Adidem Wise Wellness Precinct, Mulgrave · Wise Wellness Precinct Rezoning Report 1 Jacksons Road Mulgrave VIC 3170 Ref 66927 Date issued: March 2019 Version: 08 Contact Details SJB

SJB ArchitectsSJB UrbanSJB Planning

Adidem

Wise Wellness Precinct, Mulgrave

March 2019 | Revision 08

Rezoning Report


In collaboration with

Project Wise Wellness Precinct Rezoning Report1 Jacksons RoadMulgrave VIC 3170

Ref 66927Date issued: March 2019Version: 08

Contact DetailsSJB Architects & SJB UrbanLevel 5, 18 Oliver LaneMelbourne VIC 3000t: (03) 9699 6688

SJB Planning1/80 Dorcas StreetSouthbank VIC 3006t: (03) 8648 3500

www.sjb.com.au

Page 04Introduction

Page 06Strategic Context

Page 12Opportunities and Constraints

Page 18Design Guidance

1

2

3

4

Wise Wellness, Mulgrave | Rezoning Report

Contents

1IntroductionThis rezoning report is the product of collaboration between the multi-disciplinary SJB team, GTA Consultants, Deep End Services and the consortium headed by the Adidem Group and Office Max.

The purpose of this report is to support an amendment to the Monash Planning Scheme in relation to the land at 1 Jacksons Road and 634 Wellington Road to facilitate a comprehensive mixed-use redevelopment. This is proposed to be achieved by rezoning the land from Commercial 2 to Mixed Use and replacing the existing Schedule 1 to the Design and Development Overlay with a new Schedule unique to this land.

This report will explore the complexities associated with the land and the creation of a new urban development that aims to be a benchmark of social, economic, environmental and cultural sustainability. This report will then outline a long-term vision and strategy for the site and the basis for the proposed new planning controls.

Introduction

5Wise Wellness, Mulgrave | Rezoning Report

Located in the suburb of Mulgrave, 25km southeast of the Melbourne CBD, the subject site is in a predominantly low-density residential area adjacent to the suburbs of Clayton, Clayton South, Springvale, Wheelers Hill and Notting Hill.

Monash Freeway and the East Link are the major roads and transport corridors connecting the site to the Melbourne CBD and other regional precincts. Wellington Road provides direct connection to Port Phillip Bay and its adjacent suburbs.

The site benefits from proximity to areas of interest, such as Dandenong Valley Parklands (1.6km), and Dandenong and Clayton national employment and innovation clusters (1.8km and 5.3km respectively).

Glen Waverley is the closest railway station, 6.2km north west of the site. High-frequency bus services (routes 900, 802, 682, 850, 691, 862) with stops on Wellington Road and Jacksons Road directly adjacent to the site, ensure residents enjoy ready access to surrounding neighbourhoods.

1.1 SITE LOCATION

Port Phillip Bay

Lysterfield Park

Dandenong ValleyParklands

CBD

South Yarra

Brighton Clayton

Glen Waverley

Chadstone

Malvern East

Glen Iris

Hawthorn

KewParkville

Box Hill

Ringwood

East

Lin

k

Wellington Road

Monash Freeway

Mulgrave

Dandenong

Doncaster

10km

5km

15km

20km

25km

Figure 01. Strategic site location

Subject Site

Town Centres

National Employment Cluster

Arterial Route

Railway Line

2Strategic ContextThe future potential of the site is informed by a broad range of strategic influences involving the following:

•Metropolitan Melbourne jobs and investment strategy

•Metropolitan Melbourne high-capacity transport network strategy

•Unprecedented rates of metropolitan demographic change and population growth

•Council’s Residential Development Framework

•Council’s aspirations for appropriate renewal and change and for the creation a new urban heart for Mulgrave

•The connected strategic location of the site

•The immediate urban context

•A supporting array of local planning policy and objectives


Strategic Context

2.1 PLAN MELBOURNE

Whilst the subject site is not provided with any specific designation within Plan Melbourne, many of the outcomes, directions and policies are readily applicable to the consideration of the future development of the application site. These include the need to manage the supply of new housing by delivering more housing in terms of both amount and diversity in the right locations, particularly on underutilised land within the existing urban areas. Concurrently Plan Melbourne seeks to ensure Melbourne’s liveability is unaffected through the creation of 20-minute neighbourhoods and appropriate development is achieved from design, amenity and sustainability perspectives.

22

Source: Department of Environment, Land, Water and Planning

Bass Strait

Western Port

Port Phillip Bay

20

kilometres

0

CABINET-IN-CONFIDENCE

N

Metropolitan activity centre

Metropolitan activity centre – future

Health and education precinct

Health precinct

Education precinct

State-significant industrial precinct

Transport gateway – major airport

Transport gateway – airport

Transport gateway – seaport

Urban growth boundary

Urban area

Road network

Rail network

Waterway

Waterbody

Metropolitan Melbourne region

National employment and innovation cluster (NEIC)

Central city

Interstate freight terminal(indicative)

Metro Tunnel (rail)

Port of Geelong

Port of Hastings

Melbourne Airport

Avalon Airport

Essendon Airport

Moorabbin Airport

Port ofMelbourne

Western InterstateFreight Terminal

Beveridge Interstate Freight Terminal

Geelong

DandenongNEIC

MonashNEIC

La TrobeNEICSunshine

NEIC

WerribeeNEIC

ParkvilleNEIC

FishermansBend NEIC

Sunshine

Broadmeadows

Box HillRingwood

Epping

Dandenong

Fountain Gate-Narre Warren

Frankston

Lockerbie

Toolern

Footscray

To Bendigo, MilduraTo Shepparton, Wodonga, Sydney

To Ballarat

To Latrobe City

To Warrnambool

Jobs and investment

Bass Strait

Western Port

Port Phillip Bay

20

kilometres

0


N




Health precinct

Education precinct






Urban area

Road network

Rail network

Waterway

Waterbody



Central city


Metro Tunnel (rail)

Port of Geelong

Port of Hastings

Melbourne Airport

Avalon Airport

Essendon Airport

Moorabbin Airport

Port ofMelbourne



Geelong

DandenongNEIC

MonashNEIC


NEIC

WerribeeNEIC

ParkvilleNEIC

FishermansBend NEIC

Sunshine

Broadmeadows

Box HillRingwood

Epping

Dandenong


Frankston

Lockerbie

Toolern

Footscray


To Ballarat

To Latrobe City

To Warrnambool

Jobs and investment

Map 3

Jobs and investment

22

Source: Department of Environment, Land, Water and Planning

Bass Strait

Western Port

Port Phillip Bay

20

kilometres

0


N




Health precinct

Education precinct






Urban area

Road network

Rail network

Waterway

Waterbody



Central city


Metro Tunnel (rail)

Port of Geelong

Port of Hastings

Melbourne Airport

Avalon Airport

Essendon Airport

Moorabbin Airport

Port ofMelbourne



Geelong

DandenongNEIC

MonashNEIC


NEIC

WerribeeNEIC

ParkvilleNEIC

FishermansBend NEIC

Sunshine

Broadmeadows

Box HillRingwood

Epping

Dandenong


Frankston

Lockerbie

Toolern

Footscray


To Ballarat

To Latrobe City

To Warrnambool

Jobs and investment

Bass Strait

Western Port

Port Phillip Bay

20

kilometres

0


N




Health precinct

Education precinct






Urban area

Road network

Rail network

Waterway

Waterbody



Central city


Metro Tunnel (rail)

Port of Geelong

Port of Hastings

Melbourne Airport

Avalon Airport

Essendon Airport

Moorabbin Airport

Port ofMelbourne



Geelong

DandenongNEIC

MonashNEIC


NEIC

WerribeeNEIC

ParkvilleNEIC

FishermansBend NEIC

Sunshine

Broadmeadows

Box HillRingwood

Epping

Dandenong


Frankston

Lockerbie

Toolern

Footscray


To Ballarat

To Latrobe City

To Warrnambool

Jobs and investment

Map 3

Jobs and investment

23

Parkville NEIC

Central city

Monash NEIC

Sunshine NEIC

Dandenong NEIC

CBD NORTH

CBD SOUTH

To Frankston

To Werribee and WilliamstownCAULFIELD

HUNTINGDALE

WESTALL

CLAYTON

ARDENFOOTSCRAY

CRANBOURNE To Latrobe

To SydneyTo Bendigo

To Geelong

To Melton and Ballarat

PAKENHAM

DOMAIN

PARKVILLE

SUNBURY

OUTCOME 1

The Metro Tunnel will significantly transform Melbourne. For the first time, key living, learning and work precincts will be linked by a high-capacity train network. National employment and innovation clusters at Sunshine, Parkville, Monash and Dandenong will be linked to each other as well as other significant precincts such as Footscray, Arden, Domain, St Kilda Road, Caulfield, Oakleigh and Chadstone.

This investment in public transport will open up new job opportunities for Melbourne’s citizens and enhance the city’s productivity and liveability (Figure 5).

Melbourne’s key employment areas for jobs and investment are identified on Map 3.

State and local governments must work collaboratively to develop long-term plans for creating jobs and investment in metropolitan regions.

Figure 5

Key living, learning and work precincts linked by a high-capacity train network.

Figure 02. Key living, learning and work precincts linked by a high-capacity train network (source: Plan Melbourne, 2017) Figure 03. Metropolitan Melbourne jobs and investment (Source: Plan Melbourne, 2017)

Subject Site

Subject Site

Mulgrave

Plan Melbourne 2017-2050 was released in March 2017 and is intended to guide the development of Melbourne and the State of Victoria more broadly through to 2050. Plan Melbourne describes itself as being a long-term plan to accommodate Melbourne’s future growth in population and employment. Plan Melbourne is made up of nine principles that underpin a long-term vision for Melbourne, seven outcomes to drive Melbourne as a competitive, liveable and sustainable city, 32 directions setting out how these outcomes can be achieved and 90 policies in turn outlining how each outcome will be approached, delivered and achieved.

8 SJB Architects, SJB Urban & SJB Planning

Part 2

The current metropolitan planning strategy, Plan Melbourne 2017-2050, describes Victoria as currently experiencing its third population boom after the 1850s Gold Rush and the 1950s Post-War years. To cater for this population boom, Victoria, and Melbourne in particular, cannot keep continuing to expand, as the cost to the State, both in terms of infrastructure provision to service new ‘greenfield’ communities and loss of arable farm land, is unsustainable. Thus, all relevant planning policy calls for the increase in supply of housing within the established areas of Melbourne to reduce the pressures for urban fringe development and to take advantage of existing infrastructure and services.

2.2 DEMOGRAPHIC CHANGE

VICTORIA’S PROJECTED GROWTH CITY OF MONASH’S PROJECTED GROWTH

7

MELBOURNE’S GROWTH

The demographic changes facing Melbourne are profound. Between 2015 and 2051 Melbourne is projected to grow by 3.4 million people, from a population of 4.5 million to almost 8 million. During the same period, Victoria’s total population will reach 10.1 million.1 A population increase of that magnitude would require another 1.6 million dwellings and 1.5 million jobs.2

According to projections, Melbourne is experiencing its greatest population boom since the post-War era.

By 2051, the percentage of Melbourne’s population aged over 65 is projected to increase from

13.8 per cent to 20.5 per cent. This demographic change will present significant challenges for community services and infrastructure.

There will also be a greater proportion of lone-person and couple-only households, although families with children are expected to continue to be the most common household type. The city will also need to keep up with the needs of the young, with Melbourne’s school-age population projected to grow by around 500,000 by 2051.

Figure 1 shows Victoria’s projected population and demographic change from 2015 to 2051 and Figure 2 shows the growth in household types.

Figure 1Victoria’s projected population growth

Victoria’sregions

2015

1.5m

10.1millionProjected Victorianpopulation in 2051Victoria’s

regions2051

2.2m7.9m

2051

4.5m2015

MetropolitanMelbourne

2.9m64.8%

0 – 17 years

Age groups

18 – 64 years

65+ years

1.0m21.5%

4.7m59.4%

1.6m20.5%

0.6m13.8%

1.6m20.1%

Metropolitan Melbourne

Source: Victoria in Future 2016Figure 04. Victoria’s projected population growth (Source: Plan Melbourne, 2017) Figure 05. City of Monash’s projected population growth and household demand (Source: DTPLI, 2012)

+ 21,463 PEOPLE

Population 2011

179,010 200,473

Population 2031

+ 10,823 HOUSEHOLDS

Households 2011

64,691 75,514Households 2031

The City of Monash is one such municipality where the State’s population growth can, in part, reasonably be expected to be accommodated given the extent of existing infrastructure and services within the municipality. The Monash Planning Scheme acknowledges as much through Clauses 11, 16, 21.01 and 21.04 and anticipates that there will be increased pressures placed on the municipality with respect to housing demand and the need to appropriately manage housing supply.


Strategic Context

Clause 21.01 of the Monash Planning Scheme anticipates that the municipality’s population will increase in the period between 2016 and 2031 by approximately 26,000 residents over this period (189,000 – 215,000). Data obtained from .id the population experts, similarly suggests that this population increase will be from an estimated population in 2018 of circa. 197,000 to circa. 215,000 by 2036; a growth of 9.3% over this period.

Through Clause 21.04 it is anticipated that neighbourhood character considerations will define housing growth outside of designated activity centres. The Monash Housing Strategy 2014 has relevantly been implemented into the Monash Planning Scheme. This strategy aims in part to accommodate moderate population growth, facilitate a more diverse range of housing and manage an expected increase in demand for higher density development.

2.4 MONASH RESIDENTIAL DEVELOPMENT FRAMEWORK2.3 MONASH POPULATION AND HOUSING TRENDS

© planisphere 2014 30

30

Monash H

ousing Strategy | Population & H

ousing Trends | 2014 CON

SULTA

TION

DRA

FT

CO

MPLETED

DW

ELLING

PRO

JECTS IN

MO

NASH

2004 – 2011

Source: Spatial Economics and D

TPLI, 2013-2014

© planisphere 2014 77 77

Monash Housing Strategy | Residential Zones Implications | 2014 CONSULTATION DRAFT

FIGURE 6A: RESIDENTIAL DEVELOPMENT FRAMEWORK MAP

Figure 06. Completed dwelling projects in Monash 2004-2011 (Source: Spacial Economics and DTPLI, 2013-2014) Figure 07. Monash residential development framework (Source: Monash Housing Strategy, 2014)

Due to changes in the demographic makeup of the municipality’s population, particularly through the ageing of the population, the Monash Planning Scheme anticipates (and is correlated by data from .id) that household sizes will reduce and more dwellings will be required due to the average decrease in household sizes. Clause 21.01 suggests 10,000 new dwellings will be required in the 2016-2031 period. The Monash Housing Strategy 2014 indicates that between 2004 and 2011 there was an average net addition of 555 dwellings each year across the municipality and a continued increase in housing supply/demand can be expected.

Whilst still emphasising the importance of neighbourhood character, within this strategy the municipality is broken down into eight categories each with their own designated housing capacity. The subject site is in Category 6, which whilst being a ‘area with limited redevelopment potential’ does border an ‘area suitable for incremental change’. Within both area nominations it is acknowledged that larger sites such as the subject site can accommodate increased density and more robust built forms.


Part 2

Location

At a neighbourhood scale the site is almost completely cut-off from the surrounding residential context, both visually and physically, with Wellington Road running along its northern perimeter and Jacksons Road along its eastern perimeter intersecting in the northeast corner. Both roads, in particular Wellington Road, carry heavy vehicle traffic, including buses and trucks, which create a barrier between the site and its surrounding residential context.

The separation of the site is accentuated by the internal and surrounding topography with a steep slope from the western boundary down toward the east and another one between the two land parcels. The site level is above the residences across Wellington and Jacksons Roads and below the developments along its southern and western perimeters.

This level separation leads to a lack of connectivity with the surrounding context however, it provides opportunities for a higher density proposition with very limited amenity impacts on neighbouring developments.

Built Form

The subject site currently lacks an established urban typology or a defined urban configuration. The existing buildings are recessed from the roads and cannot be seen by pedestrians and drivers passing by.

In contrast, the surrounding development pattern is generally comprised of one and two-storey detached single houses with some warehouse buildings along Wellington Road. Within the context of a homogeneous low-density suburb, this creates an opportunity to introduce a new urban typology to cater to changing demographic needs.

2.5 URBAN CONTEXT

4

2

5

6

31

7

8

Figure 08. Urban context map

Subject Site

Land Parcels

Warehouse/Industrial Typology

Low Scale Residential Context

Open Space

Freeway

Arterial Route

Bus Route

Primary School

WaverleyPark

College

Dandenong Valley Parklands

Waverley GardensShopping Centre

400m

Jack

sons

Roa

d

Wellington Road

Monash Freeway

East

Lin

k

800m

1200m

1600m


Strategic Context

1) Remnant warehouse/industrial typology within residential context

5) Jacksons Road

2) Waverley Park

6) Low-scale residential context east of the site

3) Low-scale residential context west and south of the site

7) Low-scale residential context north of the site

4) Wellington Road

8) Dandenong Valley parklands

Public Realm

There is currently a recognised gap in community-oriented open space provision within Mulgrave, particularly around the location of the subject site. Although the Dandenong Valley Parklands sit within 1.6km of the site, its natural open space configuration does not provide opportunities for a variety of social interactions.

In addition, the presence of major roads bordering the site diminishes the quality of the public realm and reduces walkability.

The highlighted lack of accessible open space within the local area presents an opportunity for redevelopment of the subject site to provide new public open space(s), for use by the local community.

Access and Movement

Both Wellington and Jacksons Roads are busy arterial roads that connect Mulgrave to other suburbs and the CBD. Vehicle access to the site is easy, however the width of the roads, the lack of public destinations such as shops surrounding the site, poor pedestrian amenity and low densities reduce walkability and overall pedestrian flow to and from the site.

This existing condition creates opportunity to develop a compact, pedestrian-oriented development that can offer different options of pedestrian mobility and incidental opportunities for the local community to connect.

3 Opportunities and ConstraintsThis section of the report explores the spatial and urban conditions of the site and its immediate surrounding context. It analyses the opportunities and constraints associated with the future development of the site to assist in developing an appropriate urban design response.


Opportunities and Constraints

The subject site comprises two parcels; 1 Jacksons Road and 634 Wellington Road. The site is a rectangular shape, with a 250 metre frontage to Wellington Road, a 208 metre secondary frontage to Jacksons Road, and an area of 53,480 sqm (being 5.34 hectares). The site’s topography rises 23 metres towards the west, with landscape mounding and retaining walls abutting parts of all frontages of the site. It sits adjacent to a low-density residential context, which contains fine grain established detached properties abutting the site to the south and the west. The site currently has three access points; two at Wellington Road and one at Jacksons Road, however a considerable topographic barrier does not allow vehicular connection between the two land parcels.

Subject Site

Land Parcels

Access Points

Wellington Road

1 Jacksons Road

634-648 Wellington Road

Total Area53,480m2

Jack

sons

Roa

d

Figure 09. Site conditions map

6

3.1 SITE CONDITIONS


Part 3

Built Form – Wellington Road Frontage

Wellington Road is 32 metres wide, with eight (8) lanes of traffic. As such, the site’s frontage along this road has a high-speed interface and generally poor amenity for pedestrians.

Due to the steep slope and high volume of truck traffic, Wellington Road presents high levels of noise pollution. A landscaped buffer zone between Wellington Road and any proposed building is recommended to mitigate noise and visual impacts.

Wellington Road does provide the site with long distance views, ensuring presence and legibility to the site within its context. Development of the site should be considerate of the existing landscaped road frontages and provide a landscaped setback to retain the existing buildings in a landscape character.

A linear park and bike path run along the north side of the road. A pedestrian crossing at the intersection of Jacksons Road provides pedestrian connection between subject site and the surrounding context.

Built Form – Jacksons Road

Jacksons Road is 23 metres wide, with six (6) lanes of traffic. Connecting Wellington Road to Monash Freeway and encompassing a bus corridor this road also presents high volumes of vehicular traffic however, levels of noise and congestion are less than in Wellington Road providing opportunities for redevelopment to activate the street front.

The section of Jacksons Road from the south to the middle part of the site is completely level across the street allowing for easy connection between both sides of the road. This creates an opportunity for the introduction of new traffic lights to allow for a pedestrian crossing and to establish a link between the subject site and the existing residential pockets to the east.

Jacksons Road presents variation regarding building setbacks. Buildings immediately south of the subject site are built close to the property boundary, whereas buildings on the eastern side of the road are set back from the road, allowing generous landscaped front yards to Jacksons Road.

Capitalising on opportunities to provide active interfaces to Jacksons Road and to retain the existing surrounding landscaped character, the subject site should provide a street interface that allows for street presence of buildings, pedestrian permeability and generous landscape. A transition between setbacks south and east of the subject site is recommended.

Built Form – Neighbouring Properties

The subject site is surrounded by low to mid-scale properties along its western and southern boundaries. Due to exiting level changes between the subject site and neighbouring properties, most properties sit substantially above the subject site and may have long distance views to surrounding landscapes. Future development within the site should retain neighbouring properties’ amenities by providing ground level setbacks and transition in height from boundaries to the centre of the site. Built form along the boundaries of the site should not substantially exceed heights of neighbouring properties.

Public Realm

The local area is relatively ‘hard’ in its landscape and pedestrian environment, with no local open space provision alongside the site. In addition, travel modes are dominated by private vehicles with few amenities for pedestrian movement. Development potential has the opportunity to provide public open spaces for the local community within the site.

Movement & Access

The subject site is physically isolated from its local context, having only one pedestrian connection across Wellington Road and one connection across Jacksons Road on the north-eastern corner of the site. Both the topography and continuous development along the western and southern perimeters of the site increase physical disconnection with surrounding streets and between the two land parcels.

Redevelopment of the subject site provides potential to improve external connections and to create new pedestrian through-linkages within the site, further enhancing the connectivity of the neighbouring suburban environment.

PANO

RAMIC

VISTA TO

THE D

AN

DEN

ON

GS

Subject Site

Noise Pollution

Topographical Barrier

Low-Scale Residential Context

Overshadowing Risk

High-Value Trees

Access Points

Liner Park

Bike Path

Potential Pedestrian Link

Panoramic Vista From Site

Long Distance View to Site

Potential Active Interface

Existing Signalised Crossing

Potential Signalised Crossing

Potential Landscaped Setback

Solar AccessFigure 10. Site opportunities and constraints analysis

Wellington Road

Wellington Road

Jack

sons

Roa

dJa

ckso

ns R

oad

CONSTRAINTS

OPPORTUNITIES

1

2

4

5

6

3

3.2 OPPORTUNITIES AND CONSTRAINTS



4) Panoramic vista to the Dandenongs1) Topographical barrier between the two land parcels

2) High-speed traffic at Wellington Road interface 3) Landscape levels at the intersection of Wellington and Jacksons Roads 5) Opportunity for active interface at Jacksons Road 6) Bike path at Wellington Road


Part 3

AV

CT

DR

HAYM

AN

TIV

ERTO

N

MONASH

MO

LESW

ORTH

DR

CCT

ST JAKOB

CT

DR

AV

ST. J

AM

ES P

ARK

DR

LA

NC

ING

DR

CT

CH

AN

CE

LLO

R

OR

DU

NA

PL

WELLINGTON

MIRIAM

JE

LLS

LOC

UM

CT

BRANDON

MATH

DR

PARK

BR

AN

DO

NP

AR

K

DR

SA

TU

RN

BR

AN

DO

N P

AR

KD

R

DR

COLUMBIA

CT

TY

RO

NE

CT

DR

VA

NE

SS

A

VANESSA CR

CR

XAVIE

R

PARA

YA

RD

LE

YD

R

CT

GALWAY

CT

WESLEY

AVIVA

CT

DR

CT

DR

HU

XL

EY

KAMBARA

AV

AV

BERTRAND

HU

BB

AR

D

BERTRAND

POLICE

AVCURIE

RD

CURIE

KA

MB

AR

A

SO

ME

RS

ET

AV

CT

HANSWORTH

AV

TCE

DR

DR

CL

CT

NY

BU

A

MA

YF

AIR

MAYFAIR

TILNEY

EIN

ST

EIN

GR

OV

EL

AN

DS CL

AV

CT

TRESCO

PL

FU

LW

OO

D

DR

CL

CARBONI

HAINTHORPE

DR

DR

AYBROOKCT

CT

AD

AR

E

CT

ST

AV

COLSTON

PL

SO

UTH

RO

KE

BY

CT

CR

RO

MILLY

ST

CT

OTIS

JA

CK

SO

NS

CH

AN

CE

LLO

R

CT

ESON

VANESSA CR

KAULA

CT

AVIVA

XAVIER

YE

OV

IL

DR

ORLI

CO

LU

MB

IA

JE

LLS

CT

CT

CT

NADIACT

WO

OD

VI E

W

WH

AL

LE

Y

LINTON

PH

ILLIM

OR

E

DRPL

ST

LIVERPO

OL

HAM

PTO

N

GIP

PS

CT

CT

GARTON

CT

MILLS

NO

TR

E D

AM

E

NOTRE

HEYTESBURY

HE

YT

ES

BU

RY

PL

KIORA

GV

MALONELORDS

AV

ST

AD

IUM

CT

LO

RD

S

OLD

TR

AF

FO

RD

KIN

KO

KA

CT

PL

NO

TRE D

AM

E

DA

ME

PD

E

PD

E

PD

E

DR

ST

AD

IUM

SIR

KEN

NETH

LU

KE

PL

MAC

AU

LAY

LANDSDOWNE

CCT

CT

UNLEY

CO

OL

EY

LA

CH

ELS

EA

LANDSDOWNE

CCT

WA

Y

TU

SM

OR

E

STADIUM

WA

VE

RL

EY

PA

RK

PL

DR

CCT

V.F.L. PARK

STADIU

M

PL

PL

SU

FFO

LK

GV

WY

SHAKESPEARE

RA

TH

DO

WN

E

RD

CAM

VILLE

CC

T

GERTRUDE

CC

T

FO

RD

HO

LM

AV

E

TREN

TBR

IDG

E

RD

ST

DR

CT CT

SA

CK

VIL

LE

PL

EDEN

CL

AV

ANDOVERCT

HA

NS

WO

RT

H

WA

Y

MA

LF

OR

D

See GREATER DANDENONG PLANNING SCHEME

CT

LOCARNO

ACOL CT

ABBEYDALE

TR

EM

AIN

E

GR

RA

ND

JOLIMONT

BERT

DR

EX

HIB

ITIO

N

GE

RT

RU

DE CT

CENTURION

AVSQ

BROUGHAM

CHELS

EA

CHELSEA

FW

Y

V

AV

A

POLICE

RD

CL

FR

AN

CO

NIA

MANSELLCL

SE

LB

OU

RN

E

BA

DG

ER

CT

HA

LC

OT

CL

MA

YG

RO

VE

PL

AM

BL

EC

OT

E

GLADESWOOD

WA

Y

CT

BROOKLAND

CT

CT

MINERS

CT

IRIS

GRANTH

AM

MORAWA

DOUGHERTY

RENEECL

DO

UG

HE

RT

Y

WA

Y

WILDWOOD

CL

SC

OTS

BU

RN

CT

LAMMAS

WIN

DER

MERE

AD

ELA

AC

LA

ND

CL

IVE

RN

A

CL

CT

CLE

ND

ON

PL

RE

NB

OL

D CT

CR

RD

DIRKALA

HA

VE

RB

RA

CK

CT

PO

RT

LA

ND

STPORTLAND

POLICE

CR

PL RD

CT

CLOVERDALE

RD

DU

NR

OS

SIL

WOODINGTON

WO

OD

VIE

WC

T

DR

WH

AL

LE

YRD

GL

EN

CR

OF

TTCE

RATA

CL

CL

GR

OH

ILL

ST

BR

AC

KE

NC

T

MILL

DR

CT

TIK

IC

T

WIN

DM

ILL

CT

JURY

WH

ALLEY

LU

TA

NA

CT

DR

KENROSS

RE

DF

IELD

GR

AND

VIE

W

HIL

LARD

CT

NERIT

A

CUMBERLAND VIEW

RETIREMENT VILLAGE GR

AY

ST

CR

YSTAL

FAY

ETTE

CT

CT

CT

CT

TO

UR

MA

LIN

E

TO

UR

MA

LIN

EDR

CTMOONSTONE

CR

GE

RA

LD

INE

CL

TANYAPL

CR

RD

DR

WY

BLANFORD

GVE

CT

TO

TTE

NH

AM

GV

E

RATHDOWNE

WO

OMA

NC

H

PL

ES

TE

R

CT

TO

ON

A

PL

ELLAND

SEMPLE

DARBY

WE

ST

HA

M

TOTTENHAM

MA

RS

HA

LL

BATTY

ST

PL

CT

ST

ALLEN

QU

AY

CT

ANDLEIGH SU

GA

R G

UM

JOANCT

MANNA

NORAWA DR

DR

PL

ST

SUGAR GU

M

MENEILLY

WA

Y

ST

MA

LLE

E

CT

SN

OW

GU

M

CT

RD

GR

AN

TH

AM

DR

PAGE

CL

CT

NIMMO

DR

JESSUP

SN

ED

DO

N

CT

CT

GA

RN

ET

T

BLVD

LA

LO

RC

L

HA

VE

RB

AC

K

HOLMBURY

CL

TCE

WELLINGTON

DR

CTEVERTO

N

CL

UP

TO

NC

T

RD

ALD

ER

BR

OO

K

HOLMBURY

RD

GR

AN

DV

IEW

MERRAN

FAYETTE CT CT

CL

TA

NY

AP

L

KE

NR

OS

S

GA

RN

ET

T

CT

HA

ILS

HA

M

ODESSA

OD

ES

SA

CT

DR

CICADA

CT

GLADESWOOD

AN

GL

ES

EA

AMBLECOTE

CT

CT

ALV

AN

LE

Y

CT

TCE

CT ROXLEY

PL

TCE

GRANTHAM

HA

VE

RB

RA

CK

MONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISION

AMENDMENT C119

Scale: 1:4,998

100 0 100 200 300 400 500 m

AV

DR

HAYMAN

TIVERTON

MONASH

MOLESWORTH

DR

CCTST JAKOB

CT

DR

AV

ST. JAMES PARK

DR

LAN

CIN

G

DR

CT

CH

ANC

ELLO

R

WELLINGTON

MIRIAM

JELL

S

LOCUM

CT

BRANDONMATH

DR

PARK

BRANDON

PARK

DR

SATUR

N

BRAN

DO

NPA

RK

DR

DR

COLUMBIA

CT

TYRO

NE

CT

DR

VAN

ESSA

VANESSA CR

CR

XAVIER

PARA

YAR

DLE

YD

R

CTGALWAY

CT

WESLEY

AVIVA

CT

DR

CT

R

HU

XLEY

KAMBARA

AV

V

RAND

HU

BBAR

D

BERTRAND

POLICE

AVE

D

CURIE

KAM

BAR

A

SOM

ERSE

TAV

CT

HANSWORTH

AV

TCE

DR

DR

CL

CTN

YBUA

MAY

FAIR

MAYFAIR

TILNEY

EIN

STEI

N

GR

OVE

LAN

DS CL

AV

CT

TRESCO

PLFU

LWO

OD

DR

CL

CARBONI

HAINTHORPE

DR

DR

AYBROOK CT

CT

ADAR

EC

T

ST

AV

COLSTONPL

SOUTH

RO

KEBY

CT

CR

ROMILLY

ST

CT

OTIS

JAC

KSO

NS

CH

ANC

ELLO

CTESON

VANESSA CR

ULACT

AVIVA

XAVIER

YE

DR

ORLI

CO

LUM

BIA

JELL

S

CT

CT

CT

ACT

WO

OD

VIEW

WH

ALLE

Y

LINTON

PHILLIM

OR

EDRPL

ST

LIVERPOOL

HAMPTON

GIP

PSC

T

CT

GARTON

CT

MILLS

NOTR

EDA

ME

NOTRE

HEYTESBURY

HEY

TESB

UR

YPL

KIORA

GV

MALONE LORDSAV

STADIU

MCT

LOR

DS

OLD

TRAF

FOR

D

KIN

KOKA

CT

PLNOTREDAME

DAM

EPD

E

PDE

PDE

DR

STAD

IUM

SIRKENNETH

LUKE

PL

MACAULAY

LANDSDOWNE

CCT

CT

UNLEYCO

OLE

YLA

CH

ELSE

A

LANDSDOWNE

CCT

WAY

TUSM

OR

E

STADIUM

WAV

ERLE

YPA

RK

PL

DR

CCT

V.F.L. PARK

STADIUM

PL

PL

SUFF

OLK

GV

WY

SHAKESPEARE

RATH

DOW

NE

RD

CAMVILLE

CCT

GERTRUDE

CC

T

FORD

HOLM

AVE

TRENTBRIDGE

RD

ST

DRCT C

TSAC

KVILLE

PL

EDEN

CL

AV

ANDOVER CT

HAN

SWO

RTH

WAY

MAL

FOR

D

CTLOCARNO

ACOL CT

ABBEYDALE

TREM

AIN

E

GR

RAND

JOLIMONTBERT

DR

EXHI

BITI

ON

GER

TRUD

E CT

CENTURION

V

AVA

POLICE

RD

G r e a t e r D a n d e n o n g C i t y C o u n c i l

AVSQ

BROUGHAM

CHELSEA

CHELSEA

FWY

CL

FRAN

CO

NIA

MANSELL CL

SELB

OU

RN

E

BAD

GER

CT

HAL

CO

TC

L

MAY

GR

OVE

PL

AMBLEC

OTE

GLADESWOOD

WAY

CT

BROOKLAND

CT

CT

MINERS

CT

IRIS

GRANTHAM

MORAWA

DOUGHERTY

RENEECL

DO

UG

HER

TY

WA

Y

WILDWOOD

CLSCOTSBURN

CTLAMMAS

WINDERMERE

ADEL

A

ACLAN

DC

L

IVERNA

CL

CT

CLE

ND

ON

PLR

ENBO

LD CT

CR

RD

DIRKALA

HAV

ERBR

ACK

CT

PORTLAND

ST PORTLAND

POLICE

CR

PL RD

CT

CLOVERDALE

RD

DUNROSSIL

WOODINGTON

WO

ODV

IEW

CT

DR

WH

ALLEYRD

GLE

NC

RO

FTTC

E

RATA

CL

CL

GR

OHILL

ST

BRAC

KEN

CT

MILL

DR

CT

TIKI

CT

WIN

DM

ILLC

T

JURY

WHALLEY

LUTANA

CT

DR

KENROSS

RED

FIELD

GRANDVIEW

HILLARD

CTNERITA

CUMBERLAND VIEWRETIREMENT VILLAGE G

RAY

ST

CRYSTAL

FAYETTE

CT

CT

CT CT

TOU

RMAL

INE

TOU

RM

ALIN

E

DR

CTMOONSTONE

CR

GER

ALDIN

E

CL

TANYA PL

CR

RDDR

WY

BLANFORD

GVE

CT

TOTT

ENHA

MGV

E

RATHDOWNE

WO

OMAN

CH

PL

ESTE

R

CT

TOO

NA

PLELLAND

SEMPLE

DARBY WESTH

AM

TOTTENHAM

MARSHALL

BATTYST

PLCT

ST

ALLEN

QU

AY

CT

ANDLEIGH SUG

ARG

UM

JOAN CT

MANNA

NORAWA DR

DR

PL

ST

SUGAR GUM

MENEILLY

WAY

ST

MAL

LEE

CT

SNO

WG

UM

CT

RD

GR

ANTH

AM

DR

PAGE

CL CT

NIMMO

DR

JESSUP

SNED

DO

N

CT

CT

GAR

NET

T

BLVD

LALORCL

HAVER

BACK HOLMBURY

CL

TCE

WELLINGT

DR

CTEVERTON

CL

UPTO

NCT

RD

ALDER

BRO

OK

HOLMBURY

RD

GRAN

DVIE

W

MERRAN

FAYETTE CT CT

L

TAN

YAPL

KEN

RO

SS

GAR

NET

T

CT

HAILSH

AM ODESS

OD

ESSACT

DR

CICADA

CT

GLADESW

ANG

LESEA

AMBLECOT

CTCT

ALVANLEY

CT

TCE

CT ROXLEY

PL

TCEGRANTHAM

HAVERBRACK

DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1

DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1 DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1DDO1

MONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISIONMONASH PLANNING SCHEME - LOCAL PROVISION

This publication is copyright. No part may be reproduced by any process exceptin accordance with the provisions of the Copyright Act. State of Victoria.

This map should be read in conjunction with additional Planning OverlayMaps (if applicable) as indicated on the INDEX TO MAPS.

MAP No 23DDODESIGN AND DEVELOPMENT OVERLAY

AUSTRALIAN MAP GRID ZONE 55

INDEX TO ADJOININGMETRIC SERIES MAP

18/3/2015Printed:

NNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNNN

Scale: 1:4,998100 0 100 200 300 400 500 mOverlays

Design And Development Overlay -Schedule 1

DDO1

1

1011

1213 14 15 16

17 18

19

2

20 21 2223 24

3 45

67 8 9

3.3 EXISTING PLANNING CONTROLS

Figure 11. Zones (Source: Monash Planning Scheme, 2014) Figure 12. Design and Development Overlay (Source: Monash Planning Scheme, 2015)

The site is currently zoned Commercial 2 and covered by a Design and Development Overlay Schedule 1.

The key purpose of the Commercial 2 Zone is to encourage commercial areas for offices, appropriate manufacturing and industries, bulky goods retailing, other retail uses, and associated business and commercial services. Notably under this zoning, most accommodation type land uses (including dwellings) are prohibited.

The key purpose of the Design and Development Overlay is to identify areas which are affected by specific requirements relating to the design and built form of new development. Schedule 1 relates to ‘industrial and commercial design’ and, dictates various discretionary requirements including in relation to setbacks



Currently situated on the land is the former Office Max’s headquarters, the former Body Shop Complex, a large double storey office building, restaurant, commercial kitchen, 115 place childcare centre, a 25m in-ground outdoor pool, a large warehouse, and sizable car parking areas. Only part of the Office Max’s Warehouse, childcare centre, kitchen and half the office space is currently being utilised, which indicates that the site is under-performing in serving the Mulgrave community. It is also underdeveloped at a time when planning policies anticipate improved and more efficient utilisation of already serviced land with the metropolitan areas of Melbourne.

On weekends, a popular farmers market and yoga sessions are held on the site. The market is a great feature in promoting social interaction and it’s an indicator that there is an existing demand for residential development within the area.

Although the site presents pockets of mature vegetation, vast areas of underutilised impermeable surfaces contribute negatively to the site’s environmental conditions. Future development has the potential to mitigate this problem by creating new landscaped spaces and/or allocating new uses to these areas.

1) Childcare centre

4) Underutilised warehouse

7) Underutilised recreation facilities

3) Restaurant

6) Vast at-grade car parking

2) Double-storey office building

5) Underutilised impermeable space

8) Farmer’s Market 9) Office Max

3.4 CURRENT SITE USE

4 Design GuidanceBuilding on the review of strategic planning and site analysis, and having regard of urban design, landscape and economic development principles, this section of the report provides recommended design guidance to inform the future planning framework and ultimately the urban renewal of the site.


Design Guidance

The core project objectives include:

• To create opportunities for an integrated community catering for the needs of those who will live in the site as well as those living in the local community.

• To create opportunities for ecologically sustainable developments using the core principles of community development to enrich and strengthen civil society.

• To increase community health by providing opportunities for a walkable, medium-density neighbourhood.

• To acknowledge that community health and wellbeing is not just about service delivery but about community connectedness and lifestyle improvement.

• To create opportunities for urban development models that recognise the importance of density, diversity, access to nature and open spaces and community integration.

4.1 PROJECT VISION

Vision

The Wise Wellness Precinct will become the heart

of the Mulgrave community. The Precinct will be

a sustainable community that provides diverse

services and housing options and opportunities for

all people to connect with each other.


Part 4

• In contrast to its surrounding context this large redevelopment site presents opportunities to create a permeable, pedestrian-oriented environment.

• The site layout should enhance overall neighbourhood walkability and integrate established residential areas.

• New development in the site may trigger the need for a new signalised crossing on Jacksons Road. This crossing could provide opportunities for increased walkability levels and improved traffic management within the surrounding context area.

• New internal streets and shared ways should assist in integrating this ‘island’ site with the wider urban area, within the constraints of the adjoining roadways.

• DDA compliant pedestrian movement must be considered to address level changes within and around the site.

Subject Site

Topographical Barrier

Bus Route

Smart Bus Line

Primary Internal Road

Secondary Internal Road

Primary Access

Primary Access (left-in/left-out)

Secondary Egress Point (left-out)

Pedestrian/Cycle Permeability

Bus Stop

Signalised Crossing

Existing signalised

crossing

Potential signalised

crossing

Wellington Road

Jack

sons

Roa

d

4.3 SCALE AND BUILT FORM

Wellington Road

10m setback

3m setback 7.6m

set

back

3m s

etba

ck

Jack

sons

Roa

d

Subject Site

Building Envelope - 3/4 Storeys

Building Envelope - 4 Storeys

Building Envelope - 6 Storeys

Setbacks

Potential Pedestrian Link

‘Clear Sky’ View Corridors

Solar Access

• The dynamic site topography provides opportunities for different building typologies and built form, with minimal impact on existing neighbouring properties.

• Built form should respond to existing low-scale residential context to the west and to the south of the site, providing 3-metre setbacks to these boundaries.

• To ensure clear sky view corridors to neighbouring properties, built form along the boundaries of the site should not exceed more than 3 levels from neighbouring properties ground level.

• Built form on the centre of the site should be taller to capitalise on existing topography, ensuring views to surrounding landscapes.

• The topography of the site should be used to conceal car parking areas avoiding adverse impacts on streetscapes.

• Along with the site’s topography, built form should ensure the creation of different types of enclosed open spaces.

• Built form orientation should maximise access to natural light and ensure sunlight access to open spaces.

• Jacksons Road is envisioned to become the major pedestrian access to the subject site. Additional to a 7.6-metre setback, built form along this street frontage should be fine grain and allow for multiple pedestrian links to the site.

• Given the width and scale of Wellington Road, a 10-metre landscaped buffer should be provided on this interface.

• Building separation should be a minimum of:

o 12 metres up to 4 storeys

o 18 metres above 4 storeys.

4.2 ACCESS AND MOVEMENT

Figure 13. Indicative access and movement design guidance Figure 14. Scale and built form design guidance

• Car parking and loading/service should be accommodated below-grade and/or behind active building frontages, to conceal these from new and existing streetscapes.

Indicative internal road

(road layout requires further design)


Design Guidance

4.5 PUBLIC REALM

Wellington RoadWellington Road

Jack

sons

Roa

d

Jack

sons

Roa

d

Subject Site/Mixed Use

Potential Residential

Potential Commercial/Retail

Potential High-Intensity Use

Subject Site

Potential Connection

Active Interface

Landscaped Setback

High-Value Trees

• Located within a predominately residential area and aiming to create a new urban destination for Mulgrave, the subject site provides opportunities for development of greater scale and intensity, and therefore the opportunity for a complex configuration of various residential types, offices, retail, health and community services, and other supporting uses.

• To accommodate different types of households, redevelopment on the subject site should incorporate a diverse mix of residential accommodation that provides a range of dwelling types and sizes.

• The spatial arrangements and inter-relationships of land uses, in relation to the public realm, site interfaces, and on-site shared streets and open spaces, is an important design consideration and opportunity for the site – the mix and configuration of uses should support a vibrant, diverse and active urban precinct, during daytime and evening hours, with activation benefits for the surrounding public realm.

• The future streetscapes and open spaces within and around the site should be clearly defined through frontage development, and activated by ground floor uses.

• Due to the less intense vehicular traffic and lower level of noise pollution, Jacksons Road could accommodate a variety of community services which could in turn activate the street frontage.

• Any community buildings that generate high intensity of use, such as childcare and community hubs should be located on the corners of the site, ensuring easy access and legibility from afar.

• Currently Wellington Road presents quite a harsh pedestrian environment with heavy traffic flows and a broad, expansive road environment. Development within the site should provide a landscaped setback to this interface, providing a robust design response, and improving the pedestrian environment.

• Within the subject site, and at the smaller ‘human’ scale, there is potential to create a more generous and spacious pedestrian environment to increase the amenity and walkability of this locality, through high-quality spaces and continuous streetscape activation.

• Internal streets, shared ways and public spaces should provide amenable, human-scale frontage conditions, through ‘shared space’ design treatments, low vehicle usage, and pedestrian priority areas, as well as ground-floor and upper level activation.

• Development within the site should provide landscaped setbacks and active interfaces to Jacksons Road to promote pedestrian activity and integration with the surrounding residential context.

• To achieve passive surveillance outcomes, visual interest and visual interaction between public and private spaces, future development should provide clearly defined open spaces, edged by active uses at ground floor level, and overlooked by upper level uses.

• Existing high-value trees should be retained and protected.

4.4 LAND USE

Figure 15. Land use design guidance Figure 16. Public realm design guidance


Part 4

4.6 SUB-PRECINCTS

Figure 17. Sub-precincts

WELLINGTON ROAD

JAC

KS

ON

S R

OA

D

+ RL70

+ RL75

+ RL80

+ RL85

+ RL90

+ RL80

+ RL85

30m

20m

31m

10m

10m

7.6m

7.6m

3m

3m3m

3m

20m

Sub

-Pre

cinc

t B

Sub-Precinct A

Sub-Precinct D

Sub-Precinct C

Sub

-Pre

cinc

t C

10m Setback

10m Setback

3m Setback

3m Setback

3m S

etb

ack

3m S

etb

ack

7.6m

Set

bac

k

7.6m

Set

bac

k

Aiming to achieve the vision for the site (see p.19) and considering current site conditions, which include low-scale residential interfaces, distinct topography and landscape views, the subject site has been subdivided into four sub-precincts of different character – Wellington Road Interface; Jacksons Road Interface; Residential Interface; and Core Precinct. This approach responds to the scale and character of neighbouring properties, while creating opportunities for an integrated, medium-density community which is walkable and diverse, providing housing options for a range of household types.

The proposed sub-precinct structure ensures the delivery of land parcels that are developable and comply with the proposed design guidelines regarding access and movement, built form, land use and public realm (see p. 20 and 21).

• Generous, landscaped setbacks respond to the character of Wellington and Jacksons Roads and surrounding residential context while providing buffers to future development within the site.

• Setbacks to the western and southern boundaries ensure that amenities of adjacent properties, which sit above the subject site’s level, are retained and protected.

• Width of Sub-Precinct A responds to existing level change at the interface with Sub-Precinct D and allows for delivery of landscaped setbacks and built form which is commercially viable for residential and mixed-use developments.

• Width of Sub-Precinct B ensures delivery of commercial and retail opportunities with landscaped active interfaces to Jacksons Road.

• Width of Sub-Precinct C ensures delivery of residential developments, which could include townhouses and low-scale double-loaded apartment floor plates, which are set back from neighbouring properties.

• Sub-precinct heights allow for medium-density development within the site while ensuring amenities of surrounding properties, such as access to direct natural light, privacy, long-distance views and landscaped character is retained and protected.

Subject Site

Setbacks

Sub-Precinct A - 4 Storeys

Sub-Precinct B - 4 Storeys

Sub-Precinct C - 3/4 Storeys

Sub-Precinct D - 6 Storeys

Setback Area

Landscaped Setback Area


Design Guidance

Area: 6,928 sqm

Dimensions: 31m x 221m

Preferred Height: 4 storeys (12.8m)

Development Outcomes:

Buildings with a prominent built form presence to Wellington Road, frame the higher built forms within the site and provide for:• Well landscaped front setbacks to Wellington Road,

including the provision of canopy trees.

• Buildings orientated to Wellington Road.

• Encouragement of non-residential uses on the corner of Jacksons Road and Wellington Road.

• Integrated frontages to Wellington Road with an interesting architectural presentation.

• Pedestrian and vehicular permeability to Sub-Precinct D having regard to the substantial level differences.

Area: 4,230 sqm




High architectural quality buildings which provide a connection between Jacksons Road and the rest of the precinct and provide for: • Well landscaped front setbacks to Jacksons Road,

including the provision of canopy trees.

• Encouragement of non-residential uses.

• Buildings orientated to Jacksons Road.

• Integrated frontages to Jacksons Road with an interesting architectural presentation.

• Opportunities for active interfaces to Jacksons Road.

• Pedestrian and vehicular permeability to Sub-Precinct D having regard to the substantial level difference.

Area: 8,451 sqm

Dimensions: 20m x 252m (south) | 20m x 186m (west)

Preferred Height: 3/4 storeys (9.6/12.8m)


Lower height buildings separated from existing abutting residential properties and provide for:

• Well landscaped setbacks to Wellington Road, Jacksons Road and existing residential interfaces, including the provision of canopy trees.

• Management of off-site amenity impacts, particularly overshadowing to the south.

• Development setback in accordance with Clause 55.04-1 (Standard B17 – Side and Rear Setbacks) from the southern and western precinct boundaries.

• Siting of new development to maintain reasonable views across the site from existing abutting residential properties.

• Development that does not sit more than three storeys above the natural ground level of the abutting residential property.

Area: 28,617 sqm




Buildings which take advantage of the more centralised location to provide increased built form and provide for:• Appropriate management of the level change between 1

Jacksons Road and 634 Wellington Road.

• Long-distance views to landscape.

• Permeability within sub-precinct and to Sub-Precincts A, B and C, having regard to the substantial level differences.

Figure 18. Sub-Precinct A Figure 19. Sub-Precinct B Figure 20. Sub-Precinct C Figure 21. Sub-Precinct D

Sub-Precinct A - Wellington Road Interface Sub-Precinct B - Jacksons Road Interface Sub-Precinct C - Residential Interface Sub-Precinct D - Core Precinct


Part 4

WELLINGTON ROAD

JAC

KS

ON

S R

OA

D

Sub

-Pre

cinc

t B

Sub-Precinct A

Sub-Precinct D

Sub-Precinct C

Sub

-Pre

cinc

t C

1 JACKSONS ROAD634 WELLINGTON ROADNEIGHBOURINGPROPERTY

JAC

KS

ON

S R

OA

D

WEST EAST

12mmin

12m12m

12m

3m Setback 7.6m Setback

Precinct C Precinct A

20m 221m

4 Storeys

Maximum HeightPermitted

Existing Building

4.7 INDICATIVE EAST-WEST SECTION 1

Subject Site

Existing Site Topography





Setback Area



Design Guidance

WELLINGTON ROAD

JAC

KS

ON

S R

OA

D

Sub

-Pre

cinc

t B

Sub-Precinct A

Sub-Precinct D

Sub-Precinct C

Sub

-Pre

cinc

t C

1 JACKSONS ROAD

JAC

KS

ON

S R

OA

D

634 WELLINGTON ROAD

WEST EAST

NEIGHBOURINGPROPERTY

20m

3m Setback 7.6m Setback

202m 30m

12m12m

12m12m

18m

12m

18m

Precinct C Precinct D Precinct B


Existing Building

4 Storeys

4 Storeys 6 Storeys


Subject Site






Setback Area



Part 4


WELLINGTON ROAD

JAC

KS

ON

S R

OA

D

Sub

-Pre

cinc

t B

Sub-Precinct A

Sub-Precinct D

Sub-Precinct C

Sub

-Pre

cinc

t C

Subject Site






Setback Area


JAC

KS

ON

S R

OA

D

1 JACKSONS ROAD634 WELLINGTON ROAD

WEST EAST

3m Setback

252m

Precinct C


7.6m Setback

12m12m

12m12m


Existing Building

4 Storeys


Design Guidance

4.10 INDICATIVE NORTH-SOUTH SECTION 4

WELLINGTON ROAD

JAC

KS

ON

S R

OA

D

Sub

-Pre

cinc

t B

Sub-Precinct A

Sub-Precinct D

Sub-Precinct C

Sub

-Pre

cinc

t C

Subject Site






Setback Area


1 JACKSONS ROAD

SOUTH NORTH


WE

LLIN

GTO

N R

OA

D

3m Setback

192m

10m Setback

Precinct C

12m 12m 12m


Existing Building

4 Storeys


Part 4


WELLINGTON ROAD

JAC

KS

ON

S R

OA

D

Sub

-Pre

cinc

t B

Sub-Precinct A

Sub-Precinct D

Sub-Precinct C

Sub

-Pre

cinc

t C

Subject Site






Setback Area


1 JACKSONS ROAD

SOUTH NORTH


WE

LLIN

GTO

N R

OA

D

12m

18m

3m Setback

142m

Precinct D

20m

Precinct C

30m

Precinct A

10m Setback

12m 12m


Existing Building

4 Storeys 4 Storeys6 Storeys


Design Guidance


WELLINGTON ROAD

JAC

KS

ON

S R

OA

D

Sub

-Pre

cinc

t B

Sub-Precinct A

Sub-Precinct D

Sub-Precinct C

Sub

-Pre

cinc

t C

Subject Site






Setback Area


1 JACKSONS ROAD

WE

LLIN

GTO

N R

OA

D

SOUTH NORTH

10m


3m Setback

142m

Precinct D

20m

Precinct C

30m

Precinct A

10m Setback

12m 12m12m12m


Existing Building

4 Storeys


Part 4

4.13 AERIAL VIEW 1

Welling

ton Road

Jacksons Road


Design Guidance

4.14 AERIAL VIEW 2

Wel

lingt

on R

oad

Jacksons Road


Part 4

4.15 WELLINGTON ROAD VIEW


Design Guidance

4.16 JACKSONS ROAD VIEW


Contact DetailsSJB Architects & SJB UrbanLevel 5, 18 Oliver LaneMelbourne VIC 3000t: (03) 9699 6688

SJB Planning1/80 Dorcas StreetSouthbank VIC 3006t: (03) 8648 3500

www.sjb.com.au

Adidem Wise Wellness Precinct, Mulgrave · Wise Wellness Precinct Rezoning Report 1 Jacksons Road Mulgrave VIC 3170 Ref 66927 Date issued: March 2019 Version: 08 Contact Details SJB

Documents