42-52 Elizabeth Drive,
Rosebud, Carrington Park
Planning Scheme Amendment and
Planning Application
Prepared for Storemaker Pty Ltd
David Lock Associates
December 2014
Artist’s Impression
2
David Lock Associates
Planning Scheme Amendment and Planning Application
42-52 Elizabeth Drive, Rosebud
December 2014
Contents
1.0 Introduction .............................................................................................................................................................. 2
2.0 Strategic Context ...................................................................................................................................................... 3
3.0 Urban Context .......................................................................................................................................................... 4
4.0 Site Analysis .............................................................................................................................................................11
5.0 Urban Design Policy ................................................................................................................................................ 12
6.0 Opportunities and Constraints................................................................................................................................ 13
7.0 Urban Design Principles........................................................................................................................................... 16
8.0 Urban Design Reponse: Planning Scheme Amendment.......................................................................................... 18
8.0 Urban Design Response: Planning Applcation......................................................................................................... 18
1
Urban Context and Design Response Report
480 Punt Road, South Yarra
June 2014
1.0 Introduction
This report has been prepared by David Lock Associates (DLA) on
behalf of Storemaker Pty Ltd.
This report has been prepared to accompany a S96A Application in relation to
a request to amend the Planning Scheme and develop the site in accordance
with the Amended Planning Scheme.
The purpose of this report is to:
• Document the key characteristics of the subject site and its context that
should influence its development from an urban design perspective; and
• Explain how the proposed amendment to the Planning Scheme and
proposal for the redevelopment of the site responds to this context.
Section 2.0 of this report identifies the strategic context of the subject site.
Section 3.0 analyses the site’s surrounding context.
Section 4.0 identifies the key conditions and features of the subject site and
adjoining properties.
Section 5.0 documents the relevant planning policy context in relation to the
urban design matters.
Section 6.0 provides a description of the key opportunities and constraints
presented by the site illustrated by an annotated plan.
Section 7.0 provides a summary of the design principles that have evolved
from the analysis of the strategic and urban context of the site, the site
conditions and the policy context.
Section 8.0 explains the urban design aspects of the proposed Planning
Scheme Amendment.
Section 9.0 outlines the urban design aspects of the planning application.
2
David Lock Associates
David Lock Associates
Urban Context and Design Response Report
480 Punt Road, South Yarra
June 2014
2.0 Strategic Context
DROMANA
PORT
PHILLIP BAY
McCRAE
PLAZA
ROSEBUD
MAC
N
AY
W
E
A
ARTHURS
SEAT
1.
ARTHURS SEAT
STATE PARK
Respect the environmental values
of the Arthurs Seat State Park.
NG
TO
N
PE
ELIZABETH DRIVE
E
FR
L
SU
IN
Figure 1
Strategic Context
OR
NI
ROSEBUD
PLAZA
M
ELIZABETH DRIVE
Rosebud
Park Public
Golf Course
ARTHURS SEAT
STATE PARK
2.
Limit Development to land within
the Urban Growth Boundary.
Rosebud
Country
Club
3
David Lock Associates
Planning Scheme Amendment and Planning Application
42-53 Elizabeth Drive, Rosebud
December 2014
3.1 Urban Context: Urban Structure
LAWSON
PARK
FR
EE
WA
Y
URBAN STRUCTURE
Figure 2
Urban Structure
SUBJECT SITE
FREEWAY
ARTERIAL ROAD
BUS ROUTE
PEDESTRIAN LINK
PUBLIC OPEN SPACE
GOLF COURSE
ACTIVITY CENTRE
COMMUNITY USE
RETIREMENT VILLAGE
CONVENTIONAL RESIDENTIAL
LOW DENSITY RESIDENTIAL
CREEK
LOCAL LANDMARK
ITEM TITLE
PE
NI
NS
UL
A
SUBJECT SITE
FREEWAY
ARTERIAL ROAD
IN
GT
ON
BUS ROUTE
ARTHURS SEAT
STATE PARK
AVENUE
MO
RN
AUSTIN
Rosebud
Retirement
Village
CONVENTIONAL RESIDENTIAL
LOW DENSITY RESIDENTIAL
ROSEBUD
R
C
CARRINGTON
DRIVE
ROAD
TUDOR
K
RIVE
TT D
CRE
AVENUE
W
BAYV
IE
ROAD
NCK
SCHA
OO
SEABR
CAPE
DRIVE
ELIZABETH
kin
gT
rac
k
LOCAL LANDMARK
al
ays W
B
o
Tw
ELIZABETH DRIVE
DS
N ROA
MARIO
AVEN
UE
LING
OLLOSE
3.
ROAD
WATERFALL GULLY
Aged Care
SYLVAN
BUSHLAND
RESERVE
Respect the historical
significance of the existing
building on the site as a local
landmark.
Y
AD
RO
SHERWOOD
AVENUE
GO
OL
GO
W
IE
Amberlee
Caravan
Park
STREET
OLD
ROSEBUD PARK
PUBLIC GOLF COURSE
DANINA
COURT
McLARED COURT
ST ANDREWS AVENUE
ROAD
Rosebud
Tennis
Club
Carrington
Caravan
Park
RETIREMENT VLLAGE
ROAD
HOVE
ROAD
ROSEBUD AND DISTRICK
PONY CLUB
4
ACTIVITY CENTRE
COMMUNITY USE
HOVE
JET
T
PUBLIC OPEN SPACE
GOLF COURSE
ROSEBUD PUBLIC PARK
AND RECREATION RESERVE
ROAD
BURUNDA
PEDESTRIAN LINK
VE
DRI
LO
AVA
N
GOOLGOWIE
BUSHLAND
RESERVE
ELIZABETH DRIVE
JOB : 42-52 ELIZABETH DRIVE, ROSEBUD
CODE : STM001
DATE : 16 MAY 2014
SCALE : 1:1000@A3
4.
LEVEL 2, 166 ALBERT ROAD
SOUTH MELBOURNE VIC 3205
t 03 9682 8568
f 03 9682 1221
www.dlaaust.com
Respect the prevailing building
siting and scale.
David Lock Associates
Planning Scheme Amendment and Planning Application
42-52 Elizabeth Drive, Rosebud
December 2014
3.2 Urban Context: Access and Movement
BURUNDA
ROAD
ACCESS AND MOVEMENTFigure 3
ROSEBUD PUBLIC PARK
AND RECREATION RESERVE
Access and Movement
SUBJECT SITE
ARTERIAL ROAD
BUS ROUTE
PEDESTRIAN LINK
PUBLIC OPEN SPACE
GOLF COURSE
CREEK
ITEM TITLE
HOVE
ROAD
HOVE
ROAD
SUBJECT SITE
ARTERIAL ROAD
Rosebud
Tennis
Club
BUS ROUTE
PEDESTRIAN TRACK
PUBLIC OPEN SPACE
CREEK
kin
gT
rac
k
ROSEBUD PARK
PUBLIC GOLF COURSE
GOLF COURSE
DANINA
COURT
ST ANDREWS AVENUE
OU
M cLARED C RT
al
ays W
B
o
Tw
ROSEBUD
RIVE
TT D
CRE
Carrington
Caravan
Park
CARRINGTON DRIVE
DRIVE
ELIZABETH
OAD
RDRORADR
TU
TUDO
AVENUE
ELIZABETH DRIVE
5.
Design new roads to reinforce the
coastal character of the area.
k
ree
C
l
l
rfa
Wate
DS
N ROA
MARIO
ELIZABETH DRIVE
NG
LLI
RO
CLOSE
McLaren’s
Dam
6.
JOB : 42-52 ELIZABETH DRIVE, ROSEBUD
WATERFALL GULLY
ROAD
CODE : STM001
DATE : 16 MAY 2014
SCALE :
LEVEL 2, 166 ALBERT ROAD
SOUTH MELBOURNE VIC 3205
t 03 9682 8568
f 03 9682 1221
www.dlaaust.com
Incorporate legible pedestrian
access from Elizabeth Drive to
the Two Bays Walking Track
within the Arthurs Seat State
Park.
5
David Lock Associates
Planning Scheme Amendment and Planning Application
42-53 Elizabeth Drive, Rosebud
December 2014
3.3 Urban Context: Environmental Features
Figure 4
ENVIRONMENTAL
FEATURES
Environmental
Features
ITEM TITLE
ROAD
HOVE
SUBJECT SITE
ARTERIAL ROAD
MIDDAY
Rosebud
Tennis
Club
BUS ROUTE
PEDESTRIAN LINK
PUBLIC OPEN SPACE
GOLF COURSE
MULTI UNIT DEVELOPMENT
DRIVE
ELIZABETH
FALL OF LAND
MORNING
VIEWS
VISIBILITY
OK
SEABRO
AVENUE
Carrington
Caravan
Park
Rosebud Park
Public Golf Course
STREET TREES
ELIZABETH DRIVE
7.
Locate and design buildings to
achieve a reasonable sharing of
views of Port Phillip Bay.
8.
Maximise westerly views towards
the Sorrento foreshore.
9.
Minimise the extent of cut and fill
ST
AFTER
NOON
AVENUE
CREEK
SUBJECT SITE
ARTERIAL ROAD
BUS ROUTE
PEDESTRIAN LINK
PUBLIC OPEN SPACE
GOLF COURSE
MULTI UNIT DEVELOPMENT
CREEK
STREET TREES
FALL OF LAND
VIEWS
VISIBILITY OF SITE
ROSEBUD
AV
EN
UE
JOB : 42-52 ELIZABETH DRIVE, ROSEBUD
WATERFALL GULLY
ROAD
CODE : STM001
DATE : 16 MAY 2014
SCALE :
LEVEL 2, 166 ALBERT ROAD
SOUTH MELBOURNE VIC 3205
t 03 9682 8568
f 03 9682 1221
www.dlaaust.com
6
ROSEBUD PUBLIC PARK
AND RECREATION RESERVE
David Lock Associates
ROAD
HOVE
ROAD
Planning Scheme Amendment
andTITLE
Planning Application
ITEM
42-52 Elizabeth Drive, Rosebud
SUBJECT SITEDecember 2014
ARTERIAL ROAD
d
BUS ROUTE
PEDESTRIAN TRACK
3.4 Urban Context: Development Pattern
PUBLIC OPEN SPACE
GOLF COURSE
CONVENTIONAL RESIDENTIAL
Figure 5
COMMUNITY
Development
Pattern USE
ng
Tra
ck
MULTISITE
UNIT DEVELOPMENT
SUBJECT
FREEWAY
CREEK
ARTERIAL ROAD
BUS ROUTE
PEDESTRIAN LINK
PUBLIC OPEN SPACE
GOLF COURSE
COMMUNITY USE
CONVENTIONAL RESIDENTIAL
MULTI UNIT DEVELOPMENT
CREEK
lki
ROSEBUD PARK
PUBLIC GOLF COURSE
ED COURT
DANINA
COURT
ST ANDREWS AVENUE
M cLAR
a
W
s
y
Ba
Two
DRIVE
ETH
CARRINGTON DRIVE
AD
DRORADRO
R
U
T
O
D
U
T
IVE
T DR
T
E
CR
Elizabeth Drive
DS
N ROA
O
I
R
A
M
NG
LLI
RO
McLaren’s
Dam
CLOSE
FALL GULLY
Wat
ROAD
ee
r
C
ll
erfa
k
10. Respect the surrounding
subdivision pattern
Elizabeth Drive
11. Sensitively respond to the
surrounding landscape and
existing residential amenity. JOB
: 42-52 ELIZABETH DRIVE, ROSEBUD
CODE : STM001
DATE : 17 JUNE 2014
SCALE : NTS
7
David Lock Associates
Planning Scheme Amendment and Planning Application
42-53 Elizabeth Drive, Rosebud
December 2014
3.5 Urban Context: Building and Architectural Characteristics
12. Avoid high and solid fences alongside
the public realm and common areas.
ELIZABETH DRIVE
View looking east up Elizabeth Drive towards subject site
View looking west down Elizabeth Drive
13. Respect the prevailing setbacks
along Elizabeth Drive.
14. Adopt contemporary building styles
that provide a sensitive response to
the surrounding landscape.
View towards clubhouse from Elizabeth Drive
8
Views towards Sorrento foreshore
FR
EE
WA
Y
Planning Scheme Amendment and Planning Application
42-52 Elizabeth Drive, Rosebud
December 2014
MO
RN
IN
GT
ON
PE
NI
NS
UL
A
David Lock Associates
BURUNDA
ROAD
ROSEBUD PUBLIC PARK
AND RECREATION RESERVE
NORTH SIDE
ROAD
HOVE
ROAD
HOVE
Rosebud
Tennis
Club
ROSEBUD PARK
B. 54 Elizabeth Drive
PUBLIC GOLF COURSE
A.
ED COURT
DANINA
COURT
ST ANDREWS AVENUE
M cLAR
SOUTH SIDE
CARRINGTON DRIVE
F. 64 Elizabeth Drive
OAD
RDRORADR
TU
TUDO
D. 36 Elizabeth Drive
ELIZABETH
ROSEBUD
C. 34 Elizabeth Drive
Carrington
Caravan
E. 38 ElizabethPark
Drive
F
DRIVE
RIVE
TT D
CRE
AVENUE
Ba
Two
B E D C
A
DS
N ROA
MARIO
NG
LLI
RO
CLOSE
McLaren’s
Dam 9
David Lock Associates
Planning Scheme Amendment and Planning Application
42-53 Elizabeth Drive, Rosebud
December 2014
4.0 Site Analysis
Figure 6
Site Analysis
MIDDAY
ELIZABETH DRIVE
THE SITE
4km TO ROSEBUD MAC
EXISTING ACCESS
EXISTING BUIDINGS
VIEWS
AFTER
NOON
Former
Gravel
Carpark
Concrete
POS
ES
MORNING
POS
POS
POS
TREES
15. Respond to the heritage value of
the existing building on site.
EXISTING GROUNDS
PRIVATE OPEN SPACE (POS)
ELIZABETH DRIVE
LANDMARK
POS
Driveway
POS
Clubhouse
Former
Bowling
Green
POS
POS
Former
Bowling
Green
POS
POS
10
16. Respect the prevailing landscape
character.
David Lock Associates
Planning Scheme Amendment and Planning Application
42-52 Elizabeth Drive, Rosebud
December 2014
5.0 Urban Design Policy
This section provides a summary of the relevant planning policy context, as
set out in the Mornington Peninsula Planning Scheme, in relation to urban
design matters.
Zones and Overlays (See figures 8-13)
• Clause 32.08 General Residential Zone
• Clause 35.04 Green Wedge Zone
• Clause 42.01 Environment Significance Overlay
• Clause 42.02 Vegetation Protection Overlay
• Clause 43.02 Design and Development Overlay
• Clause 44.01 Erosion Management Overlay
• Clause 44.06 Bushfire Management Overlay
The key urban design provisions that relate to the site can be summarised into
the following themes:
• Housing;
• Environmental values and risk;
• Character;
SPPF
• Clause 11.02 Supply of Urban Land
• Clause 11.04 Metropolitan Melbourne
• Clause 11.04-7 Green Wedges
• Clause 12 Environmental and Landscape Values
• Clause 13 Environmental Risks
• Clause 15.01 Built Environment and Heritage
• Clause 16.01 Residential development
• Residential Subdivision; and
• Public realm amenity.
MSS
• Clause 21.03 Mornington Peninsula – Regional Role and Local Vision
• Clause 21.04 Mornington Peninsula Strategic Framework Plan
• Clause 21.06 Strategic Framework and The Peninsula’s Settlement
Pattern
• Clause 21.07 Guiding Future Township Development
• Clause 21.08 Foreshores and Coastal Areas
Local Policies
• Clause 22.13 Township Environment
• Clause 22.15 Landscape Protection and Broiler Farms
Particular Provisions
• Clause 56
PCRZ
Public Conservation
and Resource Zone
PPRZ
SUZ4
PUZ1
Public Use Zone Service and Utility
Public Park and
Recreation Zone
GWZ2
Green Wedge Zone Schedule 2
Special Use Zone Schedule 4
GRZ1
General Residential
Zone - Schedule 1
Land Outside
Urban Growth
Boundary
hB
n
ba
Ur
ry
da
n
ou
t
ow
Gr
Reference Documents
• Urban Design Charter of Victoria
• Safer Design Guidelines
5.1 HOUSING
There is significant policy at both State and Local level that supports
the development of housing on the subject site. This has urban design
implications for the character of the area around the site.
Clause 11.02-1 Supply of urban land
Key strategies seek to ensure the ongoing provision of land and supporting
infrastructure to support sustainable urban development. Strategies
also require development to consider opportunities for consolidation,
redevelopment and intensification of existing urban areas, as well as
neighbourhood character and landscape considerations and the limits of land
capability and natural hazards.
Clause 11.04-7 Green Wedges
Seeks to protect the green wedges of Metropolitan Melbourne from
inappropriate development. Key strategies seek to consolidate new
residential development within existing settlements and in locations where
planned services are available and green wedge area values can be protected.
Clause 16.01 Residential development
Seeks to promote a housing market that meets community needs. Key
strategies seek to increase the supply of housing in existing urban areas
by facilitating increased housing yield in appropriate locations, including
under0utilised urban land, and the ensure housing developments are
integrated with infrastructure and services.
Clause 21.03-3 Future township growth
Acknowledges that the Peninsula continues to experience strong residential
growth and increasing population. There are substantial areas set aside of
new development, as well as the pool of vacant lots and holiday houses, that
may be developed and redeveloped for permanent occupancy.
Clause 21.04 Mornington Peninsula Strategic Framework Plan
Contains the Strategic Framework Plan, which identifies locations where
specific land use outcomes will be supported and promoted as well as areas
where some forms of use and development will be excluded. It identifies
the subject site as being within a township area where future development is
encouraged.
Figure 7 Zoning
11
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Overlay BA
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A

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A
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and Development Overlay DD01 Design
ScheduleGREENHILL
1
 

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SHERWOOD
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SAN
DS
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Clause 44.06 Schedule 1 to the Bushfire Management Overlay contains the
modified requirements for Clause 52.47 Standards to construct a building and
requires the preparation of a plan which shows how vegetation will be managed
to achieve the modified defendable space requirements on the land.
RD
HOVE
Figure 9 Design and Development Overlay
DUELLS
Clause 44.01 Erosion Management Overlay seeks to protect areas prone
to erosion, landslip or other land degradation processes, by minimising land
disturbance and inappropriate development.
ST
RD
RD
Rosebud Park
Public
FENTON
instability, erosion or potential fire hazard and to minimise the extent of
required earthworks.
ST
RD
Arthurs Seat State Park
RD
NIXON
PLA
WMO
AV
CR
SEAMISTS
LOVELY
Wildfire Management
Overlay
K
CAIRN
MARINA
RD
AS
Figure 8 Wildfire Management Overlay
ST
CR
FAIRWAY
ELIZABETH
RD
AV
TROON
BURUNDA
ST
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David Lock Associates
S
BAS
D
IN
FL
RD
There are a number of policy statements at State and Local level as well as
relevant overlays that relate to environmental values and risks relating to the
site. This will shape the layout of development on the site.
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5.2 ENVIRONMENTAL VALUES AND RISKS
Clause 43.02 Schedule 3 to the Design and Development Overlay - Coast
and Landscape Design seeks to ensure that the design of development has
adequate regard to fire risk and includes appropriate fire protection measures.
It also seeks to avoid higher densities of development in areas subject to
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Clause 56.04-1 seeks to provide a range of lot sizes to suit a variety of dwelling
and household types.
Clause 35.04 Green Wedge Zone seeks to protect and conserve green wedge
zoned land for its agriculture, environmental, historic, landscape, recreational
and tourism opportunities.
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Acknowledges that the major towns, such as Rosebud provide access to
services, employment and recreational opportunities for the majority of the
residents and visitors. Therefore, it is important to strengthen these major
centres by consolidating future population growth within their defined growth
boundaries.
Clause 13.05 Bushfire seeks to strengthen community resilience to bushfire.
Key overarching strategies are to prioritise the protection of human life over
other policy considerations in planning and decision-making in areas at risk
from bushfire, and to ensure that strategic and settlement planning assists
with strengthening community resilience to bushfire.
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Clause 21.06 Strategic Framework and the Peninsula’s Settlement Pattern
Clause 13.03-2 Erosion and landslip seeks to protect areas prone to erosion,
landslip or other land degradation processes. Key strategies are to prevent
inappropriate development in unstable areas or areas prone to erosion and
to promote vegetation retention, planting and rehabilitation in areas prone to
erosion and land instability.
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Clause 13 Environmental Risks states the planning should adopt a best
practice environmental management and risk management approach to avoid
or minimise environmental degradation and hazards.
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MOUNT VIEW
Clause 12 Environmental and Landscape Values states that planning
should help to protect the health of ecological systems and the biodiversity
they support. It contains key strategies which seek to ensure that new
development does not adversely affect impact of native vegetation and to
improve the landscape qualities, open space linkages and environmental
performance in green wedges and conversation areas.
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Planning Scheme Amendment and Planning Application
42-53 Elizabeth Drive, Rosebud
December 2014
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David Lock Associates
Planning Scheme Amendment and Planning Application
42-52 Elizabeth Drive, Rosebud
December 2014
5.3 CHARACTER
There is extensive policy at State and Local level that seeks to protect valued
landscape and built form character.
Clause 15.01: Urban Environment
A key objective of this Clause is to create urban environments that are safe,
functional and provide good quality environments with a sense of place and
cultural identity. A key objective of Clause 15.01-2 seeks to achieve architectural
and urban design outcomes that contribute positively to local urban character
and enhance the public realm while minimising detrimental impact on
neighbouring properties.
Clause 16.01-4 Housing diversity seeks to provide for a range of housing types
to meet increasingly diverse needs, while encouraging the development of welldesigned medium-density housing which respects the neighbourhood character.
Figure 11 Erosion Management Overlay
Figure 10 Vegetation Protection Overlay
VP01
Vegetation Protection Overlay
- Schedule 1
VP02
Vegetation Protection Overlay
- Schedule 2
EM01
Erosion Management Overlay
- Schedule 1
EM01
Erosion Management Overlay
- Schedule 2
Clause 21.07 Guiding Future Township Development Activity seeks to protect
and enhance local environmental conditions and environmentally sensitive
features. It also seeks to ensure that the design and intensity of new residential
subdivision and development is site and area responsive, and particularly having
regard to the neighbourhood character and heritage of the area.
Clause 32.01 General Residential Zone seeks to encourage residential
development at a range of densities with a variety of dwellings that respect the
neighbourhood character.
Clause 43.02 Schedule 3 to the Design and Development Overlay seeks
to ensure that the design of subdivision and housing is responsive to the
environment, landform, site conditions and character of coastal villages, hillsides
and clifftop areas. It also seeks to ensure that new development has proper
regard for the established streetscape and development pattern in terms of
building height, scale and siting and to ensure that subdivision proposals will
enable buildings to be integrated with their site and the surrounding area in
terms of the relationship to existing buildings, open space areas and coastal
landscapes.
Figure 12 Environmental Significance Overlay
ES09
Environmental Significance
Overlay - Schedule 9
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David Lock Associates
Planning Scheme Amendment and Planning Application
42-53 Elizabeth Drive, Rosebud
December 2014
Clause 56 seeks to create liveable and sustainable neighbourhoods and urban
places with character and identity and to achieve residential subdivision
outcomes which respond appropriately to the site and its infill within
established areas.
5.4 PUBLIC REALM AMENITY
5.5 OFF-SITE AMENITY IMPACTS
There are a number of policy statements at State level that relate to the
contribution of development to the public realm.
Clause 56.03-4 encourages the creation of urban places with identity and
character.
Clause 15.01 Built Environment and Heritage seeks to encourage a public
realm, which includes main pedestrian spaces, streets, squares, parks and
walkways, should be protected and enhanced.
There are a number of policy statements at State level that relate to the
appropriate level of impact that a development may have on adjoining
properties.
Clause 56.03-5 seeks subdivisions that respond to neighbourhood character.
For example, Standard C6 states that subdivision should:
• Respect the existing neighbourhood character or achieve a preferred
neighbourhood character consistent with any relevant neighbourhood
character objective, policy or statement set out in this scheme;
• Respond to and integrate with the surrounding urban environment; and
• Protect significant vegetation and site features.
Clause 56.04-1 seeks a lot layout that contributes to community social
interaction, personal safety and property security.
It also encourages new development to create urban environments that
enhance personal safety and property security and where people feel safe
to live, work and move in at any time. While landmarks, views and vistas
should be protected and enhanced, and recognition should also be given
to the setting in which buildings are designed and the integrating role of
landscape architecture.
Clause 15 Built Environment and Heritage states that development should
minimise detrimental impact on neighbouring properties.
The subject site directly abuts 11 residential properties. In the northeast
corner it abuts the rear of 34 and 36 Elizabeth Drive and the side and rear of
38 Elizabeth Drive. To the west the site abuts the side of 54 Elizabeth Drive
and the rear of 1-11 Carrington Drive and the side of 20 Marion Road.
The design of interfaces between buildings and public spaces, including the
arrangement of adjoining activities, entrances, windows, and architectural
detailing, should enhance the visual and social experience of the user.
Clause 43.02 Schedule 3 to the Design and Development Overlay seeks to
protect shared viewlines where reasonable and practical and also seeks to
ensure that subdivision proposals will enable new buildings to be integrated
with their site and the surrounding area in terms of the relationship to
existing buildings, open space areas and coastal landscape.
17. Step built form to respond to
topography.
ELIZABETH DRIVE
18. Respect the amenity and
character of neighbouring
properties.Step built form to
respond to topography.
14
David Lock Associates
Planning Scheme Amendment and Planning Application
42-52 Elizabeth Drive, Rosebud
December 2014
6.0 Opportunities And Constraints
Opportunities
MIDDAY
OP1
OP1 – Capitalise on the expansive views and vistas across Port Phillip Bay
and along the Mornington Peninsula.
OP2
OP2 – Retain and enhance the local landmark of the former Clubhouse building.
OP3
OP3 – Complete the southern streetscape of Elizabeth Drive by filling in the
current gap in streetscape built form.
OP4
OP4 – The subject site is relatively large compared with the surrounding
properties and therefore, represents an opportunity for infill development in
keeping with the prevailing neighbourhood character.
OP5
OP5 – Provide a pedestrian link across the subject site from Elizabeth Drive to
the Two Bays Walking Track.
OP6
OP6- Retain significant trees of value.
4km TO ROSEBUD MAC
OP3
AFTER
NOON
MORNING
Concrete
OP1
Driveway
C1
C1
Former
Gravel
Carpark
C2
OP4
Clubhouse
OP2
Former
Bowling
Green
Constraints
C5
OP5
C2
Former
Bowling
Green
C3
C1
C1 – Respond to the existing neighbourhood character to the north and west.
C2
C2 – Avoid unreasonable impacts on the amenity of existing neighbouring
dwellings.
C3
C3 – Respond to the potential risk of bushfire and provide sufficient defensible
space.
C4
C4 – Limit development to land within the Urban Growth Boundary.
C5
C5 – Minimise cut and fill
OP6
C4
Figure 13
Opportunities and Constraints
15
David Lock Associates
Planning Scheme Amendment and Planning Application
42-53 Elizabeth Drive, Rosebud
December 2014
7.0 Urban Design Principles
ELIZABETH DRIVE
ELIZABETH DRIVE
ELIZABETH DRIVE
ELIZABETH DRIVE
1.
Respect the environmental values of the
Arthurs Seat State Park
2.
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Incorporate legible pedestrian access from
Elizabeth Drive to the Two Bays Walking
Track within the Arthurs Seat State Park
3.
Respect the historical significance of the
existing building on the site as a local
landmark
4.
Respect the prevailing building siting and
scale
7.
Locate and design buildings to achieve a
reasonable sharing of views of Port Phillip
Bay
5.
Design new roads to reinforce the coastal
character of the area
Elizabeth Drive
ELIZABETH DRIVE
ELIZABETH DRIVE
6.
Limit development to land within the Urban
Growth Boundary
ELIZABETH DRIVE
8.
Maximise westerly views towards the
Sorrento foreshore
9.
Minimise the extent of cut and fill
10. Respect the surrounding subdivision pattern
David Lock Associates
Planning Scheme Amendment and Planning Application
42-52 Elizabeth Drive, Rosebud
December 2014
ELIZABETH DRIVE
ELIZABETH DRIVE
Elizabeth Drive
11. Sensitively respond to the surrounding
landscape and existing residential amenity
12. Avoid high and solid fences alongside the
public realm and common areas
13. Respect the prevailing setbacks along
Elizabeth Drive
14. Adopt contemporary building styles
that provide a sensitive response to the
surrounding landscape
15. Respond to the heritage value of the existing
building on site
ELIZABETH DRIVE
ELIZABETH DRIVE
16. Respect the existing prevailing landscape
character
17. Step built form to respond to topography
18. Respect the amenity and character of
neighbouring properties
17
David Lock Associates
Planning Scheme Amendment and Planning Application
42-53 Elizabeth Drive, Rosebud
December 2014
8.0 Urban Design Response: Proposed Planning Scheme Amendment
The proposed Planning scheme amendment comprises the replacement of
the existing ESO9 with the application of a new Development Plan Overlay
(DPO) and the Heritage Overlay (HO). The proposed DPO schedule seeks to
guide the future development of the subject site to ensure that it responds
appropriately to the characteristics of the site and its context.
The DPO schedule contains a concept development plan which achieves
the design principles set out by the DPO schedule. A requirement of the
proposed DPO schedule is that a development plan must be prepared to the
satisfaction of the responsible authority, which is consistent with the concept
development plan.
The proposed DPO schedule also contains the following design principles
which must be achieved:
• Respects the role of the existing building by:
o Maintaining an appropriate setting for the existing building;
o Maintains a view of it from Elizabeth Drive at the edge of the land: and
o Locating common land to its north and west that maintains views
of its western façade and northwestern and southwestern corners from a primary access route to the land.
• Building envelopes substantially in accordance with the development
concept plan shown.
• Respects the surrounding subdivision pattern particularly the lot frontage
width;
• Embraces the viewlines identified;
• The lot layout to optimise good solar orientation, minimise opportunities
for overlooking and overshadowing and encourage housing to front
common areas for surveillance and amenity measures; and
• Ensure that the design of development has adequate regard to fire risk
and includes appropriate fire protection measures.
• The proposed DPO schedule seeks to ensure that development of the
subject land responds to the urban design principles derived from the
urban context anaylsis, as set out in this report.
Development Layout
The proposed DPO schedule seeks to maintain an appropriate setting for the
existing heritage clubhouse building. This responds to urban design principles
3 and 15 set out in this report. The schedule also seeks to maintain a view of
the existing building from Elizabeth Drive which will enable it to remain a local
landmark into the future once additional dwellings are built around it. Further,
the proposed schedule requires common land to be located to the north and
west of the existing clubhouse to further ensure that views to its western
façade and northwest and southwest corners are maintained.
The proposed DPO schedule requires new roads to reinforce the coastal
village character of the area. This directly responds to urban design principle
5. The schedule also requires a design response which respects the
surrounding subdivision pattern, in particular the lot frontage width. This
responds to urban design principle 10, which directs development to respect
the surrounding subdivision pattern. It also reflects urban design principle 4,
which calls for development to respect the prevailing building siting and scale.
Building Form
• Retains existing significant trees in accordance with a landscape master
plan subject to appropriate bushfire management;
The proposed DPO schedule seeks to encourage built form that does not
cause unreasonable amenity impacts on the adjacent residential areas and,
in particular, minimises the impact of overlooking, overshadowing and visual
bulk. This responds to urban design principles 11 and 18, which call for
development to respond sensitively to the surrounding residential amenity.
• Designs new roads to reinforce the coastal village character of the area.
In particular, shared surfaces are encouraged and the extent of roads
should be minimized;
The schedule also encourages contemporary building styles and development
that steps in response to topography and minimises cut and fill. This responds
to urban design principles 9, 14 and 17.
• Recognises the constraints and opportunities identified;
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The proposed schedule encourages new built form and landscaping to be
located to share views of Port Phillip Bay from individual dwellings, both
within and around the land. This responds to urban design principles 7 and 8,
which seek to achieve a reasonable sharing of views of Port Phillip Bay and to
maximise westerly views towards the Sorrento foreshore.
Landscaping
The proposed DPO schedule seeks to avoid high and solid fences alongside
common property and encourages unfenced front gardens. This responds to
urban design principle 12.
The proposed schedule also seeks the retention of significant trees and other
vegetation, subject to achieving an appropriate outcome in terms of bushfire
management. This responds to urban design principle 16, which seeks to
respect the prevailing landscape character.
David Lock Associates
Planning Scheme Amendment and Planning Application
42-52 Elizabeth Drive, Rosebud
December 2014
9.0 Urban Design Response: Planning Application
This section outlines the urban design aspects of the planning application.
8.2 Clubhouse
8.3 Conventional Lots
8.1 Existing subdivision and road
The design response primarily seeks to sensitively respect and reinforce the
heritage and placemaking qualities of the former Carrington Park clubhouse.
The proposed roadway is designed to ensure that the clubhouse is the
centrepiece of the development. The alignment of the roadway ensures
that visitors to the clubhouse and all the proposed lots which do not front
Elizabeth Drive arrive past the clubhouse. This reinforces the development’s
unique identity of place, being centred around and within the grounds of
the former clubhouse. The subdivision is further designed to provide a clear
separation around the clubhouse, thus retaining much of the building’s grounds
and setting. Greater separation is provided to the clubhouse’s more valued
facades, in particular the western façade. Further the proposed road alignment
incorporates and retains a number of existing trees of value.
The subdivision pattern is designed to respectfully respond to the abutting
lots. Along the western boundary the proposed lots (lots 1-5) are designed
intentionally to match the existing abutting lots in terms of the number of lots,
as well as their size and width. Further the proposed subdivision will result
in proposed backyards interfacing with existing backyards, thereby creating
a normal rear interface and minimising any amenity impacts on the existing
dwellings.
There is an existing subdivision and associated road on the subject site. The
design response seeks to ‘build’ on this pre-existing condition.
The roadway alignment and the proposed dwelling orientation and siting have
been sensitively designed to maintain key viewlines from Elizabeth Drive to the
clubhouse. This will ensure the visual presence of the clubhouse is retained
from Elizabeth Drive and the proposed dwellings.
The proposed lots between the clubhouse and Elizabeth Drive (lots 7-9) are
designed to respond to the existing significant change in topography in order to
minimise additional earthworks as well as to maximise and share the best views
of Port Phillip Bay and the Mornington Peninsula available from the subject
site. The proposed subdivision has also sought to sensitively respond to and
respect the amenity of existing neighbours. In particular, the two proposed
lots abutting the western boundary of 38 Elizabeth Drive, have been designed
to ensure maximum separation from the existing habitable room windows by
proposing back yards along this sensitive interface. Further, these gardens will
ensure maximum separation between the proposed and existing built form.
This will ensure minimal impact on the existing access to views and amenity of
38 Elizabeth Drive.
The proposed subdivision has also been carefully designed to respond to the
site topography. Therefore, minimising the need for extensive earthworks and
cut and fill.
8.3 Conclusion
In summary, the proposed development will achieve an appropriate balance
between responding to the site’s unique attributes and respecting the
prevailing character, and enhance a local landmark. It will not have any
unreasonable impacts on the amenity of the abutting residential properties.
Finally, it will enhance the amenity of the public realm and allow for better links
to the Two Bays Walking Track and Arthurs Seat State Park.
19
Level 2/166 Albert Road
South Melbourne 3205
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