys.
Vision

To enhance the qualities of the Yarra River corridor as a heavily vegetated landscape corridor and as a public space for secluded iecreation.

YRi: Victoria Crescent, Abbotsford

Current and Ex-lndustrial River Edge Character Type This precinct combines low scale slab form office buildings wlth contemporary terrace housing builtto the edge ofthe riverbankescarpment. The grassed bank, occasionally covered with vegetation, falls steeply to the main Yarra trail, which is separated from the river by a nanow strip of bush. Dwellings focus on the river enjoying short distance views from 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 talt native trees. The reskicted height of the buildings enables the dramatic slope of the river bank to maintain its dominance.
Vision

To design new developments so that they maintain the dominance of the riverine topography 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 river environment.

YR6.' Brewery River ln/e,rtace

Current and Ex-lndustrial River Edge Character Type The Abbotsford brewery complex contains a collection of large industrial buildings that, 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 streetscapes reminiscent of large-scnle Victorian industrial precincts in northem England. Buildings commonly have saw-tooth roof lines and fill the gradually sloping properties fiom side boundary to side boundary. To the rear of properties along the river abuttal, yards are full of movement, with semi trailers and forklifts negotiating the movement of stock. From here, cyclone fencing meets a vegetated escarpment of mixed species falling to the river edge with restricted public access. Vision To gradually transform the river edge of the precinct, in the course of any redevelopment that may occur, into an aftractive and positive interface that adds to the desired character of the Yarra River corridor.

YR7: Victorra Sfreet River lnbrtace

Current and Ex-lndustrial River Edge Character Type The precinct is predominantly offices and residential within converted industrial buildings or new residential buildings. Both red brick and new concrete buildings are set 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 with windows and some with balconies. At the river interface, some landscaping occurs which is often terraced, and relating strongly to the pedestrian path. ln other cases, a sealed car park is set before a steep slope covered in grass and native shrubs. The river bank is often grassed and sometimes covered with a re-established strip of bush. Vision To improve the secluded landscape qualities of the riverbank environment, and reduce the dominance of buildings.

YR8: River Sfreef Residenfial

Current and Ex-lndustrial River Edge Character Type This is a largely residential precinct with row house developments of mostly three or more storeys. Some of the housing is set back behind open parkland with scattered planting that has a.landscape character different to the naturalistically planted riverbank. Dwellings are orientated to face the river and its environs, but are separated from the river environs by the parkland. Other housing in this precinct is built 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 river bank.

YR9: River Streef, Richmond

Curent and Ex-lndustilal River Edge Character Type
The large lots on River Street are occupied by warehouse and office buildings, with a more recent hotel, and development pressure for residential. Originally development ftonted River Street, presenting rear elevations and yards to the river. Now the river has become the attraction. The buildings are mostly simple in form using brick and tin 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 includes roofline features that emphasise its location next to a river crossing. The buildings are largely hidden by trees from viewpoints along the river, the bike path, the opposite

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bank and Hawthom Bridge. The landscaping of the public space in front of the Rydges development is formal and exotic, and fails to contribute to the naturalistic qualities of the river corridor landscape. The deciduous trees do not conceal the buildings in the winter months. There is a distinct escarpment edge at the top of the riverbank. Vision To strengthen the naturalistic qualities and vegetation cover of the riverbank landscape, and to maintain the dominance of the topography and vegetation over built form.

YRX

1: Trenerry Crescenf, Abbotsford

Current and Ex-lndustrial River Edge Character Type The buildings in Trenerry Crescent create a skyline that includes saw tooth and gable roof forms within a picturesque ldndscape on a bend in the river, partly overlooking Dights Falls. Grassed banks and narrow paths are set below a steep and often tall escarpment that leads up to the building edge. Some parts of the escarpment are well vegetated with native species and other parts are only grassed with an occasional exotictree. Red brickand concrete buildingsvaryftom 3-Tstoreys and are 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 landscape corridor and as a public space for secluded recreation.

YRl2: Brighton Sfreef, Richmond

Freeway River Edge Character Type A small precinct of flat developments located in the wedge of land between the CityLink freeway and the Church Street Bridge. The buildings are large in scale and extend to the freeway edge, which borders the river. The residential apartments rise I storeys and are articulated with balconies. The arches of the Church Street Bridge provide a striking contrast to the newer block forms of residential buildings within the precinct. Vision To consolidate the built form character established in this precinct into other land adjoining the freeway to the west.

YRI3: Cremorne Freeway Edge

Freeway River Edge Character Type This is an area of industrial and office buildings of various styles and types, with the common characteristic that they ftont onto the CityLink freeway and the Yarra River. Between Church Stieet Bridge and the rail bridge, large office and commercial buildings (up to eight storeys in height) have been developed, some set well back fom the freeway. West of the rail bridge, the scale reduces, and west of Dover Street there is a hard, consistent edge of older industrial buildings, equivalent in height to around 3-4 storeys. The scale here is relatively low compared with the scale of the freeway viaduct structure, which means that the freeway dominates views 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, for example 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 of the 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 the impact of the freeway and reinforces the alignment and presehce of the river, while allowing for access to sky and long distance views and the presence of nearby low scale iesidential.

Residential Area Precincts

R1: Alphington & Fairfield
Garden Suburban Residential Character Type This precinct, encompassing parts of Alphington and Fairfield located between Heidelberg 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. The dwellings date from a variety of eras and are consistently low scale, generally with a to the generous setbacks and spaces between dwellings, and profusely planted gardens 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 precinct where there is a substantial slope down to the river, resulting in houses perched on the hillside and split across levels. The Yarra River conidor is an important landscape feature of the City.
Vision

strong,ground-hugginghorizontalform. T:hestreetshaveasenseofopennessdue

To 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 leafo appearance of the area.

R3: Clifton

tlill Station Surnrunds

Urban Residential Character Type This area includes a strip of consistently scaled dwellings located next to a heritage area adjacent to the Clifton Hill Station. There are only a few remaining Victorian terraces which sit amongst 2-3 storey contemporary terrace housing with balconies and urcll articulatcd fogsds tratmnts. Thc minimal front setbacks allow space tor indented verandahs or small gardens and this, along with narrow footpaths, and no street trees, contributes to the urban feel of the area.
Vision

To provide for a range of dwelling types within an urban form that reSpects the adjoining low scale heritage buildings, maintains the urban edge to the street frontage and 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 of a row of two storey terraces near the Queehs Parade intersection. Buildings provide a consistent edge to the street, which is mainly due to the absence of front and side setbacks, the adjoining industrial sites, and the general lack of vegetation' Where buildings have font setbacks, there are only small spaces for gardens, which are limited to small lawns and shrubs. Overall, the wide road reservations dominate the low scale built form in this precinct. Vision To contribute to a more consistent urban form lining the Alexandra Parade boulevard, maintaining an urban edge to the street frontage and respecting adjoining low scale heritage buildings.

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R7; Abbofslrord Sfreef Area, Ahbofsford

lnner Suburban Residential Character Type This is a secluded inner suburban area abutting the Abbotsford Convent. Dwellings within 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 frontages and minimal setbacks allowing for only small and low-level gardens. The dense pattern of streets and lanes provide a connected, pedestrian-fiendly urban form. Vision To accommodate a variety of duolling types thal can benefit ftom the ara's proximity to the Yarra River, in a way that maintains the intimate, inner suburban cottage character of the area.

R8: Perry.Sfreef, Collingwood

Urban Residential Character Type This small area is near Johnston Street and is mostly Victorian tenace housing with some recent infill and the occaslonal low scale warahouse. The arsa's urban feel derives from the absence of front and side setbacks and the narrow road reservations, giving the sense of an enclosed street space. There is generally no or limited space for gardens with the native street trees providing the only significant examples vegetation. The dense pattern of streets and lanes in the area, provide a connected, pedestrian-friendly urban form.
Vision

To maintain the fine grain, hard urban character, with no or minimal front and side setbacks, and ensure that built form adds to the perceived safety and attractiveness of the street environment.

R9: Collingwood

High Rise Esfafe

Residential ln Grounds (Public Housing Estates) Character Type This is an enclave estate of modernist high-rise flats that stand in landscaped grounds with more recent mid-rise group housing. There are four buildings that rise 20 storeys with rpoated pr6-cast concrete fagades and a number of brick group houses of 2-3 stories. The landscaping of the grounds is informal with scattered native trees and grassed areas. The public street system that once integrated this area into its surrounds exists only in part.
Vision

To create a better connected and more walkable environment with a higher perception of safety.

Rl0: Abbotsford

/ North Richmond

Residentiat

lnner Suburban / Urban Residential Mix Character Type The precinct includes areas of residential on either side of the Victoria Street shopping strip, plus a small section fronting Hoddle Street. The dwellings vary in style and scale, most are timber or brick Victorian cottages with an occasional converted warehouse and some contemporary double storey townhouses. Generally the precinct has a softer urban feel because the coftages have minimal setbacks allowing small gardens, although the warehouses extend to the street boundary giving the area a harder edge in places. This is a mixed character setting typical of partg of Yana's inner urban area.
Vision

To provide for a range of dwelling types within an urban form that maintains the mix of inner suburban character, with minimal font and side setbacks, and urban character, with no or minimal front and side setbacks and to provide a safe, attractive environment 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 the strip centres of Victoria Street and Bridge Road. Dwellings within the precinct are mostly detached Victorian or Edwardian cottages with some post war and contemporary infill. The inner suburban character of the area is derived from the consistently 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 through light building materials and transparent timber picket fences that allowviews to dwellings 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, characterised by 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 Esfate

Residential 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 repeated fagade treatmentr arc paired acIoss tib grounds and accompanied by a numbor of lower scaled concrete and brick group houses of 3-4 stories. The landscaping of the grounds 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 longer exists. 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 to create a better connected and more walkable environment with a highdr perception of safety.

R13: West Richmond Residential

lnner 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 are commonly double fronted and from eras including Victorian, Edwardian, Contemporary, and post war. The minimal setbacks, general lack of gardens, and the absence of street trees; gives the streets a more urban feel than other parts of Richmond. The presence of contemporary built form ii more notable in this precinct than in other areas of the City of Yana.
Vision

To create a more urban residential environment that provides opportunities for living close 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 strip centres of Bridge Road and Swan Street. The westem edge of the precinct rises steeply to Richmond Hill, which is an important topographical feature of the city, surmounted by the spire of St lgnatius. Complete streetscapes of original cottages are not uncommon in this precinct, a characteristic normally confined to heritage areas in the City of Yarra. The dwellings are mostly Victorian and Edwardian cottages with occasional contemporary infill and some warehouse conversions closer to Bridge Road and Church Street. Cottage character is dominant. The modest timber 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, providing a pleasant contrast to the cottages. Vision To maintain the generally low scale, cottage character of the built form, with minimal ftont and side setbacks, while accommodating change that takes advantage of the walkable inner suburban environment and proximity to shops and services; and to maintain uninterrupted views of the spire of St lgnatius Cathedral.

Rl5: South Burnley Residential

lnner Suburban Residential Character Type

The 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 with some post war flats and few contemporary infill developments. The minimal font and side setbacks allow space for only small gardens, most of which are low-level and exotic. Overall the area has an inner suburban character that is d6rived from the dominance of light materials, low scale dwellings and medium height fencing. The wider roads in this area impart a less intimate 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 the
adjoining loW scale heritage buildings and creates a stronger, more coherent edge to the residential area, and maintains the cuirent paftern of setbacks.

Rl 6: Cremorne Residential
lnner Suburban Residential Character Type
This is a small inner suburban residential enclave, close to the Yarra River but cut off ftom it by the freeway, and set amidst larger industrial structures including silos and warehouses. This precinct comprises mixed infill tenaces with some remaining single-storey cottages all with minimal ftont and side setbacks. Dwellings generally have small gardens, The surrounding industrial structures, mixed built form and narrow roads with no street trees, gives the precinct a tight urban feel. Vision To establish an attractive residential enclave within a large scale built form environment, building on the existing character of dwelling widths and setbacks.

R17: Cremorne West

lnner Suburban / Urban Residential Mix Character Type
This precinct is located between Punt Road and a mixed use area, with large industrial structures including warehouses and. silos to the south. Built form is mixed throughout the precinct, with many streets of dwellings that are consistently pre-war and low scale with uniform setbacks and low cottage gardens. ln the streets and laneways close to Punt Road, dwellings are often contemporary with taller, rendered forms and minimal front setbacks. Overall, the proximity of the industrial structures, the minimal setbacks and nanow streets, impart a more urban feel despite a presence of a cottage-style character in parts of the precinct. Vision To consolidate a residential character that provides improved amenity in a location close to Richmond Station and the shops and services of Swan Street.

Non-Residential Precincts

lCl: FairtieH

Paper Mills

lndustrial / Commercial Enclave Character Type

The large buildings and chimneys of the Fairield Paper Mills feature in many long distance 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 planting along the residential edge. The river interface is buffered with a thick plantation of native trees and understorey falling gradually to the north bank, with the result that the buildings are barely visible from the river and only the chimneys extend above the tall canopy. The elevation to the Chandler Highway is less completely designed. The nearby Chandler Highway bridge used to carry the outer circle rail line that passed through 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 large structures.

lCZ: Heidelberg Road Sifes

Coarse Grain Hard Edge Non-Residential Character Type The naturalistic Yarra Bend Parklands separates this section of Heidelberg Road from the showroom strip further to the east, The Porta buildings occupy much of this precinct with factories to the rear of the site concealed by office buildings and warehouses at the main road frontage. The office buildings have window-dominated facades and are the equivalent of 2-3 storeys; the warehouses are less inviting with fewer windows that are higher. Another office building of similar scale is sited adjacent to the parkland, recently developed apartments are attached to the rear of this building and capture views to the parklands.
Vision

To improve the quality of the built form interface with Heidelberg Road and the Yana Bend and Fairfield Park parklands.

lC3: Hoddle Sfreet/Queens Parade Junction

Coarse Grain Hard Edge Non-Residential Character Type Heidelberg Road, Queens Parade and Hoddle Street line each side of this precinct effectively creating an island of buildings accessed by service roads. At the Queens Parade frontage, there is a mixture of low scale buildings with both active and inactive frontages that extend to the street edge. A taller rendered concrete building with tinted glass frontages follows the curving alignment of the flyover on ramp. The precinct is important as the conclusion of the wide boulevard section of Queens Parade, and as the northern extremity of Hoddle Street. The opportunity exlsts to express 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 Queens Parade and the start of Hoddle Street, at a scale that remains within the general lowrise character of the City.

lC4: Nicholson Sfreet 8us Depof

lndustrial / Commercial Enclave Character Type This bus depot site includes a large shed-style bus garage, a brick administration building and a large area of yard for the storage and movement of buses. There are a handful of service buildings that are mostly low scale with orange brick (as for the administration building) and simple design. The site fronts onto Nicholson Street and Scotchmer Street, and is surrounded by residential with heritage signiftcance. lt stands within the Nicholson Street shopping centre, although the core of the retailing is on the oppolitc (wartsm) side of Nicholron Sfsct, Mo3t of the site's str6t boundary comprises a high, solid fence. Vision To achieve an attractive built form frontage to Nicholson Street and Scotchmer Street and, 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 Street

Coarse Grain Hard Edge Non-Residential Character Type This precinct fronts the east side of Nicholson Street, immediately to the south of the shopping centre. Built form is mostly two to three storey equivalent and built hard against 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 included in the surrounding heritage area, which is an area of consistently fine-grained urban form. 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-grain rhythm of fagade design, while improving pedestrianimenity by incorporating a range of active uses at ground floor and minimising intenuption of frontage by vehicle crossovers.'

/C6'; Queens Parade / Alexandra Parade

Coarse Grain Soft / Hard Edge Non-Residential Character Type This precinct embraces a number of industrial and ex-industrial sites that straddle the intersection of the Queens Parade and Alexandra Parade boulevards. While the precinct is surrounded by heritage residential areas, the central 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 areas within the City of Yara. Many of the warehouses are built to the street edge with 3-4 storey equivalent heights and high windows or garage doors at 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 it fully with the surounding urban form and public street system, with edges that add to the built form consistency of the boulevards and positively address surrounding residential amenity and heritage values.

lCT: Alexandra Parade East

/ Victoria Fark $tation

Coarse Grain Hard Edge Non-Residential Character Type This dispersed precinct shares the characteristic that it is located around the perimeter of the start of the Eastern Freeway at Hoddle Street. The large tract of land occupied by the roadways has produced a void in the urban fabric of the City. An opportunity exists to fill pad of this void and re-establish a built form ftontage to Hoddle Street, by developing new buildings above the freeway on a widened Hoddle Street bridge; There are also redevelopment opportunities on Alexandra Parade, and in the southem portion of the precinct, which includes the large area of former goods yard alongside Victoria Park railway station. The current built form of Alexandra Parade is older industrial warehouses with new townhouses and concrete walk-up housing. The warehouses are built to the streets at 3-5 storeys with red and brown brick, the townhouses and walk-ups have setbacks and are slightly smaller. Beyond the westem edge of the precinct stands the Alexandra Parade shot tower, a valued local landmark. Much of the precinct is abutted by heritage residential areas.
Vision

To re-establish a continuous built form frontage along Hoddle Street, and take advantage of the redevelopment opportunity offered by the Victoria Park station goods yard site.

/C8; Nicholson near Johnsfom

Coarse Grain Hard Edge Non-Residential Character Type This small.strip of shops surrounded by heritage areas encompasses newer low scale warehouses 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 significant opportunity to express this transition more effectively with a corner building of similar scale 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 the important corner site that marks the start of Johnston Street, at a scale similar to the building on the southern corner.

lC9: Collingwood North

Coarse Grain Hard Edge Non-Residential Character Type

This is an area of traditional industrial buildings located between the heritage residential areas and strip centres of north Collingwood. The extensive use of red
brick throughout this precinct gives it an older industrial character. The majority of the buildings are warehouses with two generous levels (3-4 storey equivalent), many with saw tooth rooflines. The area has a hard urban feel with built form extending to the front and side boundaries creating a wall of buildings at the street level, apart from areas cleared for yards and car parks. Vision

To maintain the distinct, hard edged, urban qualities of the area as changes in activity
and use occur, and to gradually improve the street environment for pedestrians.

lC1

: Offer Sfreet, Colli ngwood

Hard Edge Non-Residential / Dwelling Mix Character Type

This is a mixed character area, intermixing small scale dwellings with industrial buildings and a large modem education building. The single storey terracbs and
cottages are set amongst red brick warehouses and the dominant bulk of the NMIT building. The dwellings are either built to the front and Side boundaries or have minimal setbacks with small gardens at the front. The warehouses extend to the front boundary, rising the dquivalent of 2-3 storeys with saw tooth rooflines. The narrow streets and absence of setbacks, contribute to an urban setting that is hard edge but mostiy low scale and fine grain. Vision

To maintain the low scale and hard urban feel of the area, and the consistent pattern
of building siting and orientation.

lCl1: Collingwood Mixed Area

Hard Edge Non-Residential / Dwelling Mix Character Type This large industrial and mixed use precinct has a hard urban feel. Olderwarehouse type buildings are the most common, many of them red brick, extending to the street edge and varying in height ftom 2-4 generous storeys. There are some two storey tenaces which have a much finer grain of subdivision and maintain the hard edge with no font or side setbacks. To the north of the precinct, many of the warehouses are being converted for residential uses. Most of the streets in the area are not particularly pedestrian-friendly, because buildings tend to present blank elevations at ground 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 are's strort3, wtrilc retrining tho bclt of thr aroa's cunont highly urban charactcr.

lCl2: North Richmond lndustrial

Coarse Grain Hard Edge Non-Residential Character Type
This precinct encompasses three areas of industrial buildings that adjoin the elevated Clifton Hill rail conidor. The consistent zero setback edge, and the nanow streets often with tall warehouses, create a hard urban, almost canyon-like effect in some

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streets. The heights vary with some larger sites containing warehouses to the
equivalent of 5 storeys and other fine grain sites with only single storey buildings. The presence of the railway embankment reduces the apparent scale of these buildings. Colour is also a notable variant, some maintain original red brick, others have either newer pale brick or are painted in muted tones. The proximity of rail stations and shops to each part of the precinct makes this a potentially attractive area for intensification of activity. Existing residential areas are mostly separated ftom these areas by the railway embankment. Vision To allow for redevelopment relatively free of the constraints that normally limit potential in the City of Yarra, and to further develop the hard urban, industrial aesthetic of the area, while improving the quality of the street environment for pedestrians.

lCl 3: Victoria Crescent

Coarse Grain Hard Edge Non-Residential Character Type This precinct, which has three separate components, is largely sandwiched between the ex-industiial Yana River frontage and residential areas of low-scale cottages and terrace housing, much of it heritage protected. Warehouses vary from 3-5 storeys equivalent and generally extend to the front boundary creating a street wall in some areas, in particular along Victoria Crescent where the buildings follow the curve of the road, creating a distinctive urban character. There is a mix of older red brick and later warehouses that are sometimes setback with car parking at the front. Those along Marine Parade include new tilt slab structures with ofiice frontages. Vision

To maintain the distinct, hard edged, urban qualities of the area as changes in actvity
and 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, Abbotsford

lndustrial / Commercial Enclave Character Type These two areas of land, adjoining the Abbotsford brewery complex, contains larger industrial buildings that create a hard urban environment. The large industrial buildings dominate the streets in the precinct, sometimes producing streetscapes reminiscent of large-scale Victorian industrial precincts in northern England. The buildings are mostly bulky with red briqk and corrugated iron walls that dominate the street space throughout the precinct. Buildings commonly have saw-tooth roof lines and fill the gradually sloping properties from side boundary to boundary. The area has an urban feelwith most buildings extending to the font boundary, there is the occasional site that will have a yard at the front. Vision

To recognise the distinctiveness of the urban form created by the better quality old
buildings in the precinct, and to build on this character as redevelopment occurs.

lCl5: Risley Sfreef, West Richmand

lndustrial / Commercial Enclave Character Type Most of the buildings in this precinct are warehouses that are set in grounds and arranged to front to each other in an enclave layout. Generally, the buildings are the equivalent of 3-4 storey with few windows and roller dbors that dominate their trontages. Other buildings in the precinct are integrated into the sunounding street networks with ftontages that extend to the street boundary. The area is surrounded by low scale dwellings, high rise public housing and commercial uses on Church Street. Vision To develop a more cohesive public domain environment, and to accommodate future development in ways that minimise adverse impacts on sunounding residential areas.

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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 that have more sophisticated designs and glass frontages. A residential area surrounds the precinct. Vision To improve the interface with the surrounding residential area, in particular the way buildings relate to the attractiveness of the street environment for walking.

lC|7: Burnley Street lndustrial

Coarse 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 buildings are warehouses that vary in height from 3-5 storey equivalent and generally cover the whole site, creating a highly urban street wall in some areas. There is a mix of older red brick warehouses with saw tooth rooflines, and later warehouses with flat roofs and orange or cream brick. Generally, the buildings have functional but non-active and uninviting frontages addressing the street with roller doors, high windows or brick walls.
Vision

To build a more consistent built form character, in a location relatively free of constraints, while taking steps to improve the interface between buildings and the street.

lCl8: Epworth / Bethesda Precinct

Coarse Grain Soft / Hard Edge Non-Residential Character Type The Epworth / Bethesda Hospital precinct covers a large parcel of land that is bounded by commercial uses along Bridge Road, and low scale dwellings that are used 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' with courtyards 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, Richmond

Coarse Grain Hard Edge Non-Residehtial Character Type This precinct of 3-4 storey warehouse type buildings, many converted for residential use, is next to the core of the Bridge Road shopping centre. The converted warehouses incorporate frequent windows with rendered forms and balconies, other buildings are more simple in design with less frequent and higher windows' Most buildings extend to the street edge giving the precinct an urban feel, occasionally buildings are setback with space for car parking at the front'
Vision

To improve the quality of the street environment, while maintaining the hard urban feel 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 just behind the Bridge Road shopping strip. The buildings are mainly warehouses; 2-3 storey equivalent and built to the street with few windows. As Palmer Street shares the same 30m wide road reservation as this section of Bridge Road, the built form appears reldtively low in height. Newer apartment buildings provide a better address to Palmer Street with articulated rondered forms and balconios. The'Jaques' building is ah atypical to this precinct, occupying a large site with bulky,red brick forms set back 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 Precinct

lndustrial / 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 enclave layout, with a 'back-of-building' aeshetic prssented to the sunounding streels. There is a substantial car park and extensive space around the inner walls of the buildings for the movement of large vehicles.

\/bion
To improve the relationship of the buildings to the environment of the sunounding streets.

lC22: Amrad Sife, Burnley

lndustrial / Commercial Enclave Character Type The Amrad site is a recently developed office and research park with buildings focused around an internal road network. The office buildings are typically 3-4 storey with rendered forms and glassy entrances. The research buildings are generally purpose built, they are low scale with brick forms and fuw windows. Trees are scattered throughout and formalised tree plantings with clipped lawns often provide a forecourt to the office buildings. This enclave is situated next to the Bumley horticultural college, among the heritage protected Burnley parklands. Vision To ensure that this enclave remains as a confined island of development, presenting a soft landscaped edge to the surrounding parklands, with any buildings, structures and hard surfaces hidden as far as possible behind vegetation consistent with the park landscape.

lC23: Cremorne

/ South Richmond

Hard Edge Non-ReSidential / Dwelling Mix Character Type This is a large area of South Richmond, straddling the South Yana rail line, that is mostly industrial in its built form character, but which contains some residential conversions. Many of the streets of this precinct have an enclosed 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 high windows at the street fontage, others are either converted for residential or new apartment and these have articulated facades and frequent windows. Many of the 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 quality and walkability of the public domain.

lC24: East Richmond Sfafion

lndustrial / Commercial Enclave Character Type

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This precinct encompasses buildings sunounding East Richmond Station, on either side of the Burnley rail corridor that cuts through the sloping land. Some of the buildings address the corridor with windows, but mostly buildings back onto the railway with brick walls and the occasional advertising board. The buildings here and in adjoining streets are generally 3-4 storey, they are built to the road frontage with simple designs and few ground floor windows. The car park at the Coles supermarket 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 to redevelop the air space above, and to make pedestrian access to the station safer and 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 that strengthens the shopping centre.

lC25: Cremorne South East

lndustrial / Commercial Enclave Character Type This is an enclave of large warehouse and office buildings located between Church Street 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 and inviting windowed frontages, Further west, warehouses that are bulky and simple in design line the narow streets with unbroken walls, creating a highly urban environment. These buildings are often the equivalent of 4-5 storey with the occasional building reaching as high as seven storeys. Vision To continue to upgrade the quality of the urban environment, in ways that provide for

a more consistent treatment of the public domain.

lC26: Barkly Avenue, Burnley

Coarse 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 the combined width of the fteeway and Barkly Avenue. The buildings are mostly interwar warehouses th at are 2-3 storey equivalent and extend to the front boundary. Their ftontages are mostly inactive with brick walls or high windows addressing the street. Some interwar dwellings are concealed by the warehouses because of their small setbacks. 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 Station

lndustrial / Commercial Enclave Character Type This large precinct includes the large complex of depots and terminal stations located between the Burnley rail line and the Yana River, in south Richmond. Part of the area is dominated by terminal towers and transformers, and there are also a number of bulky warehouse buildings with strong horizontal forms and distinctive sawtooth roof forms. The southern Yarra River boundary of the area is blocked by the CityLink freeway viaduct, although an arm of the river flows under the freeway into a small basin within the precinct. There are two parks fronting Mary Street. The area has an unrealised potential for creating links to the river and possibly providing valuable residential or commercial opportunities, serviced by the Burnley Station and the Church Street tram, should redevelopment ever become an option. Vision To link South Richmond more closely with the riverside environment, and provide opportunities for high quality, well-serviced development, should redevelopment of substantial parts ofthis precinct ever become an option.

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Main Road Strip Precincts

MRl: Heidelberg Road
Main Road Strips: Hard Edge, Coarse Grain Character Type The diversity of built form along Heidelberg Road reflects the range of land uses throughout the strip. Buildings are often built to the street boundary and have ftontages with windows displaying stock and services. ln other cases, the frontages are less inviting with fewer windows and buildings setback with signage and car parking at the front. Scale is generally consistent, most buildings have one generous level which is the equivalent to a two storey building. The lots have large frontages with 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 orientated street space. Vision To strengthen the hard edge built form, and maintain the residential amenity of adjoining properties, while accommodating new development of various types, and to improve the pedestrian environment by defining the pedestrian space and providing ground level actiVity where possible.

MR2: Hoddle Sfreef

Hoddle Street / Punt Road Character Type Hoddle Street has origins as sections of 20m and 30m roads with most of the 20m sections having since been widened on the west side, partly using parkland and partly through property demolition. A consistently aligned built form edge exists along its eastern side, but the west side varies in alignment and form. ln the west side section included in this precinct, there are lengths of service rbad, warehouses of 1-2 storey built to the street, and other buildings with generous setbacks and wider frontages (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 level windows. The eastern side built form has an unbroken building line and varyies in height up to about three storeys, and many buildings have display windows. The clock tower of the Collingwood Town Hall is a prominent landmark, visible for long distances along Hoddle Skeet. There is scope to emphasise the built form on two of the comers at the Victoria Street / Victoria Parade intersection, which is excessively undefined since property demolition on one corner. High quality buildings up to six storeys would be appropriate on two sites, one fonting the north east corner, the other fonting the south east comer.
Vision

To maintain the hard urban edge on the eastern side of the street, develop a new urban character wfiere past road widening has occuned, and encourage development that emphasises the importance of the Victoria Street / Victoria Parade corners (those not occupied by heritage protected buildings), at a scale marginally above the general low-rise character of the immediate context.

MR3: Johnsfon Sfreef Fasf

Main Road Strips: Other Or Mixed Character Type Johnston Street is a secondary strip that progresses from purpose built shops at Hoddle Street to commercial and industrial piemises towaids the Yana River end. Close to Hoddle Street, two storey Victorian Terrace shopfronts with narrow frontages are built to the front boundary creating a highly urban environment. Further east, lot ftontages are wider and in iare cases these buildings are setback with car parking at the font. Buildings of up to four storeys could be used to emphasise the intersection with Hoddle Street.
Vision

To ensure that future development contributes positively to creating a safe and aftractive pedestrian environment, and minimises amenity impacts on adjoining residential areas, and to provide a strengthened built form emphasis to the Hoddle Street intersection, at a scale that remains within the general low-rise character of the City.

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llIR4; Smitfi Sfreef Sor.rffi

Main 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 brick forms. 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 subdivision pattern in building design where this has been lost, and improve pedestrian amenity.

MR5: Victoria Parade

Boulevards Character Type Victoria Parade has a special quality of public domain with its wide rectilinear median and consistent tall tree avenue. 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 consistent characteristic. The newer buildings are generally 3-4 storeys and incorporate rendered forms with windows, and older 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 the Porsche sign, provide a landmark viewed from many parts of the city. Overall the consistent avenue of tall trees in Victoria Parade is the dominant feature of the precinct.
Vision

To reinforce the scale and formality of the boulevard landscape by improving the quality and consistency of built form while maintaining the dominance of the avenue trees over built form, use building design to improve pedestrian amenity, and maintain the singularity of the silos and sky sign.

MR6: Victoria Street Shops

Main Road Strips: Hard Edge, Fine Grain Character Type Victoria Street is a vibrant commercial strip valued for its restaurants and food stores that service the surrounding residential areas, Two Storey Victorian Terrace shopfronts continue for most of the street, with the occasional infill development of similar proportions, but overall it is a highly urban environment. Buildings extend to the street with narrow frontiages that engage the pedestrian with windows, colourful signage and weather protection in most parts. The parapets vary from shop to shop providing a visually stimulating skyline.
Vision

To maintain the hard edge built form and narrow-fronted rhythm of facades, and continue to encourage development that will contribute to a vibrant pedestrian environment while accommodating the residential amenity of adjoining properties.

MR7: Victora Sfreef Easf

Main Road Strips: Hard Edge, Coarse Grain Character Type Much of this portion of Victoria Street is transitional to the adjacent industrial land uses to the north, and the residential area to the south, and built form is strongly influenced by this. The buildings are often warehouses built to the street with large frontages and windoWs for the display of stock, sohe are setback with car parking and signage at the front. On the southern side of the street, subdivision is finer grain, with occasional dwellings from the interwar period and some newer townhouse developments. The street is generally low scale with either two storey equivalent, or single storey buildings.
Vision

To 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 improving the pedestrian environment 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 and offers a wide variety of built 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. The street scene has mostly a hard urban feel with the facades of the shopfronts and the retail complex directly adjacent to the footpath. Vision To maintain the hard edge built form and narrow-fronted rhythm of facades, and continue to encourage development that will contribute to an interesting and safe pedestrian environment while accommodating the amenity of adjoining residential properties.

MR9: Bridge Road East

Main Road Strips: Hard Edge, Coarse Grain Character Type The wide frontages in this precinct are distinct from lhe 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 at street 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.
Vision

Tb 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.

MRl0: Swan Streef

Main Road Strips: Other Or Mixed Character Type Built form within this precinct varies between two storey tenace shopfronts and larger fonted warehouses of similar scale. The fne grain shopfronts converge at the main road intersections, they are built to the street boundary and provide weather protection for the pedestrian. Sunounding the shopfronts, the warehouses are often built to the street boundary with large open windows, others are less inviting and setback from the street with car parking and signage at the front. The precinct is bordered by residential areas to its north and adjoins the train line in the south. The western part of the precinct includes Richmond Station, which has potential to accommodate a redevelopment including a tower of similar scale to the former industrial buildings north of the station. Vision To ensure that future development contributes positively to creating a safe and aftractive pedestrian environment and minimises amenity impacts on adjoining residential areas, and allow for larger scale development at Richmond Station, of a scale related to the former industrial buildings north of the station.

MRl'l: Church Sfreef Soufh

Main Road Strips: Hard Edge, Coarse Grain Character Type The buildings in this section of Church Street vary in height, style and grain, although most extend to the frbnt boundary. Warehouses and retail premises engage the pedestrian with low horizontal forms and laige windows that start fom the ground displaying stock and services. Closer to the river there are taller offce buildings up to around 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-scale residential environments, and ensure that new development maintains and improves the pedestrian environment.

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lmplementation

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Overview
This 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 and Report Structure diagram in chaoter 1.

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6.1 Recorn rnendations on Exisfing Sfudfes

There are a number of built form-related Council studies that have been reviewed as part of this project, some of which have been exhibited as Planning Scheme Amendments (see g!gB!gg$ . The Built Form Review has taken account of the content of these studies and, where appropriate, has adapted some of the provisions for 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 propose recommendations. U rban

Character Strategy

August 1997, Mike Scott & Assocrafes Refened to in the MSS

The study is based around: 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 existing characteristics.

r .

Comment

r r

Pre-dates ResCode, so lacks statutory weight.

Prsdatsa tho 'chffrcicr prccin(l brocfiurur' mcthodologi, developcd by

Planisphere.

Recommendation Update and adapt the Urban Character Strategy to the ResCode context by adopting the precinct structure introduced by the Built Form Review; preparing detailed development guidelines for each precinct, including them in the planning scheme as Local Folicy and publishing this information as a Reference Document in the form of piecinct brochures.

Yarra River Corridor Urban Design Guidelines

September 1998, City of Yana Re/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). Prescribed heights and setbacks for each of ten precincts.

Comment Since the Built Form Review was started, Melboume 2030 has been released, and includos an sdion to rtlrwthan Yane Rlvcr plrnflng controlr. Thc City of Yana's intention has always been to work with other river conidbr Councils on a review of this kind, but pressure.of development has been growing fast in what amounts to a policy vacuum in such an important location, Cunent Local Policy coverage (Cl 21 .05-1, is inadequate, and the YRCUDGs have insufftcient statutory status. The Guidelines need to reviewed and improved. They also need objectives and design responses for precincts (fewer than ten are needed), and explanations/justifications for the prescribed heights and setbacks. The Built Form Review has examined the Yarra River Corridor and defined a smaller number of precincts based on a typological analysis, each of which has a recommended Objective and Design Response. For some locations there are also a Vision statement and recommended heights and setbacks, suitable for incorporation in a DDO. Strategy Objectives for the mrridor, suitable for inclusion in the MSS, have also been prepared.

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Recommendation Replace the Yara River Conidor Urban Design Guidelines with the Yarra River sections of the proposed Built Form Local Policy, by amending the MSS and DDOI , as recommended in the Built Form Review. Meet the Department of Sustainability and Environment to seek Ministerial support for this murse of action, in advance of the Department of Sustainability and Environment's own sludy.

Yarra Residential Design Guide

Exhibited as Am C15, June 2000 (lapsed
1

May 2002)

The principles underpinning the building envelope provisions of this study are that new development of up.to two storeys in height is generally acceptable subject to the following:

. . .

Strbetscapes with consistent single storcy rssidntial 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.

'Apparnt'height is'paramount': it means angle of vieion, and results in an upper

level setback; it seems to apply from every angle of view, including from a neighbouring property (25 degrees). Comment The guidelines were superseded by ResCode, and we have been advised that they are not used by Council officers. The Guide contains 'have regard to'proyisions in relation to multi-dwellings and alterations / additions (but ndt new single dwellings) in the Rl zone. lt also contains a Soction on development pressures and unique built form characteristics of Yara (pp2-4), which has been useful in writing g!gg@! of the Built Form Review. Recommendation Consideration should be given to updating, replacing or abandoning the Yana Residential Design Guide, in view of the advice.that it is not used, and relates to the Good Design Guide rather than ResCode.

Punt Road/Hoddle Sfreef Flanning & Desrgn Strafegy & Guidelines

January 2000, Hansen Partnership & Context CMI Exhibited as Am C10, proposed DDO4 (lapsed) Seen as a pilot study for the Main Roads study, and reviewed by underpinning the building envelope provisions of this study are: Defines six precincts and five junctions.

it.

The principles

. . . .

Proposals are based on a Vision and 12 Principles (the Design Objectives in

c10).
Recommended maximum eights vary from block to block, from 2 to 4 storeys up to 4 to 8 storeys at key junctions. The proposed DDO table has 14 separate sections (3 ofthe precincts have a separate east and $/B8t sidc componenB): buildings and worts'should not exceed' thcsc (non-mandatory) heights. 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 brought into the Yana Planning Scheme in an appropriate way. lt is understood that Am C10 lapsed because of community concern about a limited number of specific aspects of the study:

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. o o

Suitability of main roads as residential environments (public domain could be upgraded). Access traffic in rear laneways affecting residential amenity. 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 specific sites at key intersections have been incorporated into the Built Form Review where they are agreed with. ln accordance with the findings in Elgp@Q of the Review, we recommend deleting reference to Punt Road/Hoddle Street as a boulevard. Recommendations Adopt the Punt Road/Hoddle Street Planning & Design Strategy & Guidelines and reference them in the Yarra Planning Scheme, after deleting reference to Punt Road/Hoddle Street as a boulevard, revising rear envelopes next to existing low-dse residential areas, making any other changes arising from the public consultation and Amendment process, and checking them for consistency with the Built Form Review.

Design Guidelines for the City's Main Roads

March 2000, City of Yarra in assocrrafibn with Fink and McMahon Architects
lntended to become DDOS Only covcrt th. ox.mpl? seclion! of main road included in DDO2 ('primary boulevardr') 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 by the Main Roads study

Thc'rocondary boulrvardr'ars ctabd to ba msin roedr (apart ftom Hoddlc/Punt and

the 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 or a HO:
Johnston St E of Hoddle Eastern Freeway E of Hoddle Heidelberg Rd E of Yarra Bend Rd. One block each of Victoria St and Swan St Small 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 and accommodation, land use interfaces, community safety and environmental amenity and heritage. SixtV five precincts, each with separate building envelope provisions. Precinct heights and setbacks (prescribed) were intended to form the schedule to DDO5.

o o r

The principles underpinning the building envelope provisions of this study are: Principles for heights and setbacks, which distinguish Primary trontages and setbacks and Secondary (upper level) setbacks. 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 primary tontage, 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 the secondary 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 could therefore be argued to be complementary to the higher level strategic approach of the Built Form Review. The Guidelines tend to involve closely replicating the scale and form of adjoining buildings, in a manner normally aSsociated with heritage area guidelines, except in the limited locations designated for development of four storeys and above. This constrained approach is probably notjustified across such a wide collection of non-hdritage areas. lnsufficient account seems to have been takbn of the 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 with the directions recommended by the Built Form Review.

Recommendation Keep the controls relating to the stretches of main road covered by Design Guidelines for the City's Main Roade, but amend them to indude terminology and obJedives consistent with the Built Form Review, and discontinue further development of the draft Guidelines.

Design Guidelines for Development Above Three Sforeys

Hansen Partnership, reviewed by Coomes Consulting Recently 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 in various objectives (sec 1 and2). The principles underpinning the building envelope provisions of this study/proposed Local Policy are:

. '

. o

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 on corner 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).
'Primaqy' solback height

Comment The Built Form Review has adopted an approach in which the opportunities for developmont to oxcsed thr6 or four storys will be limited to 'islands' of taller buildings. The Design Guidelines for Development Above Three Storeys complements this appoach by providing detailed guidelines to apply where taller buildings are allowed. These guidelines appear to be generally sound and useful, although there is a heavy reliance placed on upper level setbacks to reduce apparent bulk. This form of envelope control works best in locations where the built form comprises continuously built up frontages with buildings of a similar scale, in which case the sides and rear of taller buildings (which remain bulky) will not be visible trom the street. lt is not appropriate where front-on views are possible, eg across a park or square. lt may be also of quostionable value in gom 'island' site situations, where taller buildings are well-removed from existing lower-ribe built form. Some rationalisation will be needed to avoid overlaps between this proposed Local Policy and the Built Form Review. The Review should take precedence in topic coverage, because it establishes the strategic context for other built form policies. ln particular, 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 the secondary setback (Citylink frontage 8sV28.5m; Victoria Pde 10sU35.5m, 6sV21.5m and 7sU24.5m; Wellington St an additional2stl7m or 4sU14m). 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 detaild, and it could therefore be argued to be complementary to the higher level strategic approach of the Built Form Review. The Guidelines tend to involve closely reblicating the scale and form of adjoining buildings, in a manner normally associated with heritage area guidelines, except in the limited locations designated for development of four storeys and above. This constrained approach is probably notjustified across such a wide collection of non-heritage areas. lnsufficient account seems to have been taken of the 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 with the directions recommended by the Built Form Review.

Recommendation Keep the controls relating to the stretches of main road covered by Design Guidelines for the City's Main Roads, but amnd them to include terminology and objectives consistent with the Built Form Review, and discontinue further development of the draft Guidelines.

Design Guidslines for Development Above Three Storeys

Hansen Partnership, reviewed by Coomes Consulting Recently 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 in various objectives (sec 1 and 2). The principles underpinning the building envelope provisions of this study/proposed Local Policy are:

. o . .

'Primany' setback height must match adjacent buildings, excspt in DDO aroas. Maximum height of 'secondary (upper level) setback' must be as for lhe 'dominant height'in an ar6a, subjsc{ to'vieual and amenity impacle', except on corner 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 for dovelopmont to exceed thr or four storeyi vrrill be limited to 'islands' of laller buildings. The Design Guidelines for Development Above Three Storeys complements this approach by providing detailed guidelines to apply where taller buildings are allowed. These guidelines appear to be generally sound and useful, although there is a heavy reliance placed on upper level setbacks to reduce apparent bulk. This form of envelope control works best in locations where the built form comprises continuously built up frontages with buildings of a similar scale, in which case the sides and rear of taller buildings (which remain bulky) will not be visible from the street. lt is not appropriate where front-on views are possible, eg across a palk or square. lt may be also of questionable value in Jom 'Bland' site situations, where taller buildings are well-removed from existing lower-ribe built form. Some rationalisation will be needed to avoid overlaps between this proposed Local Policy and the Built Form Review. The Review should take precedence in topic coverage, because it establishes the strategic context for other built form policies. ln particular, 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 equivalent objectives and design responses in the Built Form Review. Recommendatian Review the proposed Design Guidelines for Development Above Three Storeys Local Policy following the Panel Hearing, and in the context of the Built Form Review, to eliminate 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'rcquirsmnt'guidclinec. tlote that virlually the entire area is HO or affected by the HO. The principles underpinning the building envelope provisions of this study are: 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 of vision) Separate guidelines for the ADC site (land use.mix, public realm, neighbourhood character, access & movement, parking, open space, sustainability) ADC site heights vary ftom 2 to 5 max Separate guidelines for industrial conversion (land use, building form, servicing, access and parking, street frontage, rear land character, urban character, private open space and amenity)

o o

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 be argued to be complementary to the higher level strategic approach of the Built Form Review. However it has more relevance to built form controls in heritage areas, as most of the subject area is affected by Heritage Overlay controls. ln this context it is interesting to note that the recommended heights are low rise, rising to a maximum of four 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 direct impact 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, preparing detailed development guidelines for each precinct, including them in the planning scheme as Local Policy and publishing this information as a Reference Document in the form of precinct brochures. Replace lhe Yarra River Corridor Urban Design Guidelines with the Yarra River sections of the proposed Built Form Local Policy, by amending the MSS and DDO1, as recommended in the Built Form Review. Meet the Department of Sustainability and Environment to seek Ministerial support for this course of

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o .

. . o o

ac{ion, in advance of the Department of Sustainability and Environment's own study. Consideration should be given to updating, replacing or abandoning the Yarra Resldenfia/ Design Guide, in view of the advice that it is not used, and relates to the Good Design Guide rather than ResCode. Adopt the Punt Road/Hoddle Street Planning & Design Strqtegy & Guidelines and reference them in the Yarra Planning Scheme, after deleting reference to Punt Road/Hoddle Street as a boulevard, revising rear envelopes next to existing low-rise residential areas, making any other changes arising from the public consultation and Amendment process, and checking them for consistency with the Built Form Review. Keep the controls relating to the stretches of main road covered by Design Gutdcllncslorhc City's Main Roads, but amend them to include terminology and objectivbs consistent with the Built Form Review, and discontinue further development of the draft Guidelines. Review the proposed Design Guidelines for Development Above Three Storeys Local Policy following the Panel Hearing, and in the context of the Built Form Review, to eliminate overlaps and check for consistency of approach. Note that the findings of the SE Clifton Hill Local Area Plan (draft) have no direct impact on the Built Form Review, as they relate mostly to the Heritage Overlay.

6.2

Overview of Planning Schenre Changes

The main statutory implementation outcomes of lhe Built Form Review are:

o r o

Changes to the MSS (Municipal Strategic Statement); lntroducing the new Built Form Policy; Changes to the Yarra River Corridor Design & Development Overlay (DDOI);
and

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 prior to inclusion in the planning scheme: 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.

o .

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 context and provide guidance in decision making. Most buildings and works in the City of Yarra 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 buildings and works, most forms of development that would attract controversy in relation to height require a planning permit. For example, medium density housing requires a permit in Residential 1 Zone. Virtually all development over three storeys requires a permit. Therefore the need is not for more controls, but rather for more policy guidance, of the kind that is provided by the Built Form Review.

City of Yara Built Form Review I Implementation

S"3 Gify of Yarra 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 subjecting some parts of the MSS to significant alteration, to reflect changing demographics, increased development pressure and an upgraded response to some key planning issues. The release of Melbourne 2030 in late 2002 also affects the MSS in important ways. Comment The Built Form Review will input to the three year review, in accordance with a variety of 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 framework map, replacement of current Objectives by the new Strategy Objectives contained in this 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, as ficreshadowed in gXAdef-!!: Designation in policy documents of large development sites or significant development opportunities (eg the Residential Development Sites and Major Renewal Areas referred to in the MSS) should make clear that a complete change to lhc character and scslc of the arce's buill form is not necossadly encouraged (see Principle 24, chaoter 2). The MSS should not assume that every industrial site represents a potential for redevelopment to residential (see Principle 25, chaoter 2). The designations Primary Boulevard and Secondary Boulevard should be removed from the Yana Planning Scheme (see Principle 27, chaoter 2). The designation Major Gateway should be removed from the Yarra Planning Scheme, and replaced by the policy that encourages subtle emphasis of corners within the generally low-rise character of the City (see Principle 28, chapler 2, and the proposed new policy in chaoter 5). The general point made in Principle 1 should inform the Review of the MSS: the outcomes sought by State and metropolitan policies need to be planned for in wa)rs that rccognilo and rorpond to thc City otYana's special built form characteristics.

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Yarra River Corridor

The Yarra River Corridor is the subject of numerous studies and policies. The Built Form Review is concemed with ensuring that there is effective policy to control buildings and associated landscaping in the corridor, and that this policy is expressed as clearly and economically as possible in the planning scheme. We have therefore reviewed the,existing studies and policies, as well as undertaking our own survey and analysis. As a result of this work, we recommend rationalising the planning scheme references to the Yana River Corridor into a single body of strategy, under a single list of Strategy Objbctives at MSS level. lf the Council agrees with this approach, it will need to e,onduct a similar exercise with Yarra River Corridor policy concerning other topics, such as public land management, access and environmental managment. Recommendation
Use the outputs of the Built Form Review (particularly the Strategy Objectives) in preparing the planning scheme amendment to update the City of Yana MSS, to recognisc 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 Form Policy and to upgrade development controls. Major revisions to Element 2: Residential Land Use and Development, including new Strategy Objectives, and reference to the residential area typologies.

City of

Yara Built Form Review I lmplementation ]

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. r

Major revisions to Element 6: Yarra River Corridor, including new Strategy Objectives, and reference to the river corridor typologies and proposals to upgrade the controls and policies. Designation in policy documents of large development sites or significant development opportunities (eg the Residential Development Sites and Major Renewal Areas referred to in the MSS) should make clear that a complete change to the character and scale of the area's built form is not necessarily encouraged. The designations Primary Boulevard and Secondary Boulevard should be removed from the Yarra Planning Scheme. The designation Major Gateway should be removed from the Yarra Planning Scheme, and replaced by the policy that encourages subtle emphasis of corners within the generally low-rise character of the City.

6.4

Local Folicy
The Yarra Planning Scheme currenfly contains only one Local Policy of direct relevance to the Built Form Review - the Yana River Conidor Urban Design Guidelines Policy. This Policy refers to the Yarra River Conidor Urban Design Guidelines. The Council has recently exhibited Amendment C50 to introduce the Design Guidelines for Development Above Three Storeys Policy. Comment The existing Policy basis for non-Heritage areas in the City is lacking. Planning approval decisions at present are based on a number of previous studies, reviewed in the previous section, none of which have been formally included in the scheme as Policy. Therefore the statutory weight given to any of these studies at VCAT has been minimal and variable. The Built Form Review includes recommendations for Policy Objectives and Design Responses for the whole City (City-wide) and for all the various Built Form Types. lt also 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 ensure appropriate statutory weight is given to the recommendations to the Review in planning approval decision making. The Built Form Review has completely revised the strategies and objectivesfor the Yarra River Conidor and recommends replacement of the Yarra River Corridor Urban Design Guidelines with the flndings of this Review. Therefore the existing Policy should be deleted. The recommendations in relation to the Design Guidelines for Development Above Three Storeys Policy are made in the previous section. Recommendation The Built Form Local Policy should be prepared and include:

'

Policy Objectives and Design Responses for City-wide and the Built Form Types from chaoter 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 Controls
The following sections examine the need for changes to cunent Design and Development Overlay schedules DDO1, DDO2 and DDO3. There is currently no DDO4. (DDOS relates to notification of development within a radius of the CityLink vent stack in South Richmond.) The mao at the end of this chaoter shows the extent of cunent DDOs (Design and Development Overlays) in the City. There is a distinction, with DDOs, between mandatory and prefened heights and setbacks. 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 measurable factors or desired design outcomes. Some limitations of mandatory height limits are: 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 the control is in place. The mandatory height limit creates an expectation that this will be allowed.

o .

A preferred height limit (as opposed to a mandatory height limit) is often more appropriate to address these drawbacks. However, the preferred height limit also has its own drawback: the criteria by which a preferred height is anived at can be used as reasons why a building can exceed the preferred height, if used as Decision Guidelines in the planning scheme. Practically speaking, it is difficult or impossible in many situations to ftame Decision Guidelines that will result in a cohesive built form outcome when they are effectively crlteria for exceeding the prefened height. While a combination of mandatory and prefened provisions could be one way of resolving this dilemma, 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 in situations where the objective is to create a consistent built form response, and to use a prefened height where there is a genuine possibility of different configurations of building envelope meeting multiple, perhaps confl icting, objectives. ln the context of the strategic justification provided by the Built Form Review, height and setback controls are warranted along parts of the Yana River Corridor (see Principle 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 the fteeway and river that diminishes the visual impact of the fteeway, while maintaining the apparent scale of the river and ensuring the amenity of the river and bike path is not adversely affectsd'. ln thir locality the doyoloprncnt cnvrlopa could tako a number of forms in meeting this objective. By contrast, in the Cunent and Ex-lndustrial River Edge precincts (YR4-YR9 and YR11), th Policy Objedivo ir to 'uso thc height, riting and ma$ing of ncw development to strengthen the apparent scale of the river and the topography of its banks, 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. As should be clear from the analysis in Anpgnd[p,, there is justification for a simple combination of height maximum and setback minimums through these seven precincts. These should be seen as prescribed standards, rather than as a starting point for negotiating greater height or reduced setback. The common maximum height of 11 metres also relates well to the objective of allowing vegetation to dominate views.

Yarra River Corridor (DDOI)

DDO1 covers the fu ll length of the banks of the Yarra River in the City of Yana. For much of its length the boundary follows an alignment that appears to be related to contours, rather than property boundaries. lt widens to encompass the major parks systems ahd some large sites, such as part of the Fairfield paper mill, Melbourne Gid's Collcgc and lho Amrad !iic. Wctt of the MacRobortron Bridge it appears to be limited to the road reservation plus the Richmond electricity terminal station.

The DDOI schedule includes a number of general Design Objectives and Decision Guidelincc, and rcquirca proporad buildings and lvorkr to bo'csnied out in accodano with'ths Urban Dcrign Guidclines for lho Yana Rivcr Conidor1998, the
Guidelines for Heritage Places 1998 and the Advertising Code 1996. Specific height and setback prescriptions for particular parts of the Yana River Corridor 'section have been anived at through the Built Form Review (see Sp4g[!4Q and 5.3). These would replace the Yarra River Corridor Urban Design Guidelines (see orevious section). Comment

107

City of

Yara Built Form Review I lmplementation ]

The DDO1 schedule is general in its content and makes reference to the Yarra River Corridor Urban Design Guidelines, in a manner that is not particularly effective or easy to administer. There are two means of including the recommendations of the Built Form Review for the Yarra River Corridor in the schedule. One method would be to include the Policy Objectives and Design Responses from section 5.3 of this ieport as the Design Objectives and Decision Guidelines in the Schedule. The other option is to include the Objectives and Responses in the Built Form Local Policy and reference the DDO1 schedule back to the policy. The preferred method should be determined following a detailed assessment of the best approach having regard to the completeness of the Policy and the need to ensure the City Wide objectives and design 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 a previous rationale for controls predating the new format scheme. The rationale is not evidentand does not seem relevanttoday, and could lead to inappropriate development occurring at the edges of the valley. Boundaries that align with property boundaries are much easier to administer, and will ensure that development with possible impacts upon the corridor is reviewed in the context of the Built Form Review recommendations. Recommendation

o r r

The DDOI schedule should be amended to include the recommended Policy Objectives (as Design Objectives) and Design Responses (as Heights and Setbacks - prtened or mandatory, as indicated above and Decision Guidelines) in lgdlg1.l! of this report. The boundaries of the DDOI should be reviewed to align, where possible, with property boundaries to ensure greater effectiveness and simplicity of administration. Meet the Department of Sustainability and Environment to seek Ministerial support for his course of action, in advance of the Department of Sustainability and Environmnl's own study.

Primary @DOz) and Secondary @DO3) Boulevards

The following lists show which sections of main road are covered by DDOs, and which have been subject to detailed built form study. DDO2 ('primary boulevarda') 'Covcrad by Deeign Guidelince for the City's Main Roads:

o .

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 ) Hoddle St, Alexandra Pde to Bridge Rd Punt Rd Swan St to Yana River Small section of Nicholson St (in Heritage Overlay area)

Covered by Punt Road/Hoddle Street Planning & Design Strategy & Guidelines

Not covered by a Study

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 St
Nit

Covered by Punt Road/Hoddle Street Planning & Design Strategy & Guidelines
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 Guidelines which require revision to accommodate the policy directions established in the Built Form Review. The dssignetiom'Primary Boulcvard' and 'Secondary Boulevard' should be removed ftom the Yana Planning Scheme, including from DDO2 and DDO3, for reasons explained earlier in this report. These overlays relate to sections of normal 20m or 30m main road. Of all the roads covered by DDO2 and DDO3 only Victoria Parade and Alexandra Parade (covered by DDO2) are genuine boulevards in the sense traditionally used in Victoria. The Design and Development Overlay is a useful tool for areas where a change is foreseen, or where'specific built fgrm outcomes are required, such as maximum building heights. lt is primarily a tool to require a permit for all buildings and works and specify the objectives and design requirements for development in that area. We have tried to approach this issue by suggesting that DDOs should apply to areas that have a special built form quality, such as boulevards or the river corridor, or where a particular height maximum or setback requirement is to be specified. We have generally assumed elsewhere that the zoning controls will trigger the need to consider 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 is also justification for including the sections of Hoddle Street not covered by Heritage Overlays in a DDO. The Punt Road/Hoddle Street Planning & Design Strategy & Guidelines provide sound detailed built form guidelines for development abutting this road, with some modifications, as already discussed. The special history of the Punt Road/Hoddle Street coridor, with its road widenings resulting in an especially wide road reserve, exposed backs of buildings and other development issues, warrants a special control that requires consideration of design issues. The Yarra River frontage in Cremorne also warrants special built form control because of its proximity to the river. As it happens, the remaihing Sections of main road included in existing DDO control are all covered by DDO3, except for the small section of Nicholson Street in Fitzroy covered by DDO2. These present a less clear picture. Most are sections of main road strip not covered by Heritage Overlay controls. Main road strips are an impoilent part of th6 Citfs charadcr, and tho Buill Form Raia,v indudcr policior to maintain and improve the identity and function of these strips. The DDO controls ensure that the Council is able to influence the form of future development in accordance With these policies. Barkly Avenue in Burnley is highlighted in its Precinct Analysis as being a high profile location with redevelopment potential, and therefore should retain its DDO. Wellington Street and Burnley Street do not have characteristics that obviously differentiate them from numerous other thoioughfares in the City that have no special control, although Burnley Street is classified as a Secondary Road for traffic purposes. Lygon Street (DDO3) and most of Nicholson Street FiEroy (DDO2) seem to 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 are covered by a Heritage Overlay. A notable exception is the southern section of Queens Parade, which is surprising as it is a formal, genuine boulevard. Here it is considered a DDO could be justified to protect the particular qualities of this section of the road. The omitted sections of Victoria Street and Swan Street and the minor gaps in Smith Street and Church Street could also be addressed having regard to the adequacy of building and works contiol already provided under the zoning controls. The Johnston Street and Nicholson Street North Fitzroy gaps include buildings of little architectural merit, and there could be an argument for encouraging redevelopment to a higher quality, within the framework of a new DDO. The sites facing the Eastern Freeway between Hoddle St and Merri Creek have a high profile similar to Barkly Avenue in Burnley, which could be an argument for including them in a DDO. There

109

CityofYara Built Form ReMew I lmplernentation j

is probably no justification at this stage for a DDO over properties fronting Heidelberg Road. Recommendation

Modify the Design Objectives and Decision Guidelines in the DDO2 and DDO3 schedules to accommodate the policy directions established in the Built Form Review as contained in g[gplpgf of this report. The best method of achieving the integration of the Policy and the DDO schedules should be determined following consideration of the need to ensure all the relevant matters are covered without excessive repetition in the scheme. lt is possible that the DDO schedules should be amalgamated into one, or separated into several dealing with different situations as identified in section 5. Remove the designations Primary Boulevard and Secondary Boulevard and replace 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 Brrkly
Avenue, Burnley, 'Punt Road/Hoddl. Strr

f.

'Oihrr Mrln Rordr' for th. r.nrtlndir. Consider adding the following sections of main road not within the Heritage Overlay to a DDO schedule: Queens Parade (Boulevard); the omitted sections of Victoria Street, Swan Street, Smith Street, Church Street, Johnston Street and Nicholson Street North FiEroy (Main Road Strips); the sites facing the Eastern Freeway between Hoddle St and Meni Creek (Freeway Frontage), having regard to an analysis of the adequacy of existing buildings and works controls provided under the zoning provisions. Consider removing frorn DDO protection the Heritage Overlay designated sections of Lygon Street and Nicholson Street Fitzroy, Consider the need for the DDO3 over Wellington 9treet and Bumley Street having regard to the adequacy of existing permit requirements under the zoning controls.

o r

110

City of

Yam

Built

Fom Review I lmplementation

Design and Developmnt Overlays

ffiffifl

I f

ooor
oooe ooos

Existing Design and Devalopment Overlays

111

Appendi

Precinct Analysrs Sheefs

City

ofYara Built Form Review I PrecinctAnalysis ]

Precinct Analysis
A Precinct Analysis sheet has been prepared for each of the Precincts listed below and shown on the Precinct map. Each sheet contains: Photographs Description Strategic Context Devblopment Pressure Key lssues Vision The Precinct Analysis sheets do not stand alone. They supplement the Built Form Rcvior,\, report. They provEe a'bottom up'compliment to the'top down'analysis work that underpins most of the objectives arrived at in g!gp1@Q of the Built Form Review report. The Vision statement is intended to be a succinct pointer to the main directions 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 this appendix.

Yarra River Corridor Precincts

YRI YR2 YR3 YR4 YRS YR6 YR7 YR8 YRg YR10 YR11 YR12 YR13
Latrobe Golf Course Fairfield Yarra Bend Golf Course Johnston Street River lnterface Victoria Crescent, Abbotsford Brewery River lnterface Victoria Street River lnterface. River Street Residential River Street, Richmond Melbourne Girls College Trenerry Crescent, Abbotsford Brighton Street, Richmond Cremorne Freeway Edge
A Pminct Analysis

Park Landscape River Edge* Leafy Suburban Residential River Edge Park Landscape River Edge* Curreit and Ex-lndustrial River Edge Current and Ex-lndustrial River Edge Current a.nd Ex-lndustrial River Edge Current and Ex-lndustrial River Edgo Current and Ex-lndustrial River Edge Current and Ex-lndustrial River Edge Park Landscape River Edge* Current and Ex-tndustrial Nver Edge
Freeway River Edge Freeway River Edge
th6e pmincls,

'

h6 rct been prepared

for

rcdevelopment or substantlal change is unlikely,

Residential Areas Precincts

R'1 R2 R3 R4 R7 RB R9 R10 R11 R12 R13 R14 R15 R16 R17
Alphington & Fairfield Clifton Hill New Housing* Clifton Hill Station Surrounds Alexandra Parade Terraces Abbotsford Street Area, Abbotsford Perry Street, Collingwood Collingwood High Rise Estate Abbotsford / North Richmond Residential Richmond Residential: Kent Street Area Richmond High Rise Estate Garden Suburban Residential lnner Subufuan Residential l.lrban Residential Urban Residential lnner Suburban Residential Urban Residential Residential in Grounds (Public Housing Eslates) lnner Suburban / Urban Residential Mix lnner Suburban Residential Residential

ii

Grounds (Public Housing

West Richmond Residential Richmond & Burnley Residential

South Burnley Residential Cremorne Residential Cremorne West

Esfafss) lnner Suburban / Urban Residential Mlx lnner Suburban Residential lnner Suburban Residential lnner Suburban Residential lnner Suburban / Urban Residential Mix

Pffiincts R5 Wafl{re Street Area, Fitzrcy North; R6 Lygon Street are enclavs entirely surcunded by Heritage Owrlay rsidential areas. lf redevelopment is contemplated, herltage infill policiG should be applied. For ihis reason, no Prsinct Amlysis sheet h6 been prepared.

City of Yana Built Form Review I Precinct Analysis

Non-Residential Areas Precincts

tc1

tc2
rc3 rc4

tc5
rc6

Fairfield Paper Mills Heidelberg Road Sites Hoddle Street / Queens Parade Junction. Nicholson Street Bus Depot Nicholson Street Queens Parade / Alexandra Parade

lc7
tc8 tc9
tc10
lc11

Alexandra Parade East / Victoria Park Station Nicholson Near Johnston Collingwood North
Otter Street, Collingwood Collingwood Mixed Area North Richmond lndustrial Victoria Crescent Brewery Surrounds, Abbotsford Risley Street, West Richmond Lincoln Street, Richmond Burnley Street lndustrial Epworth / Bethesda Precinct Judd Street, Richmond Palmer Street, Richmond TV Studio Precinct Amrad Site, Burnley Cremorne / South Richmond East Richmond Station Cremorne South East Barkly Avenue, Burnley Richmond Terminal Station

lndustrial / Commercial Enclave Coarse Grain Hard Edge Non-Residential Coarse Gruin Hard Edge Non-Residential lndustrial / Commercial Enclave Coarse Grain Hard Edge Non-Residential Coarse Grain Soft / Hard Edge NonResidential Coarse Grain Hard Edge Non-Residential Coarse Grain Hard Edge Non-Residential Coarse Grain Hard Edge NonResidential Hard Edge Non-Residential / Dwelling Mix Hard Edge Non-Residential / Dwelling Mix Coarse Grain Hatd Edge Non-Residential Coarse Grain Hard Edge Non-Residential lndustial / Commercial Enclave lndustrial / Commercial Enclave Coarse Grain Sofr / Hard Edge NonRosidential Coarse Grain llard Edie Non-Residential Coarce Arain Soft / Hard Edge NonResidential Coarse Grain Hard Edge Non-Residential Coarce Grain Hard Edge Non-Residential lndustial / Commercial Enclave lndustial / Commercial Enclave Hard Edge Non-Residential / Dwelling Mix lndustial / Commercial Enclave lndustial / Commercial Enclave Coarse Grain Had Edge Non-Residential lndustilal / Commercial Enclave

lc12
rc13

tc't4
lc15
tc16 tc17 rc18 rc19

tc20
tc21

lc22
tc23 tc24 tc25

lc26 tc27

Transport Corridors Preci ncts

MR1 MR2 MR3 MR4 MRs MR6 MR7 MRB MRg MR10 MR11
Heidelberg Road Hoddle Street Johnston Street Easl Smith Street South Victoria Parade Victoria Street Shops Victoria Street East Church Street North Bridge Road East . Swan Street East Church Street South

Main Road Strips: Hard Edge, Coarse Grain Hoddle Street / Punt Road Main Road Strips: Other or Mixed Charactet Main Road Strips: Hard Edge, Fine Grain Boulevards* Main Road Strips: Hard Edge, Fine Arain Main Road Strips: Hard Edge, Coarse Grain Main Road Strips: Hard Edge,.Fine Grain Main Road Strips: Hard Edge, Coarse Arain Main Road Strips: Other or Mixed Character Main Road Strips: Hard Edge, Coarse Grain

ForAlexandra Parade and Oueens Parade see preciricts R4, lC6, lC7, log.

City of

Yara Built Form Review I Precinct Analysis I

q
Yt n lC fi
Yana Rivet
Resldential

Notif,esidontial
Mein Roads

(Genemlly Precincis.ni[fn eadt group ete nwteredrrornlho lop rigmot&e mapl

Precinct Map

YARRA RIVER CORRIDOR: LEAFY SUBURBAN RESIDENTIAL RIVER EDGE CHARACTER TYPE

Description
This area includes properties that abut a section of the Yana River conidor noted for its attractively vegetated banks and neturalistlc'f6ol. Tho lot! arc decp and ertond dou,n E stcep ambankmcnl to the watafs edge. At the street irontage, dwellings fom mixed eras are perched at the crest of the siope and provide little evidence of the bushy river conidor behind, The modest dwellings are often set in spacious gardens and green and leafy streetscapes with exotic species and strong avonues of stroot trees. Some exceptions are the dwellings at the end of Yanaford and Alphington Streets, and some properties in The Esplanade, which are set within the embankmeht 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. 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.

o . .

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 the river corridor. More intense development on properties abutting the river and on larger lots Maintain the dominance of trees over buildings, particularly adjolning and within the river environment.

.
.

Development Pressure Key lssues

Vision
To maintain the appearance of the river bank, ihcluding the rear yards of houses, as a naturalistic, native vegetation dominated environment.

CURRENT AND EX-INDUSTRIAL RIVER EDGE CHAMCTER TYPE T RIVER INTERFACE

Description
This precinct at the eastern end of Johnston Street includes both vacant and occupied land. A large red brick warehouse, the equivaleht of 3-4 storeys, has been renovated with a glass-dominated facade at the entrance and facing the river'edge. Car parking buffers the building from the river environment before a steep concrete retaining wall that falls to the walking trail. The remainder of the precinct is largely vacant with future use intended 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 the river coiridor. 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 interface between these areas and residential neighbourhoods. Apartments or group housing that front to the river lmprove the naturalistic qualities of the Yarra River Conidor.

o
.

Development Pressure

Key lssues

Vision
To enhance the qualities of the Yana River conidor as a heavily vegetated landscape corridor and as a public spacr for secluded recreation.

Description
This precinct combines low scale slab form office buildings with contemporary tenace housing built to the edge of the riVerbank escarpment. The grassed bank, occasionally covered with vegetation; falls steeply to the main Yarra trail, which is separated from the river by a narrow strip of bush. Dwellings focus on the river enjoying short distance views ftom balconies and small landscaped gardens. Collectively, the built form presents a nearsolid wall to the river, with a skyline articulated by the varying roof lines of the dwellings and occasional tall native trees. The restricted height of the buildings enables the dramatic slope of the river bank to maintain its dominance.

Strategic Context

. .

e . . . .

Zoned predominantly Business 3 (B3Z) and lnduStrial 1 (lNlZ), with some Residential 1 (R1Z). Design and Development Overlay and Environmental Significance Overlay (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 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 identified environmental values. Clause 22.03 Yana River Corridor Urban Design Guidelines Local Policy ensures that land use and development adjacent to the Yarra River respects the environmental qualities and recreational use of the river corridor. Apartments or group housing that front to the river Conversion of older warehouses for residential use

. .
. .

Development Pressure

Key lssues
Strengthen the tree dominated skyline Maintain the naturalistic setting

Vision
To 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 secluded qualities of the river environment.

RIVER CORRIDOR: CURRENTAND Ex-INDUSTRIAL RIVER EDGE

Description
The Abbotsford brewery complex @ntains a colleclion of large industrial buildings that, in places, create a hard urban environment, but in relation to the river fontage, largely comprises yard areas at the rear of buildings and fencing. The large industrial buildings dominate the streets in the precinct, sometimes producing streetscapes reminiscent of large-scale Victorian industrial precincts in northem England. Buildings commonly have saw-tooth roof lines and fill the gradually sloping properties from side boundary to side boundary. To the rear of properties along the river abuttal, yards are full of movement, with semi trailers and forklifts negotiating the movement of stock. From here, cyclone fencing meets a vegetated escarpment of mixed species falling to the river edge with restricted 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 the river corridor. 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 interface between these areas and residential neighbourhoods. Expanded industrial activities with higher and bulkier forms Maintain the older industrial forms Strengthen the relationship of the buildings to the river

Development Pressure

. .

Key lssues

Vision
To gradually transform the river edge of the precinct, in the course of any redevelopment that may occur, into an attractive and positive interface that adds to the desired character of the Yana River corridor.

YARRA RIVER

EX-INDUSTRIAL RIVER EDGE CHARACTER TYPE RIVER INTERFACE

Description
The precinct is predominantly offices and residential within converted industrial buildings or new residential buildings. Both red brick and new concrete buildings aie set in low level landscaped gardens,.which. sometimes flow through to the rivel edge. The buildings, medium to large in scale, look oh to the river environs, most with windows and some with balconies. At the river interface, some landscaping occurs which is often terraced, and relating strongly to the'pedestrian path. ln other cases, a sealed car park is set before a steep slope covered in grass and native shrubs. The river bank is often grassed and sometimes covered with a re-established strip of bush.

. . . . . . . . .

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 Overlay 1 (ESO1) apply to the entire precinct, Design and Development Overlay 3 (DDO3) applies to the Victoria Street frontages and some places are subject to Heritage Overlays. Areas zoned Business 5 (BSZ) to encourage the development of offices or multidwelling units with common acceSs from the street. The Comprehensive Development Zone 1 (CDZ1) encourages the comprehensive redevelopment of land that will complement and enhance the Yarra River environment. 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. .Declgn and'Dcvclopmont Overlay 3 almr to roinlbro thc local rtratoglc importanca of Yana's sacondary bqulevards through the design, height and form of proposed development, as well as encouraging development to be respectful of the character and amenity of sunounding built form. Environmental Significance Overlay aims to ensure that development is compatible with identified environmental 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 and devolopment adjacent to the Yana River respects the environmental qualities ahd recreational use of the river conidor. 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 interface between these areas aqd residential neighbourhoods. Apartments or group housing that front to the river and conversion of older warehouses for residential use Strengthen the tree dominated skyline and maintain the naturalistic setting Reduce the impact of buildings on the riverine environment

.
. .

Development Pressure

Key lssues

Vision
To improve the secluded landscape qualities of the riverbank environment, and reduce the dominance of buildings.

Description
This is a largely residential precinct with row house developments of mostly three or more storeys. Some of the housing is set back behind open parkland with scattered planting that has a landscape character different to the naturalistically planted riverbank. Dwellings are orientated to face the river and its. environs, but are separated ftom the river environs by the parkland. Other housing in this precinct is built close to the escarpment edge, with heights 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 the river corridor. Clause 22,05 Location of Commercial/lndustrial Activities Local Policy ensures that there are no adverse amenig impacts between land uses and developments in areas of mixed activities and at the interface between these areas and residential neighbourhoods. lnternally focused apartment iomplexes with insufficient design interest Residential development built to the escarpment edge Maintain and strengthen the naturalistic landscape setting

. .

Development Pressure

Key Issues

Vision
To 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'

Description
The large lots on River Street are occupied by warehouse and office buildings, with a more recent hotel, and development p.ressure for residential, Originally development ftonted River Street, presenting rear elevations and yards to the river. Now the river has become the aftraction. The buildings are mostly simple in form using brick and tin 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 includes roofline features that emphasise its location next 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 Rydges development is formal and exotic, and fails to contribute to the naturalistic qualities of the river.conidor landscape. The deciduous trees do not conceal the buildings in the winter months. There is a distinct escarpment 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 propolod development, as well as encouraging development to be respectful of the character and amenity of sunounding built form. Environmental Significance Overlay applies and aims to ensure that development is compatible with identifi ed eivironmental values. Clause 22.O3Yana River Conidor Urban Design Guidelines Local Policy ensures that land use and development adjacent to the Yana River respocts the environmental qualities and recroational use of the river coridor, 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 interface between 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

Vision
To strengthen the naturalistic qualities and vegetation cover of the riverbank landscape, and to maintain the dominance of the topography and vegetation over built form.

YARRA RIVER CORRIDOR: CURRENT AND EX.INDUSTRIAL RIVER EDGE CHARACTER TYPE

create a skytine that inctudes sawtooth and gable roorrorms within a picfuresque landscape on a bend in the river, partly overlooking Dights Falls. Grassed banks and nanow paths are set below a steep and often tall escarpment that leads up to the building edge. Some parts of the escarpment are well vegetated with native species and other parts are only grassed with an occasional exotic tree. Red brick and concrete buildings vary from 3-7 storeys and are placed either below, on, or well behind the crest of the river bank.

i?."":fi['r?lt?r]"ro.r"r.ent

Strategic Context

ZonedamixofBusiness2(B2Z),BusinessS(B3Z),andBusihessS(B5Z).

Schedule33TtotheHeritage

r . r o . . i .
. .

Overlay (Victoria Park Precinct), the Design and Development Overlay and Environmental Signiffcance Overlay (ESO1) apply. 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. Areas zoned Business 5 (B5Z) to encourage the development of offices or multi-dwelling units with common access from the street. 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 and development adjacent to the Yana River respects the environmental qualitieE and recreational use of the
river coridor.

Development Pressure
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.

Vision
To enhance the qualities of the Yana River conidor as a heavily vegetated landscape corridor and as a public space for secluded recreation.

Description
A small precinct of flat developments located in the wedge of land between the Citylink freeway and the Church Street Bridge. The buildings are large in scale and extend to the fteeway.edge, which borders the river. The residential apartments rise I storeys and are articulated with balconies. The arches of the Church Street Bridge provide a striking contrast to the newer block forms of residential buildings within the precinct.

. o . . . .

Strategic Context
Zoned Busihess 5 (B5Z) and Residential 1 (R1Z), Design and Development Overlay 1 applies. 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 environmental values. Clause 22.03 Yana River Coridor Urban Design Guidelines Local Policy ensures that land use and development adjacent to the Yarra River respects the environmental qualities and recreational use of the river corridor. 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 Consider the development potential of the landscaped land associated with the former off-ramp

. . .

Development Pressure

Key lssues

Vision
To consolidate the built form character established in this precinct into other land adjoining the freeway to the west.

EDGE

TYPE

CREMORNE FREEWAY EDGE

Description
This is an area of industrial and.office buildings of various styles and types, with the common characteristic that they ftont onto the CityLink fteeway and the Yarra River. Between Church Street Bridge and the rail bridge, large office and commercial buildings (up to eight storeys in height) have been developed, some set well back from the fteeway. West of the rail bridge, the scale reduces, and wbst of Dover Street there is a hard, consistent edge of older industrial buildings, equivalent in height to around 3-4 storeys. The scale here is relatively loW compared with the scale of the freeway viaduct structure, which means that the fteeway dominates views along the river conidor. However, there are limits on pqtential building height. The river scene benefits from access to sky views and longer distrance views, for example to the cily skyline. Also there is also an adjoining area of low scale housing. The westem-most part of the precinct is dominated by the tall and distinctive forms of the grain silos edlaotntlo 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! wlll as 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 be affected by envirenmental constraints, and aims to ensure that development is compatible with identified environmental values, ClausE 22.03Yara River Corridor Urban Deslgn Guidelines Local Policy ensures that land use and development adjacent to the Yana River respects the environmental qualities and recreational use of the river corridor. Clause 22.05 Location of Commercial/lndustrial Activities Local Policy ensur6s that there are no adverce amenity impacts between land uses and developments in areas of mixed activities and at the interface between these areas and residential neighbourhoods. Large lot size allows for more intense development Riverside location desirable for residential development Maintain the prominence of the Nylex skysign Stiengthen the relationship of built form to the freeway and river environment

. .

Development Pressure

Key lssues

" o

Vision
To create a stronger built form edge to the freeway and river that diminishes the impact of the freeway and reinforecs the alignment and presence of the river, while allowing for access to sky and long distance views and the presence of nearby low scale residential,

RESIDENTIAL AREAS: GARDEN SUBURBAN RESIDENTIAL CHARACTER TYPE

Description
This precinct, encompassing pa(s of Alphin$ton and Fairfield located between Heidelberg Road and the Yana River, is split into two by the paper mill complex. lt is atypical in the City of Yana because of its leafo garden suburban character. The dwellings date from a variety of eras and are consistently low scale, generally with a strong, ground-h.ugginS horizontal form. The streets haVe a sense ofopenness due to the generous setbacks and spaces between dwellings, and profusely planted gardens give the area an overall green and leaff appearance. The topography is a significant element of the area, padculaily in the western portion of this precinct where there is a substantial slope down to the river, resulting in houses perched on the hillside and split across levels. The Yana RiVer conidor is an important landscape feature of the City.

Strategic Context

o o r o o

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 Heritage Overlays. Areas zoned Residential 1 (RlZ) to provide for residential development at a rahge of densities with a variety of dwellings to meet the housing needs of all households. Areas within Design and Development Overlay 1 to ensure that the scenic qualities and visual character of the waterway are not compromised by the inapproprjate siting and appearance of buildings and works. .Areas within Environmental Significance Overlay I (ESOI ) to ensure that development is compatible with identifi ed environmental values. Heritage Overlay applies to ensure that development does not adversely afiect the significance of heritage places, One of the objectives of the Yana Municipal Strategic Statement (MSS) is the preservation of the

csttblhhd urban character and etrong 'ssnrq of community' a$odatcd with Yana's dbllnct rasidentlal
neighbourhoods.

Development Pressure
Group housing, units, or apartment develqpmeht on larger blocks .Maintaining the dominance of vegetation and the spaciousness around dwellings

Key lssues

Vision
To 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 the area.

RESIDENTIAL AREAS: URBAN RESIDENTIAL CHAMCTER TYPE

Description
This area includes a strip of corisistently scaled dwellings located next to a heritage area adjacent to the Clifton Hill Station. There are only a few remaining Victorian tenaces which sit amongst 2-3 storey contemporary tonac. houling wilh bahonicr end $.311 articuletod fagado trc.tm.ntrr. Thc mlnimal front sbackr allow rpace for indented verandahs or small gardens and this, along with narrow footpaths, and no street trees, contributes to the 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 riidcntid neighbourhoods.

. . . .

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

Vision
To provide for a range of dwelling types within an urban form that respects the adjoining low scale heritage buildings, maintains the urban edge to the street tontage and improves pedestrian amenity by minimising vehicle crossovers.

RESIDENTIAL

URBAN RESIDENTIAL CHAMCTER TYPE

PAMDE TERMCES

Description
This precinct mostly comprises single storey Victorian terraces, with the exception of a row of two storey terraces near the Queens Parade intersection. Buildings provide a consistent edge to the street, which is mainly due to the absence of front and side setbacks, the adjoining industrial sites, and the general lack of vegetation. Where buildings have front setbacks, there are only small spaces for gardens, which are limited to small lawrs and shrubs. 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

o .

(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 er encouraging development to be respeitful of the character and amenity of sunounding built form, 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 the preservation of the astablishtd urban character and shng 'Benso of oommunity' errodabd with Yana's dlrtlnc.t mridantlal neighbourhoods.

o r o

Development Pressure
Apartment development from larger adjoining blocks

Key lssues
Maintain the hard urban character Contribute to the boulevard character of Alexandra Parade

Vision
To contribute to a more consistent urban form lining the Alexandra Parade boulevard, maintaining an urban edge to the street frontage and respecting adjoining low scale hgritage buildings.

Description
This is a secluded inner suburban area abutting the Abbotsford Convent. Dwellings within the precinct are predominantly detached Victorian and. Edwardian coftages, with occasional post war housing and some zero setback Victorian row housing. Overall the built form is characterised by low scale dwellings with narrow frontages and minimal setbacks allowing for only small and low-level gardens. The dense pattern of streets and lanes 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 rclidcntlel neighbourhoods.

. . .

Development Pressure
New row house forms of 2 storey Mews style laneway development Larger blocks with more intense development

Key lssues
Maintain the cottage character

Vision
To accomrnodeta. vadcty of dunlling typa! that Gtn bcndt from lhc arcsir proximity to tha Ysns Rlvcr, in a way that maintains the intimate, inner suburban cottage character of the area.

RESIDENTIAL AREAS: URBAN RESIDENTIAL CHARACTER TYPE PERRY STREET, COLLINGWOOD

Description
This small area is near Johnston Street and is mostly Victorian tenace housing with some recent infill and the occasional low 8calo urarrhouse. The arca's urban feel dedvea from the ebsencs offront end gide stbeckt and the narrow road reservations, giving the sense of an enclosed street space. There is generally no or limited space for gardens with the native street trees providing the only significant examples vegetation, The dense pattern 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. 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 eg encouraging 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 $tabllshd urban charsctsr and strong 'scnse of communlty' e!$ciebd with Yens's dbtlnct rssidenual neighbourhoods.

. o .

. o . . .

Development Pressure
New 2 storey row houses Mews style laneway development Occasional larger block with group housing or apartment development Maintain the current hard urban character Provide for safe pedestrian environment

Key lssues

Vision
To maintain the fine grain, hard urban character, with no or minimal front and side setbacks, and ensure that built form adds to the perceived safety and attractiveness of the street environment.

RESIDENTIAL AREAS: RESIDENTIAL IN GROUNDS

Description
This is an enclave estate of modemist high-rise flats that stand in landscaped grounds with more recent mid-rise gmup hourkrg. Thor arrlour buildlngc lhat ri!.20 ltolly8 wtlh rrpraird pc.caci concretc hgrdcr and a
number of brick group houses of 2-3 stories. The landscaping of the grounds is informal with scattered native trees and grassed areas. The public street system that once integrated this area into its sunounds exists only in part.

. . .

Strategic Context
Zoned Residential 1 (RlZ) and Design and Development Overlay 2 (DDO2) applies to the Hoddle 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 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 encouraging 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 public and community housing.

!t

. . . .

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 Strengthen the relationship ofthe estate to the sunounding street network
.

Key lssues

Vision

To create a befter connected and more walkable environment with a higher perception of safety,

Description
The precingt includes areas of residential on either side of.the Victoria Street shopping strip, plus a small section ftonting Hoddle Street. The dwellings vary in style and scale, most are timber or brick Victorian cottages with an occasional converted warehouse and some contemporary double storey townhouses. Generally the precinct has a softer urban feel because the cottages have minimal setbacks allowing small gardens, although the warehouses 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 Context

o r . . r o .

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). 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 cntres for retiailing artd otheir complementary, commercial, entertainment and community uses. Areas Zoned Business 3 (B3Z) to encourage the integrated development of offices and manufacturing industries and assoiiated commercial and industrial uses. 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 et encouraging 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 the estrblbhd ulban cheractcr and sfong'lcnsc of @mmunlty'aaaociated tflith Yme's dlrtlnd oddcntlsl neighbourhoods.

o o r
o o

Development Pressure
Conversion of warehouses for residential use Apartment or group housing on larg-er lots Mews style development in laneways

Key lssues
Maintain the mix of dwellings and warehouses Maintain the cottage character

Vision
To 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 to
provide a safe, attractive environment for walking.

Description
This large precinct with a consistent inner suburban character is located between the strip cenlres of Victoria Street and Bridge Road. Dwellings within the prccinct are mostly detached Victorian or Edwardian cottages with some post war and contemporary infill. The inner suburban character of the area is derived ftom the consistently low scaled buildings with nanow frontages, minimal setbacks, and small, low-leVel gardens. There is also a cottage feel.to the area that is expressed through light building materials and transparent timber picket fences that allow views to dwellings and gardens. The dense pattem of streets and flat topography, provide a connected, 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 8s encouraging 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 heritrage places. One of the objectives of the Yara Municipal Strategic Statement (MSS) is the preservation of the cltlblldr.d u68n cherschr rnd trong '!.nre of oomnrunlty, ilrodrbd with YendE dlr0nc't ,!!ld.ntlal neighbourhoods. New 2 storey row housing Group housing or apartment development on larger blocks Maintain the cottage character and the consistent low scale of dwellings Recognise the accessibility and attractiveness of the area for walking

o . . ..
. r

Development Pressure

Key lssues

Vision
To maintain this area as a highly walkable inner suburban environment, characterised by proximity to shops and services, with a safe and comfortable network of footpaths, and a generally low scale of the built form with minimal fiont and side setbacks.

RESIDENTIAL AREAS: RESIDENTIAL IN GROUNDS

HOUSING ESTATES) CHAMCTER TYPE

Description
This 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 and accompanied by a number of lower scaled concrete and brick group houses of3-4 stories. The landscaping of the grounds is informal in character with scattered native and exotic trees and shrubs. The public street system that 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 as encouraging 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 public and community housing.
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 Strengthen the relationship of the estate to the surrounding street network

Development Pressure

Key lssues

Vision
To re-introduce a public street system into the precinct, fronted by re-developed mid-rise buildings, employing the same principles as the surrounding street system to create a better connected and more walkable environment with a higher perception of safety.

"'t-

Description
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 are commonly double ftonted and from eras including Victorian, Edwardian, Contemporary, and post war. The minimal setbacks, general lack of gardens, and the absence of street trees, gives the streets a more urban feel than other parts of Richmond. The presence of contemporary built 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{ rurldcntlal neighbourhoods. Apartment or grc,up housing on larger lots Mews style development in laneways Closeness to Bridge Road

. .
.

Development Pressure

Key lssues

Vision
To create a more urban residential environment that provides opportunities for living close to a bustling activity centre, building on the existing mixed character of the area,

Description
This large precinct with a consistent residential character is located between the strip centres of Bridge Road and Swan Street. The westem edge of the precinct rises steeply to Richmond Hill, which is an important topographical feature of the city, surmounted by the spire of St lgnatius. Cqmplete streetscapes of original cottages are not uncommon in this precinct, a characteristic normally confined to heritage areas in the City of Yarra. The dwellings are mostly Victorian arid Edwardian cottages with occasional contemporary infill and some warehouse conversions closer to Bridge Road and Church Street. Cottage character ib dominant. The modest timber dwellings with hipped and gable roofs have small setbacks and low-level gardens. The occasional warehouses generally have red brick street walls, providing a pleasant contrast to the cottages,

Strategic Context

. r . . . .

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 variety of dwellings to meet the housing needs of all households. Areas zoned as 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)lo 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 within Design and Development Overlay 3 (DDO3) to reinforce the local strategic importance of Yana's secondary bouleverds through the design, hohht and form of proposcd devclopmcnt, es l',gll 8s encouraging 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 the eltablished urban character and strong 'ssnse of community' associated wilh Yana's dlstnct residcntial neighbourhoods. New 2 storey row housing or mews style laneway development Apartment or group housing development on larger blocks and warehouse conversion Maintain the cottage character and the consistent low scale of dwellings Recognise the accessibility and aftractiveness of the area for walking

. . . .

Development Pressure

Key lssues

Vision
To 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 to shops and services; and to maintain uninterrupted.views of the spire of St lgnatius Cathedral.

Description
The 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 with some post war flats and few contemporary infill developments. The minimal front and side setbacks allow space for only small gardens, most of which are low-level and exotic. Overall the area has an inner suburban character that is derived from the dominance of light materials, low scale dwellings and medium height fencing. The wider roads in this area impart a less intimate feel than other: inner suburban areas in the City of Yana.

Strategic Context

r . . . . .

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 properties closer to the river. 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 lzrnge of residential, commercial, industrial and other uses which complement the mixed-use function of the locality. Areas within Design and Development Overlay 3 (DDO3) to reinforce the local strategic importance of Yana's ccondary 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 with identifi ed environmental values. One of the objectives of the Yarra Municipal Strategic Statement (MSS) is the preservation of the elbblirhcd urbrn chrnctrcr and abong 'lcnse of community' aorodatcd with Yent's dlttinct Elidonli.l neighbourhoods. New 2 storey row houbing Mews style laneway development Apartment or group housing development on larger blocks The locaiion of the area between a heritage residential area and a collection of large industrial sites

. . .

Development Pressure

Key lssues

Vision
To provide for a range of dwelling types within an urban form that respects the adjoining low scale heritage buildings and creates a stronger, more coherent edge to the residential area, and maintains the cunent pattern of setbacks.

RESIDENTIAL AREAS: INNER SUBURBAN RESIDENTIAL CHARACTER TYPE

Description
This is a small inner suburban residential enclave, close to the Yarra River but cut off ftom it by the freeway, and set amidst larger industrial structures including silos and warehouses. This precinct comprises mixed infill tenaces with some remaining single-storey cottages all with minimal ftont and side setbacks. Dwellings generally have small gardens. The sunounding industrial structures, mixed built form and nanow roads with no street trees, gives the precinct a tight urban feel.

Strategic Context

. . .

.the Monash Freeway and some places are affected by Heritage Overlays.

Zoned Residential 1 (R1Z), Design and Development Overlay 2 (DDO2) applies to the properties adjoining

o . .

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 as encouraging 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 heritage places. One of the objectives of the Yarra Municipal Strategic Statement (MSS) is the preservation of the establishod urban charac'ter and strong 'sense of communiy associated with Yana's dirtincl rBidential neighbourhoods.

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Development Pressure
New 2 storey row housing Group housing or apartment development on larger blocks Maintain the cottage character and the consistent low scale of dwellings

Key Issues

Vision
To establish an attractive residential enclave within a large scale built form environment, building on the existing character of dwelling widths and.setbacks.

RESIDENTIAL AREAS: INNER SUBURBAN / URBAN RESIDENTIAL MIX CHARACTER TYPE CREMORNE WEST

Description
This precinct is located between Punt Road and a mixed use area, with large industrial structures including warehouses and silos to the south. Built form is mixed throughout the precinct, with many streets of dwellings that are consistently pre.war and low scale with uniform setbacks and low cottage gardens. ln the streets and laneways close to Punt Road, dwellings are often contemporary with taller, rendered forms and minimal front setbacks. Overall, the proximity of the industrial structures, the minimal setbacks and narrow streets, impart a more urban feel despite a presence of a cottage-style character in parts of the precinct.

Strategic Context

r o r r

Zoned Residential 1 (R1Z), Design and Development Overlay 2 (DDO2) applies to properties adjoining Punt Road, and some places are subject to Heritage Overlays. 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 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 aS encouraging 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 heritage places. One of the objectives of the Yana Municipal Strategic Statement (MSS) is the preservation of the eltablirhod urbsn characler and strong 'ssngs of community' a8sociated with Yana's distinc't rsidenlial neighbourhoods.

Development Pressure

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Apartment or group housing on larger lots Mews style development in laneways

Key lssues
Provide for safe pedestrian environment

Vision
To consolidate a residential character that provides improved amenity in a location close to Richmond Station and the shops and services of Swan Street.

NON-RESIDENTIAL AREAS: INDUSTRIAL / COMMERCIAL ENCLAVE CHAMCTER TYPE R MILLS

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Description
The 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 plantation of native trees and understorey falling gradually to the north bank, with the result that the buildings are barely visible fom the river and only the chimneys extend above the tall canopy. The elevation to the Chandler Highway is less completely designed. The nearby Chandler Highway bridge used to carry the outer circle rail line that passed through the complex.

Strategic Context

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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. 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. 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 of business premises including improved standards of building design, and site design, presentation and operational efficiency 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 interface between these areas and residential neighbourhoods. Expanded industrial activities of higher and bulkier forms

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Development Pressure

Key lssues
Ensure that the naturalistic river environment is maintained as a naturalistic landscape, ftee of large structures lmprove the frontage to Chandler Highway

Vision
To improve the appearance of the edge of the complex facing the Chandler Highway, and to maintain the river environment as a naturalistic landscape, free of large structures.

NON.RESIDENTIAL: COARSE GRAIN HARD EDGE NON.RESIDENTIAL CHARACTER TYPE HEIDELBERG ROAD SITES

Description
The naturalistic Yarra Bend Parklands separates this section of Heidelberg Road ftom the showroom strip further to the east. The Porta buildings occupy much of this precinct with factories to the rear of the site concealed by office buildings and warehouses at the main road frontage. The office buildings have window-dominated facades and 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 are attached to the rear of this building and capture views to the parklands.

Strategic Context

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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 and operational efficiency

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Development Pressure
New apartmeht development on larger sites Maintain the hard urban edge of the buildings to Heidelberg Road Provide an attractive interface with the Yarra Bend and Fairfield Park parklands

Key Issues

Vision
To improve the quality of the built form interface with Heidelberg Road and the Yarra Bend and Fairfield Park parklands.

NON-RESIDENTIAL: COARSE GRAIN HARD EDGE NON-RESIDENTIAL CHARACTER TYPE ]lIII'TIL'FI HODDLE STREET/ QUEENS PAMDE JUNCTION

Description
Heidelberg Road, Queens Parade and Hoddle Street line each side of this precinct effectively creating an island of buildings accessed by service roads. At the Queens Parade ftontage, there is a mixture of low scale buildings with both active and inactive frontages that extend to the street edge. A taller rendered concrete building with tinted glass frontages follows the curving.alignment of the flyover on ramp. The precinct is important as the conclusion of the wide boulevard section of Queens Parade, and as the northern extremity of Hoddle Street. The opportunity 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 and operational efficiency 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 inteiface between these areas and residential neighbourhoods. Taller buildings incorporating residential uses Strengthening the nodal quality of the Queens Parade / Hoddle Street intersection Reducing the dominance of roadways

Development Pressure

o o

Key Issues

Vision
To express in built form the important corner site that marks the end of Queens Parade and the start of Hoddle Street, at a scale that remains within the general low-rise character of the City.

NON-RESIDENTIAL AREAS: INDUSTRIAL / COMMERCIAL ENCLAVE NICHOLSON STREET BUS

Description
This bus depot site includes a large shed-style bus garage, a brick gdministration building and a large area of yard for the stoiage and movement of buses. There are a handful of service buildings that are mostly low scale with orange brick (as for the administration building) and simple design. The site fronts onto Nicholson Street and Scotchmer Street, and is sunounded by residential with heritage significance. lt stands within the Nicholson Street 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

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o o r .

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. Heiitage Overlay applies to ensure that development does not adversely affect the signifieance of heritage places. 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 and operational efficiency Clause 22.04 Retail Centres Local Policy states that only retail activities serving localised community needs should locate in'Local Convenience Retail Strips Larger sites in the surrounding area have been redeveloped for housing The built form frontages to Nicholson Street and Scotchmer Street Treatment of the heritage residential intefaces

Development Pressure

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Key lssues

Vision
To achieve an attractive built form frontage to Nicholson Street and Scotchmer Street and, if the bus depot relocates, to add a new and high quality urban fabric to the City, integrating it fully with the sunounding urban form and public street system.

Description
This precinct fionts the east side of Nicholson Street, immediately to the south of the shopping centre. Built form is mostly two to three storey equivalent and built hard against the street edge, with a mixture of active and inaclive ground floor ftontages. The buildings are a group with undistinguished design quality that were not included in the surrounding heritage area, which is an area of consistently fine-grained urban form. Residential interface is an issue on all sides of the precinct.

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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. 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 and operational effi ciency. Clause 22.04 Retail Centres Local Policy states that only retail activities serving localised community needs should locate in Local Convenience Retail Strips. Taller buildings incorporating residential uses Maintain the hard edge

Development Pressure

Key lssues

Vision
To 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 minimising ' interruption of frontage by vehicle crossovers.

AREAS: COARSE GRAIN SOFT / HARD EDGE NON-RESIDENTIAL CHARACTER TYPE QUEENS PARADE / ALEXANDM

Description
This precinct embraces a number of industrial and ex-industrial sites that straddle the intersection of the Queens Parade and Alexandra Parade boulevards, While the precinct is surrounded by heritage residential areas, the central 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 areas within the City of Yana. Many of the warehouses are built to the street edge with 3-4 storey equivalent heights and high windows or garage doors at 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.

. . . . . . . .

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 encouraging 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 more efficient utilisation of business premises including improved standards of building design, and site design, presentation and operational efficiency 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 interface between these areas and residential neighbourhoods.

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Development Pressure
New apartment development on larger sites Sites within this precinct have recently been rezoned to Mixed Use Maintain the dominance of the street trees and wide road reserves

Key lssues

Vision
To redevelop this land in a way that creates a new dimension to the City, integrating it fully with the sunounding urban lorm and public street system, with edges that add to the built form consistency of the boulevards and positively address sunounding residential amenity and heritage values.

COARSE GRAIN HARD EDGE NON.RESIDENTIAL CHARACTER ryPE

ALEMNDRA

Description
This dispersed precinct shares the characteristic that it is located around the perimeter of the start of the Eastem Freeway at Hoddle Street. The large tract of land occupied by the roadways has produced a void in the urban fabric of the City. An opportunity exists to fill part of this void and re-establish a built form frontage to Hoddle Street, by developing new buildings above the freeway on a widened Hoddle Street bridge. There are also redevelopment opportunities on Alexandra Parade, and in the southern portion of the precinct, which includes the large area of former goods yard alongside Victoria Park railway station. The cunent built form of Alexandra Parade is older industrial warehouses with new townhouses and concrete walk-up housing. The warehouses are built to the streets at 3-5 storeys with red and brown brick, the townhouses and walk-ups have setbacks and are slightly smaller. Beyond the western edge of the precinct stands the Alexandra Parade shot tower, a valued local 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. 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 ar encouraging 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 of business premises including improved standards of building design, and site design, presentation and operational efficiency Clause 22.05 Location of Commercial/lndustrial Activities Local Policy ensures that there are no adverse amenity impacts between land uses and d6velopments in areas of mixed activities and at the interface between these areas and residential neighbourhoods.

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Development Pressure
New apartment development on larger sites Expanded industrial activities of higher and bulkier forms The void in the

Key lssues
Citfs urban form crleted by the fteeway entranca

Vision
To re:establish a continuous built form frontage along Hoddle Street, and take advantage of the redevelopment opportunity offered by the Victoria Park station goods yard site.

NON-RESIDENTIAL: COARSE GRAIN HARD EDGE NON-RESIDENTIAL NICHOLSON NEAR

Description
This small strip of shops surrounded by heritage areas encompasses newer low scale warehouses with active glass frontages that are built to the front and side boundaries. The precinct is important because it marks the start of Johnston Street, which.suddenly narrows and presents a hard urban strip centre character after the wider, more open character of Elgin Street. The service station site presents a significant opportunity to express this transition more effectively with a corner building of similar scale to the heritage protected hotel on the south east @rner.

Strategic Context

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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 encouraging 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 more efficient utilisation of . business premises including improved standards of building design, and site design, presentation and operational efficiency Larger scale development particularly on the comer site Express the transition from Elgin Street into Johnston Street Maintain the hard urban edge

Development Pressure

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Key lssues

Vision
To maintain the hard edge urban feel of the precinit, and to express in built form the important comer site that marks 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

Description
This is an area of traditional industrial buildings located between the heritage residential areas and strip centres of north Collingwood. The extensive use of red brick throughout this precinct gives it an older industrial character. The majority of the buildings are warehouses with two generous levels (3-4 storey equivalent), many with saw tooth rooflines. The aiea has a hard urban feel with built form extending to the front and side boundaries creating a wall of buildings at the street level, apart ftom areas cleared for yards and car parks.

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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. 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 interface between these areas and residential neighbourhoods. Warehouses converted for residential use New apartment developments or group housing Maintain the older, hard edge industrial character

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Development Pressure

Key lssues

Vision
To maintain the distinct, hard edged, urban qualitieis of the area as changes in activity and use occur, and to gradually improve the street environment for pedestrians.

DENTIAL / DWELLING MIX CHAMCTER TYPE OTTER STREET, COLLINGWOOD

Description
This is a mixed character area, intermixing small scale dwellings with industrial buildings and a large modern education building. The single storey terraces and cottages are set amongst red brick warehouses and the dominant bulk of the NMIT building. The dwellings are either built to the front and side boundaries or have minimal setbacks with small gardens at the front. The warehouses extend to the ftont boundary, rising the bquivalent of 2-3 storeys with qaw tooth r6oflines. The narrow streets and absence of setbacks, contribute to an urban sefting that is hard edge but mostly low scale and fine grain.

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Strategic Context
Zoned Residential 1 (R1Z) and Mixed Use (MUZ), 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 and operational efficiency

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Development Pressure
Replacement of the warehouses with new apartment developments Convercion of warehouses for residential use New 2 storey row housing Maintain the mix of warehouses, cottages'and terraces Maintain the low scale of dwellings Maintain the older industrial character

Key lssues

Vision
To maintain the low scale and hard urban feel of the area, and the consistent pattern of building siting and orientation.

Description
This large industrial and mixed use precinct has a hard urban feel. Older warehouse type buildings are the most common, 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 edge with no front or side setbacks. To the north of the precinct, many of the warehouses are being converted for residential uses. Most of the streets in the area are not particularly pedestrian-friendly, because buildings tend to present blank elevations at ground level, or contain windows that are too high or small, or without clear glazing.

Strategic Context

. o . . .

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. 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 Dvelopment 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 encouraging 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 more efficient utilisation of business premises including improved standards of building design, and site design, presentation and operational efficiency

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Development Pressure
Replacement of the warehouses with new apartment developments Conversion of warehouses for residential use New 2 storey row housing

o r .

Key lssues
Maintain the hard urban feel Maintain the older industrial character Maintain the mix of warehouses and terraces

Vision
To uso buill form to create a more attractive walking environment in the area's streets, while retaining the best of the area's cunent highly urban character.

GRAIN HARD EDGE NON-RESIDENTIAL CHAMCTER

ryPE

NORTH RICHMOND INDUSTRIAL

Description
This 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 the equivalent of 5 storeys and other fine grain sites with only single storey buildings. The presence of the railway embankment reduces the apparent scale of these buildings. Colour is also a notrable variant, some maintain original red brick, others have either newer pale brick or are painted in muted tones. The proximity of rail stations and 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

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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 and operational efficiency

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Development Pressure
New apartment development on larger sites Conversion of warehouses for residential use Maintain the older industrial forms Maintain the hard urban edge

r .

Key Issues

Vision
To allow for redevelopment relatively free of the constraints that normally limit potential in the Cig of Yarra, and to further develop the hard urban, industrial aesthetic of the area, while improving the quality of the street environment for pedestrians.

: COARSE GRAIN HARD EDGE NON-RESIDENTIAL CHARACTER

ryPE

CRESCE

Description
This precinct, which has three separate components, is largely sandwiched between the ex-industrial Yana River frontage 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 in some areas, in particular along Victoria Crescent where the buildings follow the curve of the road, credting a distinctive urban character. There is a mix of older red brick and later warehouses that are sometimes setback with car parking at the front. Those along Marine Parade include new tilt slab structures with of{ico frontages.

Strategic Context

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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 and operational efficiency 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 aotivities and at the interface between these areas and residential neighboufioods.

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Development Pressure
New apartment development on larger sites Conversion of warehouses for residential use Strengthen the hard edge character Maintain the older industrial character

Key lssues

Vision
To maintain the distinct, hard edged, urban qualities of the area as changes in activity and'use occur, and to gradually improve the street environment for pedestrians, particularly in relation to foot accss to the Yana River conidor.

NON-RESIDENTIAL: COARSE GRAIN HARD EDGE NON-RESIDENTIAL CHARACTER

ryPE

CRESCENT

Description
This precinct, which has three separate components, is largely sandwiched between the ex-industrial Yana River frontage 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 in some areas, in particular along Victoria Crescent wftere the buildings follow the curve of the road, creating a distinctive urban character. There is a mix of older red brick and later warehouses that are sometimes setback with car parking at the front. Those along Marine Parade include new tilt slab structures with office frontages.

Strategic Context

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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 and operational efficiency 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 aotivities and at the interface betwebn these areas and residential neighbourhoods.

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. .

Development Pressure
New apartment development on larger sites Conversion of warehouses for residential use
S-trengthen the hard edge character

Key lssues
Maintain the older industrial character

Vision
To maintain the distinct, hard edged, urban qualities of the area as changes in activity and'use occur, and to gradually improve the street environment for pedestrians, particularly in relation to foot access to the Yarra River corridor,

NoN-RESIDENTIAL AREAS; INDUSTRIAL / COMMERCIAL

Description
These two areas of land, adjoining the Abbotsford brewery complex, contains larger industrial buildings that create a hard urban environment. The large indushial buildings dominate thq streets in the precinct, sometimes producing streetscapes reminiscent of large-scale Victorian industrial precincts in no(hern England, The buildings are mostly bulky with red brick and conugated iron walls that dominate the street space throughout the precinct. Buildings commonly have saw-tooth roof lines and fill the gradually sloping properties ftom side boundary to boundary. The area has an urban feel with most buildings extending to the front boundary, there is the 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 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 and operational efficiency 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 interface between these areas and residential neighbourhoods, Expanded industrial activities with higher and bulkier forms Maintain the older industrial forms Strengthen the address ofthe buildings at street level

. . .

Development Pressure

Key lssues

Vision
To recognise the distinctiveness of the urban form created by the better quality old buildings in the precinct, and to build on this character as redevelopment occurs.

NON-RESIDENTIAL AREAS: INDUSTRIAL / COMMERCIAL ENCLAVE CHARACTER TYPE RISLEY STREET, WEST RICHMOND

Description
Most of the buildings in this precinct are warehouses that are set in grounds and ananged to font to each other in an enclave layout. Generally, the buildings are the equivalent of 3-4 storey with few windows and roller doors that dominate their frontages. Other buildings in the precinct are integrated into the sunounding street networks with frontages that extend to the street boundary. The area is sunounded by low scale dwellings, high rise public housing 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 as encouraging 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 of business premises including improved standards of building design, and site design, presentiation and operational efficiency 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 interface between these areas and residential neighbourhoods.

. . . .

Development Pressure
New apartment development on larger sites

Expanded industrial activities with higher and bulkier forms lntegrate the buildings with the sunounding street network Maintain the hard urban edge

Key lssues

Vision
To develop a more cohesive public domain environment, and to accommodate future development in ways that minimise adverse impacts on sunounding residential areas.

COARSE GRAIN SOFT / HARD EDGE NON-RESIDENTIAL

Description
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 windovrrs using brown or orange brick. There are some newer buildings that have more sophisticated designs 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's secondary boulevards through the design, height and form of proposed development, as well as encouraging 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 of business premises including improved standards of building design, and site design, presentation and operational efficiency

. . .

Development Pressure
New apartment development on larger sites Strengthen the hard edge character Strengthen the relationship of the buildings to the surrounding streets

Key lssues

Vision
To improve the inter:face with the surrounding residential area, in particular the way buildings relate to the attractiveness of the street environment for walking.

,:

COARSE GRAIN HARD EDGE NON.RESIDENTIAL CHARACTER TYPE BURNLEY STREET INDUSTRIAL

Description
This is a substantial area of industrial buildings occupying much of the land between Burnley Street and the properties fronting onto the Yana River. The street network in this precinct runs only east west between Burnley and River Streets. The buildings are warehouses that vary in height ftom 3-5 storey equivalent and generally cover the whole site, creating a highly urban street wall .in some areas. There is a mix of older red brick warehouses 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, high windows 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 as encouraging 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 of business premises including improved standards of building design, and site design, presentation and operational efficiency 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 interface between these areas and residential neighbourhoods. Expanded industrial activities of higher and bulkier forms New apartment development on lots along Bumley Street Conversion of warehouses for residential dse

. . .

Development Pressure

Key lssues
Maintain the hard edged urban character

Vision
To build a more consistent built form character, in a location relatively free of constraints, while taking steps to improve the interface betvveen buildings and the street.

GRAIN SOFT / HARD EDGE NON-RESIDENTIAL CHAMCTER TYPE EPWORTH / BETHESDA PRECINCT

Description
The Epworth / Bethesda Hospital precinct covers a large parcel of land that is bounded by commercial uses along Bridge Road, and low scale dwellings that are used for Health services. The main building is the equivalent of 6 storeys in parts wlth some sections built to the street edge and others recessed significantly, with courtyards and room for vehicular access. Some of the buildings in the precinct add architectural interest to this part 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. Hospital redevelopment / intensification Building on the attractive architectural character of some of the key buildings

Development Pressure

Key lssues

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.

JUDD STREET, RICHMOND

Description
This precinct of 3-4 storey warehouse type buildings, many converted for residential use, is next to the core of the Bridge Road shopping centre. The converted warehouses incorporate frequent windows with rendered forms and balconies, other buildings are more simple in design with less frequent and higher windows. Most buildings extend to the street edge giving the precinct an urban feel, occasionally buildings are setback with space for car parking 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 and operational efficiency

. . .

Development Pressure
Warehouses converted for residential use New apartment developments or group housing Maintain the hard edge urban feel

Key lssues

Vision
To 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

Description
This precinct occupies a central location in Richmond, next to the civic area and just behind the Bridge Road shopping strip. The buildings.are mainly warehouses, 2-3 storey equivalent and built to the street with few windows. As Palmer Street shares the same 30m wide road reservation as this section of Bridge Road, the built form appears relatively low in height. Newer apartment buildings provide a better address to Palmer Street with arth.dalcd rurdofld formr end balconior. Tho 'Jaquca' bullding ir an atypical to thit prcdnct, occupying a large site 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 where apprapriate. The Public Use Zone recognises public land use for public utility and community services and facilities. 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 and operational efficiency Thc'Jaque3'citc is idontmcd in h. curnnt MSS ac a meior raddontal rcdcvolopmcnt rile. New apartment development on larger sites Mews style housing to Palmer Street Strengthen the hard edge character Strengthen the relationship of buildings to Palmer Street

o o . . . .

Development Pressure

r .

Key lssues

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.

AREAS: INDUSTRIAL / COMMERCIAL ENCLAVE CHARACTER TYPE TV STUDIO PRECINCT

Description
The Channel 9 Television Studios are set amongst streets of low-scale residential. The buildings are typically 34 storoy and anangcd to fece eech other in an onclave layout, with a'bad(of-building'aesthatic prltontod to ths sunounding streets, There is a substantial car park and extensive space around the inner walls of the buildings for 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 and operational efficiency Clausq 22.05 Location of Commercial/lndustrial Activities Local Policy ensures that there are no adverse amenity impacts between land uses arld developments in areas of mixed activities and at the interface between these areas and residential neighbourhoods Expansion of the studio-related facilities

. .

Development Pressure

Key lssues
lntegrate the buildings with the sunounding street network

Vision
To improve the relationbhip of the buildings to the environment of the surrounding streets.

NON-RESIDENTIAL AREAS: INDUSTRIAL

ENCLAVE CHARACTER TYPE

Description
The Amrad site is a recently developed office and research park with buildings focused around an intemal road netwo*. The office buildings are typically 3-4 storey with rendered forms and glassy entrances. The research buildings are generally purpose built, they are low scale with brick forms and few windows. Trees are scattered throughout and formalised tree plantings with clipped lawns often provide a forecourt to the offce buildings. This enclave is situated next to the Bumley horticultural college, among the heritage prgtected Bumley parklands.

Strategic Context

r . .

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 and operational efficiency Larger bulkier forms lntegrate the area with the public street system

Development Pressure

Key lssues

Vision
To ensure that this enclave remains hs a confined island of development, presenting a soft landscaped edge to the sunounding parklands, with any buildings, structures and hard surfaces hidden as far as possible behind vegetation consistent with the park landscape.

NON-RESIDENTIAL AREAS: HARD EDGE NON.RESIDENTIAL / DWELLING MIX CHARACTER

Description
This is a large area of South Richmond, straddling the South Yana rail line, that is mostly industrial in its built form character, but which contains some residential conversions. Many of the streets of this precinct have an enclosed 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 street frpntage, others are either converted for residential or new apartment and these have articulated facades and fiequent 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 and operational efficiency 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 interface between these areas and residential neighbourhoods.

. . . .

Development Pressure
Conversion of warehouses for residential use Strengthen the hard edge character Maintain the older industrial chbracter Provide a public domain more suited to walking

Key lssues

Vision
To maintain the hard edge industrial characterof the area, and improve the quality and walkability of the public domain.

NON-RESIDENTIAL AREAS: INDUSTRIAL / COMMERCIAL ENCLAVE CHARACTER

wPE

Description
This precinct encompasses buildings surrounding East Richmond Station, on either side of the Burnley rail conidor that cuts through the sloping land. Some of the buildings address the corridor with windows, but mostly buildings back onto the railway with brick walls and the occasional advertising board. The buildings here and in adjoining streets are generally 3-4 storey, they are built to the road frontage with simple designs and few ground floor windows. The carpark at the Coles supermarket 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 to redevelop the air 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 and operational efficiency Clause 22.05 Location of Commercial/industrial Activities Local Policy ensures that there are no adverse amenity impacts between land uses and developments in areas of mixed activities and at the interface between these areas and residential neighbourhoods.

Development Pressure
No particular pressures have been notified.

Key lssues
lmproving the station environs

Vision
To crbate an attractive interface between the railway and the shopping centre, particularly around the railway
stration, in a way that accommodates developmeht that strengthens the shopping centre.

Description
This is an enclave of large warehouge and offtce buildings tocated between Church Street and the South Yana rail line. At the Church Street interface of this precinct, high quality 3-4 storey office buildings are set in landscaped grounds with open and inviting windowed frontages. Further west, warehouses that are bulky and simple in design line the narrow streets with unbroken wells, creating a highly urban environment. These buildings 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 and operational efficiency Clause 22.05 Location of Commercial/lndustrial Activities Local Policy ensures that there are no adverse amenity impacts between land uses and developments ih areas of mixed ai:tivities and at the interface between these areas and residential neighbourhoods, Expanded industrial activities of higher and bulkier forms Continue the upgrade of the urban environment

Development Pressure

Key lssues

Vision
To continue to upgrade the quality of the urban environment, in ways that piovide for a more consistent treatment of the public domain.

NON.RESIDENTIAL: COARSE GRAIN HARD EDGE NON-RESIDENTIAL CHARACTER TYPE

Description
This row of buildings now occupies an exposed location above the CityLink freeway. Although the Yana River is nearby, there is little sense of its proximity due to the combined width of the freeway and Barkly Avenue. The buildings are mostly interwar warehouses that are 2-3 storey equivalent and extend to the ftont boundary. Their frontages are mostly inactive with brick walls or high windows addressing the street. Some interwar dwellings are concealed by the warehousos because of their small setbacks. This frontage has become a highly visible urban 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 encouraging development to be respectful of the character and amenity of surounding built form. Environmental Significance Overlay applies to onsure that development is compatible with identified environmental values. One of the objectives of the Yarra Municipal Strategic Statement (MSS) is more efftcient utilisation of business premises including improved standards of building design, and site design, presentation and operational efficiency 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 interface between these areas and residential neighbourhoods.

Development Pressure

c . .

New apartment development on larger sites

Development taking advantage of the direct freeway access lmprove the image of this exposed edge of the City

Key lssues

Vision
To create a high quality built form edge in this highly visible location.

FfrF

Description
This large precinct includes the large complex of depots and terminal stations located between the Burnley rail line 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 sawtooth r6of forms, The southern Yana River boundary of the area is blocked by. the CityLink fteeway viaduct, although 'There are two parks fronting an arm of the river flows under the freeraray into a small basin within the precinct. Mary Street. The area has an unrealised potential for creating links to the river and possibly providing valuable residential or commercial opportunities, serviced by the Burnley Station and the Church Street tram, should redevelopment 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 where appropriate. 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 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 z2.O3Yarra 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 the river corridor. 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 rnixed activities and at the interface between these areas and residential neighbourhoods. 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.

q . . . .

Development Pressure

Key lssueS
Strengthen the relationship of built form to the river environment Opportunity for waterfront development

Vision
To 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

Description
The diversity of built form along Heidelberg Road reflects the range of land uses throughout the strip. Buildings are often built to the street boundary and have ftontages with windows displaying stock and services. ln other cases, the frontages are less inviting with fewer windows and buildings setback with signage and car parking at the front. Scale is generally consistent, most buildings have one generous level which is the equivalent to a two storey building. The lots have large frontages with the exception of some finer grain shopfronts in the eastern soction of the strip. Overall, the diversity of setbacks and form denies a coherent pedestrian orientated street space.

. o . . . .
. . .

Strategic Context
Zoned predominantly Business 1 (B1Z) and Business 4 (B4Z) with some Residential 1 (R1Z), 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 confc, rcfcctlrB lE r.llil ldontity' and horlhge and crdhrrel inlluonccr.

tdfw

Development Pressure
New apartment development on larger sites Conversion of warehouses for residential use New showroom development with gpen frontages

o .

Key lssues
Strengthen the hard edge character

Enhancethepedestrianenvironment.

Vision
To strengthen the hard edge built form, and maintain the residential amenity of adjoining properties, while accommodating new development of various types, and to improve the pedestrian environment by defining the pedestrian space and providing ground level activity where possible.

TRANSPORT CORRIDORS: HODDLE STREET/ PUNT ROAD CHAMCTER TYPE

Description
Hoddle Street has origins as sections of 20m and 30m roads with most of the 20m sections having since been widened on the west side, partly using parkland and partly through property demolition. A consistently aligned built form edge exists along its eastern side, but the west side varies in alignment and form. ln the west side section 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 the continuous building line. The warehouses often ftont the street with garage doors, and few have street level windows. The eastern side built form has an unbroken building line and varyies in height up to about three storeys, and many buildings have display windows. The clock tower of the Collingwood Town Hall is a prominent landmark, visible for long distances along Hoddle Street. There is scope to emphasise the built form on two of the corners at the Victoria Street / Victoria Parade intersection, which is excessively undefined since property 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

. .

. c . . .

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. 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 encouraging 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 to enhance the individualised charader 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 adverse amenity impacts between land uses and developments in areas of mixed activities and at the interface between thes6 areas and residential neighbourhoods.

Development Pressure
No 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.

Vision
To maintain the hard urban edge on the eastem side of the street, develop a new urban character where past road 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 the general low-rise character of the immediate context.

Description
Johnston Street is a secondary strip that progresses from purpose built shops at Hoddle Street to commercial and industrial premises towards the Yarra River end. Close to Hoddle Street, two storey Victorian Terrace shopfronts with nanow frontages are built to the front boundary creating a highly urban enyironment. Further east,.lot frontages are wider and in rare cases these buildings are setback with car parking at the front. Buildings of up to four storeys could be used to emphasise the intersection with Hoddle Street.

Strategic Context

c r r . r r .

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). Areas zoned Business 1 (BlZ) to encourage the intense development of business centres for retailing and other complementiary, commercial, entertainment and community uies. 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. Environmental Significance Overlay aims to ensure that development is compatible with identified environmental values. 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 interface between these areas and residential neighbourhoods.

Development Pressure

o o r r

New apartment development on larger sites Conversion of warehouses for residential use New showroom development with open frontages

Key lssues
The street is abutted by residential areas on both sides, and provides an important pedestrian link to the Yarra River.

Vision
To ensure that future development contributes positively to creating a safe and attractive pedestrian environment, and minimises amenity impacts on adjoining residential areas, and to provide a strengthened built form emphasis to the Hoddle Street intersection, at a scale that remains within the general low-rise character of the City.

TRANSPORT CORRIDORS: MAIN ROAD STRIPS: HARD EDGE, FINE GRAIN CHARACTER TYPE SMITH STREET SOUTH

Description
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 brick forms. The street space is highly urban with buildings extending to the street edge, but most lack 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 Pressure
No particular pressures have been notified.

. r

Key lssues
Lack of weather protection, driveway interruptions of footpath. Maintain the hard urban feel.

Vision
To maintain the hard edge built form, reinstate the rhythm of the fine grain subdivision pattem in building design where this has been lost, and improve pedestrian amenity.

Description
Victoria Parade has a special quality of public domain with its wide rectilinear median and consistent tall tree

avenu6. 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 consistent characteristic. The newer buildings are generally 3-4 storeys and incorporate rendered forms with windows, and older offces 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 the Porscho sign, provide a landmark viewed fom many parts of 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's key boulevards through the design, height and form of proposed development, as well as encouraging development 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 adverse amenity impacts between land uses and developments in areas of mixed activities. and at the interface between these areas and residential neighbourhoods.

Development Pressure
No 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.

Vision
To reinforce the scale and formality of the boulevard landscape by improving the quality and consistency of built
form while maintaining the dominance of the avenue trees over built form, use building design to improve pedestrian amenity, and maintain the singularity of the silos and sky sign.

MAIN ROAD STRIPS: HARD EDGE, FINE GRAIN CHARACTER TYPE VICTORIA STREET SHOPS

Description
Victoria Street is a vibrant commercial strip valued for its restaurants and food stores that service the surrounding residential areas. Two Storey Victorian Terrage shopfronts continue for most of the street, with the occasional infill development of siniilar proportions, byt overall it is a highly urban environment. Buildings extend to the street with nanow frontages that engage the pedestrian with windows, colourful signage and weather protection in 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. Mews style housing at the rear Malnlain the'struct well' Enhance the pedestrian environment.

Development Pressure

. .

Key lssues

Vision
To niaintain the hard. edge built form and narrow-fronted rhythm of facades, and continue to encourage development that will contribute to a vibrant pedestrian environment while accommodating the residential amenity of adjoining properties.

MAIN ROAD STRIPS: HARD EDGE, COARSE GRAIN CHARACTERTYPE VICTORIA STREET EAST

Description
Much of this portion of Victoria Street is transitional to the adjacent industrial land uses to the north, and the residential area to the south, and built form is strongly influenced by this. The buildings are often warehouses built to the street with large.frontages and windows fol the display of stock, some are setback with car parking and signage at the ftont. On the southern side of the street, subdivision is finer grain, with occasional dwellings fom the interwar period and some newer townhouse developments. The street is generally low scale with either two storey equivalent, or single storey buildings.

e r

Strategic Context
Zoned Business 1 (B1Zl and Business 3 (B3Z), Design and Development Overlay 3 (DDO3) applies and some places arg affected by Heritage Overlays. Areas zoned Business 1 (BlZ) to encourage the intense development of business centres for retailing and other complementary, mmmercial, 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. Dcsign and Dsvelopmint Ovcrlry 3 (DDO3) eimr to rinlbrco thr loc.l itrstogic importance of Yana's secondary boulevards through the design, height and form of proposed development, as well as encouraging 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 heritage places. One of the objectives of the Yana Municipal Strategic Statement (MSS) is to enhance the individualised qh.redor of oach ac{ivity ccnse, rellecting iB rct.il 'identit/ and h.dt g. urd cultural intluerrcos. Clause 22.04 Retail Centres Locai Policy encourages shops to locate at ground level within the Core Retail Areas of major centres.

o . . r o r o r o r

Development Pressure
New apartment development on larger sites. Conversion of warehouses for residential use.

Newshowroom developmentwith open ftontages.

Strengthen the hard edge character. Enhance the pedestrian environment.

Key lssues

Vision
To 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 improving the pedestrian environment by providing passive surveillance.

TRANSPORT CORRIDORS: MAIN ROAD STRIPS: HARD

FINE GRAIN CHARACTER TYPE

Description
This part of Church Street is a low k6y retail strip that branches from Bridge Road and offers a wide variety of built 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. The street scene has mostly a hard urban feel with the facades of the shopfronts and the retail complex directly adjacent to the footpath.

Strategic Context

. .

o . o r r

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 as encouraging development to be respectful of the character and amenity of surrounding built form. One of the objectives of the Yana Municipal Strategic Statement (MSS) is to enhance the individualised cfiaracier of qach ac,tlvlty cantrc, rcf,ec{lng lts retall 'ldentty' and hcritagc and cultural influencet. New apartment development on larger sites Mews style housing at the rear

Development Pressure

Key lssues
Maintain the hard edge character Enhance the pedestrian environment,

Vision
To maintain the hard edge built form and narow-fronted rhythm of faca'des, and continue to encourage development that will contribute to an interesting and safe pedestrian environment while accommodating the amenity of adjoining residential properties.

Description
The 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 at street 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 Context

r o r . . . r . o r o

Zoned Business 1 (B1Z) and Business 3 (B3Z), Design and Development Overlay 3 (DDO3) applies to the eastem section. Areas zoned Business 1 (BlZ) to encourage the intense development of business centres for retailing and other complemehtary, 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. Decign and Dcvelopnrnt Overlsy 3 aims to rrinfurcc tho local stratgic imporlancs ol Yana's sccondary boulevards through the design, height and form of proposed development, as well as encouraging 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 to enhance the individualised charsc'tcr of eech .clivity contre, reflecting ils rctail 'idontitt' and herilage and cultural infrucnct!.

Development Pressure
New apartment development on larger sites Conversion of warehouses for residential use New showroom development with open ftontages Mews style housing at the rear

Key lssues
Strengthen the hard edge character. Enhance the pedestrian environment.

Vision
To 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.

Description
Built form within this precinct varies between two storey terrace shopfronts and larger fronted warehouses of similar scale. The fine grain shopfronts converge at the main road intersections, they are built to the street boundary and provide weather protection for the pedestrian. Surrounding the shopfronts, the warehouses are often built to the street boundary with large open windows, others are less inviting and setback from the street with car parking and signage at the front. The precinct is bordered by residential areas to its north and adjoins the train line in the south. The western part of the precinct includes Richmond Station, which has potential to accommodate a redevelopment including a tower of similar scale to the former industrial buildings north of the station.

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 encouraging development 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 individualised charactcr 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 needs should 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 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.

Key lssues
/

Vision
To ensure that future development contributes positively to creating a safe and attractive pedestrian environment and minimises amenity impacts on adjoining residential areas, and allow for larger scale development at Richmond 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

Description
The buildings in this section of Church Street vary in height, style and grain, although most extend to the front boundary. Warehouses and retail premises engage the pedestrian with low horizontal forms and large windows that start from the ground displaying stock and services. Closer to the river there are taller office buildings up to around 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 encouraging 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 enhance the individualised charadar 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 adverse amenity impacts between land uses and developments in areas of mixed activities and at the interface between these areas and residential neighbourhoods. New apartment development on larger sites New showroom development with open frontages Strengthen the hard edge character Enhance the pedestrian environment.

. . . .

Development Pressure

Key lssues

Vision
To allow for larger scale development in locations removed from existing low-scale residential environments, and ensure 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 Design
1. Context Realm 2. Vistas 3. 4. Spaces 5. Heritage
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, Clause 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 of urban design across the state. The ten principles appear under the following headings: Consolidation of Sites and Empty Sites The Fublic Light and Shade Landmarks, Views and Energy and Resource Efficiency Pedestrian Architectural Quality 10. Landscapo Architecture

6. 7. 8. 9.

. . o

Promotes attractiveness of towns dnd cities within broader strategic contexts.

lmplications for Built Form Review

the Built Form Review has been prepared explicitly to address built form related issues that are referred to
this policy.
in

Melbourne 2030: Planning for Sustainable Growth

Melbourne 2030: Planning for Sustainable Growth is a metropolitan-wide strategy that was launched in October

2002. lt outlines a 30 year vision for the management of urban growth in metropolitan Melbourne, lt contains
policies and initiatives that will inform the Yarra Built Form Review. A summaryof the relevant policies and their implications are as follows:

A More Gompact Gity

Build up activity centres as
whole community.
Melbourne 2030 has identified activity centres as the focus of major change in metropolitan Melbourne over the next 30 years. They are uniquely placed to provide for much of the anticipated growth in households. They are often well-served by public transport, and offer a wide range of services and facilities beneliting the whole community. Melbourne 2030 seeks to increase the concentration of activities in metropolitan Melboume within a network of activity centres that differ in size and function and are connected by public transport. This policy identifies parts of Fitsroy and Richmond as Major Activity Centres. a

focus for high-quality development, activity and living for the

lmplications for Built Form Review

The identification of parts of the City of Yarra as Major Activity Centres demonstrates that Yarra Built Form Review is a necessary step in identifoing opportunities and constraints in achieving this policy.

A Great Place to Be
Promote excellent neighbourhood design to create attractive, walkable and diverse

communities
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, and linking 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 the neighbourhoods that may be targeted for possible redevelopment. lt identifies examples of large industrial sites that could possibly be developed using the neighbourhood principles outlined in this policy.

Better Transport Links

Plan urban development to make jobs and community services more accessible
lmprovements to public transport, walking and cycling networks should be coordinated with the ongoing development 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 development should be located with access to established and proposed transport networks.

Nmplications for Built Form Review

The co-ordination of public transport, activities and residential development, as outlined in the abovE policy, has the potential to significantly affect the built form of Yana, especially around existing transit nodes. Much of Yarra is 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 Statement
The purpose of the Yarra Municipal Strategic Statement (MSS) is to provide the strategic planning ftamework. lt encompasses a vision for Yarra that includes recognition of the diverse nature of its built environment. The MSS provides the strategic basis of which planning controls are applied, and is a major policy component of the Yana Planning Schem6.

Socio-economic and Population lssues

The MSS recognises that a process of gentrification and renovation of 19rh century housing stock has resulted in thc dlsplaccmont of Yana's tnditional communilieg, with an increaring polorisaton of tlrs communig in tcrmr of income. The result of this may be a less culturally diverse population in the long term. The key issues in
response to this social polarisation caused by increasing housing costs have been identified as: The displacement of traditional communities ftom bccessing employment, services and networks 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 sites Greater diversity in new housing to accolnmodate broader social and economic changes, eg studio apartments facilitating people working from home

r r

This section of the MSS identifies that Yarra has experienced a population decline as a result of a decline in household size. The implications of this decline will not only be manifest in residential development, but have wider 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 the convrrsion of mrrpinalircd induildel ritcr into houaing. The MSS ilebt that'Council must dlroct thir demand in a manner which successfully achieves an increase in people, not just dwellings, whilst retaining the highly valued and dlstnctivc urban chrrac{cr ofYana.'

lmplications for Built Form Review

To 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 manifests the 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 it address disadvantaged groups. There is a danger that by failing to accommodate the people with differing social, economic and cultural backgrounds whose present and future needs necessitate a built form that differs from 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 identified in '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 industry involving assembly, warehousing, distribution, and research and technology. Administrative, display, storage
and distribution functions have larger space requirements that should be addressed in facilitating the redevelopment or refurbishment of existing factory premises. Changing industrial activity, as well as other.land use pressures, notably commercial and residential development, contributes to the decreasing supply of industrial land in the City of Yarra. Future strategic work includes: Developing and implementing a Local Policy, establishing clear Performance Standards for lndustrial Activities as a preventative approach to managing amenity impacts, 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 industrial activity, lnvestigate the potential for a comprehensive redevelopment of the Abattoirs Precinct with a focus on distribution activities to capitalise on the City Link project, and Develop a Development Contributions Policy to ensure redevelopment of key precincts is coordinated with the provision of infrastructure in a timely and cost effective manner

o . .

lmplications for Built Form Review

ldentifying existing and proposed industrial uses, recognising current trends in industrial activity, and assessing the impact of non-industrial activity within industrial areas, will contribute in determining the physical form of industrial areas. A policy addressing the location of commercial and industrial activities discourages activities with adverse amenity impacts from locating hext to specific residential areas, may also have an effect on development in industrial areas.

The Built Form Review will help to identify the traditional industrial areas of Yana as well as identifying the areas that have undergone change due to the influx of newer forms of industry and redevelopment pressure for
residential purposes.

21.03-2 Commercial and Retail Activity

The surplus of industrial land provides locational opportunities for commercial uses, with arterial roads providing the highest profile sites. The distinction between industrial and commercial uses is decreasing to such an extent that spatial separation between them is no longer necessary. This presents opportunities for a mix of business activities 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 recognises that to remain competitive and viable, retail centres must evolve to cater for changing retail trends and shopper expectations. This would involve continual adjustments to the retail mix, improving the physical appearance and functionality of these strips, ensuring convenient car parking and public transport access, while enhancing the attributes of the retail centre for shopping convenience and a focal point for specialised goods and services, and local community activity. The major retail centres of Bridge Road, Swan Street, Victoria Street, Smith Street and Brunswick 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 historical development of the City resulting in these areas being in cldse proximity. The rise of residential amenity concems has highlighted the conflict inherent in the effects of non-residential uses, such as traffic, noise, and parking, with the quality of residential living. The MSS identifies the need to segregate land uses to prevent conflicts, but also recognises that the shift towards cleaner industries, as well as performance based approaches to planning, can create opportunities for different land uses to co-exist successfully.

lmplications for Built Form Review

New commercial activities within industrial areas will necessitate new development, or redevelopment or refurbishment of existing buildings. A new concentration or consolidation of commercial uses has implications for infrastructure, access and services. An influx of a temporary population of workers, shoppers and people on social outings also needs to be addressed through issues such as traffic, car parking and public facilities, eg street furniture and public toilets. However, where there are potential conflicts between residential and nonresidential uses, a balance needs to be made where the amenity concems of residential areas are weighed against 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 design and amenity to ensure that the nineteenth century infrastructure continues to serve the community well into in the twentieth first century. lnnovative contextual architecture can play a role in creating quality skeetscape-s that reflect Yana's divenity. The liveability and characier of Yana depends on effeclive urban design with future development 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 ninetenth contury heritage character and to carefully consider built form, design treatments, infrastructure and landscaping to achieve a City with a human scale. Strategies include ensuring that new development contributes positively to the urban character and amenity of Yarra [hrough maintaining the human scale of the City and ensuring that new development respects the prevailing historic character.

lmplications for Built Form Review

The emphasis on human scale has implications in its application through the planning process. Although the torm'human scale'is subjec{ to interpretation, it seems likely that in reference to buitt form, this term is most likely 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, it also rccognizcs that it ic crucial that the'livability' and diltindiv cfiarac,ter of Yafi'e's ettablishod residential neighbourhoods 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 design outcomes in respect to all new residential development. One of the strategies to achieve these objectives is to manage the level and nature of new residential development in different parts of Yara, based on the capacity of individual neighbourhoods to accommodate change, with regard to infrastructure ceipacity, heritage and urban character, and amenity considerations.

lmplications for Built Form Review

This 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, Element t has a more explicit emphasis on encouraging contemporary architecture and retaining heritage character. This element provides the policy basis and the local policy context for objectives addressed by the provisions of Rescode and the Good Design Guide. The. implication of this is that amenity and urban character concerns can be assessed through local policy via the MSS, and not merely through the State-wide provisions of Rescode and the 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 River Conidor need to be managed in order to conserve the parkland and historical qualities of the river. lt acknowledges the challenge of protecting the integrity of the Yarra Corridor as a natural system while meeting user 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 of culturally significant sites, new development that maintains the scenic qualities of the Yana River Corridor, and land 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 / or residential use and development on river frontage sites in defined Redevelopment / Reuse Areas, as shown on the Yana River Conidor Framework Plan.

lmplications for Built Forrn Review

The 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 a focus 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 a requirement that the MSS is reviewed every three years. The review provides an assessment of the strategic planning work completed for the City of Yana and the related amendments to the Local Planning Po[icy Framework, The following is a summary of relevant sections of the MSS Review that are relevant to the Yarra Built Form Review:

e o o o

Revision of the Municipal Profile Revision ofthe Key lnfluences and lssues . A major point is the removal of the concept of addressing population decline as a driver. Revision of the Vision and Strategic Objectives . Thisisdrivenbytheneedtobettcrreflectth6outcomesof'OurFuture2olo'andth6adoptodCityPlan2OOl/2004. lndustrial Strategy

o o .. o . o

Refine the Objectives of Element 3 (lndustry and Commerce) Rezone a small number of parcels

A new policy 'lndu3irial and Bueinass Entcrprilo Areas - Land Uso and Davclopmcnt Policy' as land use, urban design and subdivision within commercial and industrial areas.

b address issues

such

Our Sustainable Future: The Yarra Environment Strategy

Amndment prepared to imploment tho finding! of the Study including amendments to El6ment 6 - Yana River Coridor, int oduclion of a Local Planning Pollcy ' Protcc{ion of Blodivc6ity' lor land elone the wat ruays and encourages the planting of indigenous species with an accompanying table of appropiiate species. 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'l U rban Design Framework, the related U rban Design Framework Plan, the provisioos of Element 2 Residential Land Use and Development, and the related Framework Plan, all use terminology that is no longer appropriate the guide future residential development throughout Yana, and does not necessailly lead to appropriate urban design outcomes. The concepts in need of review include: urban village, major gateways, major residential development sites, major renewal 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 is
no longer declining. Need to strengthen the objectives of sustainable urban development including achieving energy efficiency in residential development. Sets out the brief for the Built Form Review Proiect. Will provide the basis for the above items to be addressed, A further outcome will be a review of implementation tools in the planning scheme such as use of Design and Development Overlays. To go on public exhibition in October 2002. Will be reviewed following outcomes of the Built Form Review. The detailed planning guidelines referred to in the Local Policy for the Yarra River are inadequate and require further refi nement to strengthen.

Built Form Review

. . o . . c

Developer Guidelines for Development above Three Storeys

. . . o .

Yana River Coridor Guidelines

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 interim review will be conducted.

Heritage Review lncludes revicw and refinemcnt of planning policy 'Devclopmant Guidollnct lor Heritigo Plac$" Local Planning Policy for Mixed Use Zones.
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. Will be reported to Council later this year. Underway.

r r . . o . . .

lntegrated Transport and Parking Strategy Open Space

lnitial stage completed. 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.

Economic Strategy

. 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 scheme amendment that will include the following changes to the MSS: Revise Elements 1 (UD) and 2 (Residential LU and Development) Revise key terms (urban village, major gateways, major residentpl redevelopment sites, major renewal areas, primary and secondary boulevards)

. r . r .

Delete reterenc to'higherdr,rclling densiV Strengthen sustainability objectives, and Review Design and Development Overlays

Local Planning Policies

Clause

22.01 Discretionary Uses in the Residentia! 1 Zone

of this policy is to ensure that non-residential uses do not adversely affect residential amenity.

The purpose of this policy is to provide a policy basis for non-residential uses in Residential 1 Zones. The

objdtiv;

This policy is applicable to applications for non-residential uses that require a permit in a Residential 1 Zone. lt covers matters relating to visual amenity, such as scale, bulk and character. Priority is given to the amenity of residential areas, although non-residential uses can be established where this policy is adhered to.

lmplications for Built Form Review

This policy introduces a requirement to consider urban character for non-residential uses. Under the provisions of Rescode, applications for residential development that require a planning permit must consider urban/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 of nbn-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 that guidance in assessing development adjoining the river coridor is necessary, and that the Municipal Strategic Statomnt,recognises 'tho nccd to protect the integrity of ths natural anvironment of the conidor whilst balancing its recreatlonal, ecological End economic potontial." The objcctivc of thB policy ia "To ansura that land u8G and dovcloprnnt .disccnt to the Yana Rivtr rospoctt tho environmenlal qualitics and rrcro.lional uss of thc rivcr conidor.' Thc actu.l policy itself statet that tho Responslblc 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 Rlver Conidor Urban Derign Guidciines (City of Yana)", is listed ar a Policy Flelbronco, but arc not li3ttd ac an lncorporated Document under Clause 81. This document will be subject to an interim review, pending a joint review with adjacent Councils and relevant State government bodies.

lmplications for Built Form Review

It is apparent that the Yarra River Conidor Urban Design Guidelines were intended to be the primary document

when assessing applications for land use and development along the Yara River Conidor. The Municipal Strategic 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 statutory force.

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 of

Yarra. This policy is applicable to the retail centres that are identified on the Retail and Activities Centres Framarork Plan olthc Municiprl Slratcgic Statoment. Thc objcclivo of thir policy is'To prornote thc dcfincd mlaa of individuel illril omber in accordanco rvith the Rctail rnd Acdvity Ccnlrcr Framevrork Plan.'
The e,ontent of this policy is as follows: Shops are encouraged to locate at ground level within Core Retail Areas Offices, recreation and entertainment uses are encouraged to locate outside of Core Retail Areas Restricted retail uses are encouraged to locate in designated locations along Hoddle Street, Swan Street and Heidelberg Road

r o e

City of

Yara Bujlt Form Review I Policy Context I

. o r

Retail and restricted retail are discouraged fom locating outside of retail areas Retail activities that only cater for localised community needs are encouraged to locate within Local Convenience Retail Strips Late night and 24 hour trading activities are discouraged from locating adjacent to residential areas.

lmplications for Built Form Review

The policy identifies the "designated locations'along Hoddle StreEt, Swan Street and Heidelberg Road, in whicfi restricted retail activities are encouraged to locate, on the Retail and Activity Centre Framework Plan. The Plan shows different categories of retail areas along these roads, and it is unclear if this policy is referring to all these retail 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 negative amenity impacts away from residential areas. lt identifies the potential for land uses that are incompatible with existing and new residential uses to seek locations in mixed activity areas. This policy applies to all areas that are zoned as Business 3, Mixed Use and lndustrial 3. The objective of this policy is "To ensurs lhat there are no adverse amenity impacls between land uses and developments in areas of mixed activities and at the interface betunen 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 as shown on the lndustrial and Commercial Framework Plan in the MSS.

lmplications for Built Form Review

ln comparison to the "Discretionary Uses in the Rcsidential.l Zone'policy, this policy establishes that negative amenity impacts are of greater concern for areas that have a Residential 1 Zoning, than that of mixed use areas of different zonings. However, the question of urban character is not mentioned in this policy. According to the policies 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 use areas that are not zoned as Residential 1.

Relevant Overlays
Clause

43.02 Design and Development Overlay

The purpose of the Design and Development Overlay (DDO) is to implement the State Planning Policy Framework, the Local Planning Policy Framework (including the Municipal Strategic Statement and local planning policies), and to identlfo areas which are affected by specific requirements relating to the design and built form of new development. This means that the provisions of this overlay are to be applied in conjunction with State and Local policies. Each schedule to the Design and Development Overlay must contain design objectives to be achieved for the area 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. The first three schedules of the DDO do not make specific requirements, but list reference documents that are to be used 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 means that, regardless of the zoning, any planning application for the construction of a building, or to construct or cany out works,. requires a permit under the DDO. The purpose of the provisions of the DDO and the relevant schedule is to apply controls to the design and built form of development within the DDO. The DDO and the Heritage Overlay are the two overlays in the Yana Planning Scheme that are concerned with controlling the
visual elements of new development. The decision guidelines of the Design and Development Overlay have an emphasis on whether the proposed development is in keeping with the surrounding character, including that of heritage places. This mearis that a planner should take into account urban character and heritage considerations when assessing development in a DDO. The assessment of character and heritage is addressed in the provisions of the Schedules and reference documents. The urban character and heritage considerations of the Decision Guidelines have the potential to overlap 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 to built form are summarised as follows:

. . . r o . e o r r o

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 to achieve a high standard to visual and functional amenity to proposed developments that reflect these objectives.

The built form outcomes of the DDO1 are derived from the following policy reference documents: Urban Design Guidelines for the Yana River Corridor Guidelines for Heritage Places Advertising Code

ln deciding development proposals pursuant to the Design and Development Overlay 1, the Responsible Authority must consider the following decision guidelines Whether the location, bulk and appearance of the buildings and works will be in keeping with or enhance the skyline from the waterway or fom prominent scenic view points within the corridor environs. The extent that buildings or works are designed to enhance or promote the environmental values and landscape chaiacter of the corridor. The need for landscaping or vegetation screening of the proposed buildings or works. 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 Review

ln areas that are affected by the DDO1, development must not only be assessed according to the provisions of the DDO and Schedule 1, but also in conjunction with the Municipal Strategic Statement (MSS), Local Policies and the State Planning Policy Framework (SPPF). The schedule itself lists three reference documents to be used in deciding applications. lt is important that the content of the reference documents, MSS, local policies and 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 this
Schedule is to accentuate existing places of cultural heritage significance and encourage retention of historic buildings and features. The decision guidelines of the DDO also make reference to the compatibility of new development to identified heritage places sunounding the site. These references to heritage under the provisions of the DDO and Schedule 1 means that new development under the DDO should also take heritage matters into account. This introduces potential overlapping where a site is subject to the Heritage Overlay and the 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 the DDO1 . The objective of this policy is to ensure that development adjacent to the Yarra River (and thereby including Meni and Darebin Creeks) respects the environmental qualities and recreational use of the river corridor. This environmental aspect of this policy objective is consistent with the fourth objective of Schedule 1 of the DDO. However, the reference to recreational use of the river corridor is only addressed as encouraging the creation 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 the Yarra River Conidor Urban Design Guidelines. This raises a question about the status of this document. Under the Overlay provisions this Guidelines serve as planning controls, whereas under the local policy they act as policy guidelines. To address the design objective of maintaining viewlines, the planner needs to refer to Element 6 of the MSS, in particular, the Yarra River Conidor Framework Plan. This plan shows the viewlines that are mentioned in the Schedule.

Schedule Two: Primary Boulevards

The design objectives of the Design and Development Overlay Schedule 2 (DDO2) have an emphasis on the amenity impacts of visual form to sunounding or adjacent development. Other objectives foqus on the historical and dralcgic impodsncs of Yana's ky boulevadr and gateway sit6, their ninsloanth csntury drarac{er, and providing for a high level of community safety and comfort. These objectives are to be achieved through the design, 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

. o

Guidelines for Heritage Places Advertising Code

These reference documents are also listed under Schedule 1. ln deciding development proposals pursuant to the Design and Development Overlay 2, the Responsible Authority must consider the following decision guidelines The contribution of the proposal to reinforcing the metropolitan significance of the site and the streetscape.

r o

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. The extent to which the above Design Objectives are met.

o o

lmplications for Built Form Review

The need to maintain consistency between the objectives of State Planning Policy Framework, the Municipal Strategic Statement (MSS) and local policies, with the objectives of DDO2 and its reference documents is important. This Schedule should bo applied in conjunctlon wilh th MSS, in parlicular, Clauae 21.0$S "Element 8: Transport and Access." lt is interstng to note that the applicalion of lhe Design and Dsvelopment Overlay is not 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 a high standard of visual and functional amenity. The built form outcomes of the DDO2 are derived from the following policy reference documents: Guidelines for Heiitage Places Advertising Code

o o

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 Responsible Authority must consider the following decision guidelines The contribution of the proposal to reinforcing the local significance of the site and the streetscape. 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.

o r

. 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 metropolitan significance of site, whereas Schedule 3 addresses the /ocal significance.

Other Council Studies

Urban Character Strategy Authon Mike Scott and Associates.
Date of Publicafion.' August 1997 Summary of Content: 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 existing characteristics

o r

lmplications for Built Form Review:

The Strategy identifies character precincts within Yana, and may be used in conjunction with this Review in assessing existing characteristics of built form in Yara. However, this Strategy pre-dates ResCode, so it lacks statutory \,vaight undor the presont day requiromonts of Rescode. lt alco pre{ate3 lhc 'characlor procinct bochuras' methodology developed by Planisphere for subsequent Neighbourhood Character Studies.

Punt Road/Hoddle Street Planning and Design Strategy and Guidelines Volumes 1 and2 Authon Hansen Partnership Pty Ltd, Context CMI Date 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 develop Local Policy and guidelines for development along primary and secondary boulevards as defined by the Design and Development Overlays. This study looked at the Punt Road/Hoddle Street precinct, and was viewed as a pilot study for the Main Roads Study, which reviewed it. lt aims to ensure that development along PuntRoad/Hoddle Street takes advantage of its potential, whilst acknowledging the constraints of its existing heritage 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 to determine a vision and appropriate urban design and development provisions. A detailed study was undertaken of the study area analysing issues such as Block height, setback and era, subdivision texture, existing and original uses, private/public edge, public domain and development consistency. This was mapped and analysed to determine the to determine key considerations for the development of the design principles. Key findings highlight the issues and constraints and identify conditions where development opportunity is high and low along the street. Following thir analytis, threc componcnts urhro dGvolopod to furm thc Planning and Design etratcgy - Urban Design Statements, Design and Development Principles and Planning and Design Guidelines. The first two elements apply to the whole length of the street while the Planning and Design Guidelines are divided into 6 key precincts,6 junctions and general guidelineS which apply to the whole corridor.

o . o r o r

Key features of this Study include: A definition of six precincts and five junctions, Proposals are based on a Vision and 12 Principles (the Design Objectives in C10), Heights vary from block to block, from 2 to 4 storeys up to 4 to 8 storeys at key junctions, 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, There are additional general planning and design guidelines (street identity, order & continuity; built form quality; building entrance (pedestrian and vehicular); interior oiientation; environmental and acoustic protection; community safety; landmarks, views and vistas; landscaping; and building height, setback & envelope/orientation ) Community concern about these proposals seems to be based on:

. . r

Advantages and disadvantages of main roads as residential environments (public domain could be upgraded) Access problems (traffic in rear laneways can affect residential amenity)

Mrud bulk, ovoruhrdoring .nd overlooklng concarns hom residants

traffic noise etc

at tha rear vs taller buildlngr

ar 'bullers' to

lmplications for Built Form Review:

The Study provides a detailed assessment of the built form of the Punt Road/Hoddle Street boulevard. lt also makes recommendations for design and development along the corridor which could be translated into the Planning Scheme through a variety of tools.

A new Design and Development Overlay (DDO4) detailing specific height and setback requirements blong the
length of the road was developed and exhibited. There were some concerns raised by the community regarding the recommendations made for some stretches of the road. At this stage, Council has chosen not to proceed with the amendment. The study needs to be reviewed and relevant sections incorporated into the Review.

Design Guidelines for Development above Three Storeys Authon City of Yara Date of Publication: July 2002
Summary of Content: Design Guidelines for Development above three Storeys was prepared to guide the scale, form and appearance of new development over three storeys not already protected by heritage overlays and its associated local planning policy. The provisions of Clause 55 Rescode do not apply to residential development of this type and does not apply to non residential buildings. The study recognises that this form of development is more likely to cluse 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 be met, while Design Guidelines should be met.

lmplications for Built Form Review

This Study has just been completed and will be presented to Council. An interim policy may be proposed pending the outcome of the Built Form Revieu The Built Form Review will need to confirm the outcomes of the Deeign Guidelines and integrata into the Revierira'final recommendations. The Yana Built Form Review can incorporate this Study by identifying areas where development over three storeys may be allowed.

Yarra Residential Design Guidelines

Autltor

Hassell Date of Exhibition: June 2000

Summary of Content: These guidelines were developed to "clearly idenilry the parameters of rivhat are considered acceptable and unaccsptable design responses for housing in eslablishod residential areas of Yana." New mulli-duclling development, extensions or alterations to existing housing in the established residential areas of Yarra covered by the Residential I Zone, \ /ore rsquired to "have regard to'these guidelines. The Developmqnt guidelines for Heritage Places (applicable in Heritage Overlay areas) prevail over these guidelines where there is any discrepancy. They also do not apply to in the areas covered by the Boulevard Design and Development Overlays. These guidelines were intended to be used in the development of the proposed DDO4, but which did not 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 and developing a design. The elements covered by the Guide are:
Neighbourhood Character and Streetscape Height Boundary to Boundary Development Overlooking Solar Access Secluded Open Space Carparking Addressing the Street Laneways Noise Building materials Site Coverage Density
.

The document includes requirements and guiding comments on a variety of design issues. lt aiins to provide more measurable objec-tives to produce good d6ign that responds to Yana's panicular characleristlcc. There is a 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 residential Appar.nt hcight mud b ihe s.me
development

Streetlcrpes wilh a mix of height!

Any dw.lling

Apparunt' height may be up to 2 storeys

Me)('edl' hrlght is 9.0m

A Review of the Yarra Residential Design Guide was undertaken by.Coomes in September 2000. This trialled the guidelines on a series of typical development sites and actual development applications. The draft of
Rescode 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 each application 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, an assessment of each element, whether the likely development outcomes meet the broad strategic objectives of the MSS and conclusions. The report concludad that the Guide in ils cunent form rrrould havo a "malerial impaci on thc critont and manner of development in the dty' and outlined a number of proposab for changes. lt criticised th6 ule of Bom guideline elements as failing if applied prescriptively but were very useful as a guide. The major recommendation was that the 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 format that parallels the features.of the applicable state document to enable ease of use and comprehension and to clearly 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, Council chose 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 an appropriate way forward determined. As a minimum, the Guide would need to be updated to fit into the new frihework provided by Rescode and the changes identified by Coomes made, if it is determined to be a valuable document.

Main Roads Study

D ate

Author. City of Yana with Fink and McMahon Architects 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 (primary boulevards) and DDO3 (secondary boulevards). The streets were chosen due to: Their capacity to carry high volumes of traffic; 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; the need to upgrade pedestrian amenity levels; 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 the absence of heritage significance (although some streets may contain heritage buildings at certain points).

. r . r r

ln some areas only parts of the street were examined because they were heritage areas, contained residential areas or commercial strips. The study outputs were a Table to the Design and Development Overlay of the Yarra Planning Scheme stating limits for building heights, setbacks and building envelope controls for each street. 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 each street looking at the following topics: Strategic and Urban Design Context (including key intersections) Context Outside the study area Historical context (including existing Heritage Controls)

. o o o . r r .

Summary of existing built form The streetspace and traffic environment The role of land use 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 not eventuate.

lmplications for Built Form Review:

This Study has not been incorporated into the Yarra Planning Scheme at this stage. The findings will need to be considered and relevant sections incorporated into the conclusions of the Built Form Review. lt provides a detailed assessment of these areas that will provide excellent reference documentation for the Built Form Review Recommendations suggested by the Study will be reviewed by the Review and these can be tested with the community.

Yarra River Gorridor Strategy Plan Adhon CityofYana

Date 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 and State 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 respect to 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 of
other 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; and Management 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 the community and Council places on the value of the Yarra River Corridor and ensure that development adjacent does not cause detriment.

Panel Reports on Built Form

There have been important recent Panel reports that are directly relevant to built form policies. Planisphere has
undertaken a review of these reports to establish any recurrent themes and aftitudes to planning scheme

amendments that propose heighVbuilt form controls. The following is a summary of the main points of issue and
recommendations in each of the Panel reports.

Melbourne Planning Scheme Amendment C20 December 2001

This panel report established that a top-down approach is needed for new policy or strategy, This meant having clear linkages with the strategic themes of the Municipal Strategic Statement (MSS) in order to implement the Council's objectives and strategies, rather than a bottom-up process which would occur independently of the MSS, thus requiring the MSS to be altered in order to gain consistency between the new policy / strategy and
MSS.

The Panel stated "Ihe purpose of having policies and controls about built form is to identify what aspects of the
existing 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 be necessary or desirable: Establishing preferred character where change is anticipated and a new character is defined. 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. 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 undesirable outcomes. Maintaining an existing character, which should be specifically defined.

. o o o

Building height requirements are often referred to as height limits or height controls. However, the Panel indicated that the term'building height requiremonts'is used in the Victorian Planning Provisions (VPPs) and this expiession 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 form outcomes: 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 with the 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 the design objectives set out in the schedule. The Council must be prepared to uphold these requirements, and only allow buildings to exceed the height in exceptional circumstahces despite its discretionary status.

Bayside Planning Scheme Amendment C2 August 2001

This Panel Report concludes that it is the extemal impact which height may have on sunounding development in
terms of overlooking or overshadowing, or its aesthetic impact when viewed within its surroundings, that will influence 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 mechanism o 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 e o o . o .

Height contiol must be the result of thorough strategic research Controls must be seen in context of built form objectives and outcome rather than being a prescriptive tool Mandatory height controls are an exc,eption and must achieve a clear built form ob.iective 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. 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, the objectives must be clear.

Port Phillip Planning Scheme Amendment C5 & C14 December 1999

The debate that the Panel faced regarding the nomination of preferred.maximum heights (PMHs) revblved around the following questions: ls their numericform appropriate given the cunent emphasis in state policy on performance based assessment? Are PMHs valid planning outcomes in themselves, or should they be considered mechanisms to achieve planning objectives? 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 Amendment permits, to exceed them?

o o

The key factor in accepting the validity of numerical indicators is that the reasons that underlie specific numerical outcomas art cxplkXtly and clcarly linked to lhem. lt is thc Pancl's vicw that this will bc caliGr to achicvc in those areas where some kind of formal exploration, modelling, and testing is carried out at a precinct level and that 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 of achieving clear outcomes so long as these are not purely prescriptive and so long as they are accompanied by articulated objectives. Performance based control is one where the controls set out an objective to be achieved and allow a variety of means to meet that objective. Proposals are judged on how well they perform in meeting the objective. As long as it is clear that there is the option for an applicant to vary the Prefered Maximum Height and where there is a cleqr relationship made between form and objective, then the nomination of preferred maximum heights is not inherently inconsistent with current planning policy.

14

Appendix

Yarra River Corridor 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 limits recommended for the Current and Ex-industrial River Edge and Freeway River Edge areas identified throughbut the report. With the Leafy Suburban Residential River Edge and Park Landscape River Edge precincts, prescribed built form controls are considered unnecessary, given the nature of the Policy Objectives and Design Responses (seeg[egpI$). The second part of the appendix explains how the Crest Line was determined in each of the Current and Ex-lndustrial River Edge Precincts.

Current and Ex-industrial River Edge

Policy Objective and Precincts (from chaoters 4 and 5): Policy Objective Use the height, siting and massing of new development to strengthen the apparent scale of the river and the topography of its banks, and to allow vegetation to dominate views from and across the river corridor.

Precincts

YR4 YRs YRG YR7 YRB YRg YR1 1

Johnston Street River lnterface Victoria Crescent, Abbotsford Brewery River lnterface Victoria Street River lnterface River Street Residential River Street, Richmond Trenerry Crescent, Abbotsford

The critical issues in these precincls, in relation to prescribed heights and setbacks,
are:

o r r o

Height and position of front elevation in relation to the width of the river. Height and position of front elevation in relation to the topography of the river
bank.

Overall height. 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 trial modelling of typical cross sections, we have established that the front elevation of buildings located near the river need to be well under half the width of the river to maintain the dominance of the waterway. A ratio of building height to river width of 1:3 would be an acceptable maximum.

Topography of the River Bank

The river bank is perceived as being relatively steep and high in these locations. ln fuct, the height is around 12-15 metres, and any impression of topography being significant 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 built almost to the crest of the bank. ln Precinct YR6, the steepness of the banks subsides gradually, and the top of the bank tends to be occupied by fencing and yards, with most major buildings set well back. Extensive visual modelling has led us to propose that a front elevation height of up to about 0.75 of the river bank height is acceptable, provided the ftont of the building is set well back from the crest ofthe bank.

Overalt Height
The overall building height needs to cohform with the general heights of development acrosr the City of Yarra, rathor than croating a higher 'island' of dvelopmcnt (these are discussed in chaoter 2). While a twenty metre overall height limit was originally proposed, this gave the unintended impression that the ftontage of buildings to the Etrcot could ehrreyr rBach 20m. Thc 20m had besn anivrd at by applying an'angle of vilion: coruidoration to views ftom and across th6 river conidor. lt was not intended to prescribe 20m as an acceptable height for riverfront developments from a streetscape 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 the Building Height objectives and Design Responses, should apply to those parts of riverside 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 river fontage, in a way that does not impact of the scale of the river corridor. Our modelling revealed that a gradient of 1 in 4 seemed to be about the maximum increment by which height should increase, or'slep up', from the 11m allowed at the river frontage.

Conclusion
We have concluded that the maximum height for the ftont elevation should be 11m, at a 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 the bank. These dimensions are shown on a cross section diagram in this appendix, superimposed on our interpretation of the cunent Yarra River Corridor Urban Design Guidelines.

Freeway River Edge

Policy Objective and Precincts (from chapters 4 and 5): Policy Objective Create a new, high quality built form edge to the fteeway and river that diminishes the visual impact of the feeway, while maintaining the apparent scale of the river and ensuring the amenity of the river and bike path is not adversely affected. Precincts

YR12 YR13

Brighton Street, Richmond Cremorne Freeway Edge

The Freeway River Edge area presents a different set of critical issues. We propose that these are: Maintaining the apparent scale of the river Diminishing the visual impact of the freeway structure Avoiding totally enclosing the river conidor

o o r

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 prcvious situations, we established that the front elevation of buildings located near the river need to be well under half the width of the river to maintain the dominance of the waterway. A ratio of building height to river width of 1:3 was considered an acceptable maximum. ln the freeway edge situation, this proportion is a consideration, but not necessarily decisive because of the absence of natural topography, 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 24 metres. When the adjacent bike path is added (it is a set of concrete pontoons) the total is nearer 28 metres. Our visual modelling showed that there is an important relationship 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 the buildings ('x'on the crms sedion) is lesr than 28 metr6s, the ftoway rmains dominant. 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 the impact 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 an unintemrpted height of 28 metres. While this helped to prove the validity of the maximum dimension, it also showed that substantial breaks in this mass are needed to 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 with the sky and views outside the corridor. lf the corridor becomes ovr-enclosed, it will bocotna highly u.6ln - mon llkc a draln lhan a rivcr. Hancc thc Balon lbr an addltional 'rulc' rrlrllng to fifty por ccrt of buildlng mass, parell.l to tho rivcr, not exceeding 16 metres in height, on larger sites.

Conclusion
The prefened height limit should be 28m, which is similar to some existing buildings in this area, coupled with the fifty per cent mass at 16m just explained. Precincts R15 and R16 are explicitly excluded fom this because they are existing low rise residential areas separated from the river frontage. One of the areas has heritage significance.

City of YarE Fom Review I

Yara River Corridor Built Form Analysis ]

Yarra River Corridor

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City

ofYarra Form Reviw I Yarra River Coridor Built Form Analysis ]

Delineation of the Crest Line

The purpose of the Crest Line is to provide a reference line from which building setbacks should be measured. The Crest Line is generally the top of the riverbank. lt has been determined with reference to: Contours: the point at which they change from steeply sloping to flat or undulating.

o r o

Human alterations: sometimes retaining walls have replaced landform as the main component of the riverbank. The extent of the current Public Acquisition Overlay

Where the land slopes gradually back from the river edge, with no obviously defined crest, a Crest Line has been drawn that takes account ofthe Built Form Review objectives. Often this follows the property boundary. The property boundary is delineated as the Crest Line where it is already adequately set back from the river edge. An existing building line is sometimes used (precinct YRS), where buildings are already lined along the topographical crest in a consistent manner. A description of how the Crest Line was defined for each Cunent and Ex-lndustrial River Edge Precinct and a map showing the Crest Line follows: YR4

- Johnrton Stroet

Rlver lntrrhco

A human made retaining wall continues for most of this precinct and has been defined as the Crest Line. The retaining wall is delineated on the contour plan and so aerial photographs were used. YR5

- Vlctorla Crerc.nt, Abbotrhrd

The Crest Line in this precinct is clearly delineated by the natural landform. There is one proporty to the south of the precinct which required a site visit to clarify the position of the Crest Line.
YRO

Brewery Rlver lntrrface

West of Flockhart Street - Retaining walls in the lvsstarn section and naturai landform in the east delineate the crest for the CUB complex. The property boundary of the Weston complex and the carpark define the Crest Line in the eastern part of the 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 to ensure 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 natural landform. ln these areas the property boundaries and the Yana River objectives from the Built Form Review were considerations for defining the crest.
YRB

Rlvor 9trc.t

Rold.ntlrl

The 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 natural landform with the most southem edge defined by a retaining wall. ln the northern section there are existing buildings that extend well below the edge of the embankment. ln this section, the Yarra River Objectives ftom the Built Form Review were 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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Yana River Coridor Precinct