70-88 Greville Street & 42
Charles Street, Prahran
Town Planning and Urban Context Report
June 2016
URBIS STAFF RESPONSIBLE FOR THIS REPORT WERE:
Senior Consultant
Sam Williams
Consultant
Constanze Green
Job Code
MA9279
Report Number
MA9279 REP01
© Urbis Pty Ltd
ABN 50 105 256 228
All Rights Reserved. No material may be reproduced without prior permission.
You must read the important disclaimer appearing within the body of this report.
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Executive Summary ....................................................................................................................................3
1.1
Key Findings ......................................................................................................................................3
1.2
Enclosed Material ..............................................................................................................................3
2
2.1
2.1.1
2.2
Urban Context Analysis ..................................................................................................................5
Subject Site ........................................................................................................................................5
Interfaces ...........................................................................................................................................7
Site Context .......................................................................................................................................9
3
3.1
3.2
The Proposal ..................................................................................................................................12
The Proposed Building ....................................................................................................................12
Elevations / Renders........................................................................................................................17
4
4.1
4.2
4.2.1
4.2.2
Planning Policy Controls ..............................................................................................................20
Zoning ..............................................................................................................................................20
Overlays ...........................................................................................................................................22
Environmental Audit Overlay (EAO) ................................................................................................22
Heritage Overlay (HO456) – Greville Street Residential Precinct, Prahran ....................................24
5
5.1
5.2
5.3
5.4
5.5
5.6
Planning & Urban Context Considerations .................................................................................26
Compliance with the Planning Policy Framework ...........................................................................26
Locational and Strategic Attributes of the Subject Land ..................................................................29
Built Form Assessment (Character) ................................................................................................31
Built Form Assessment (Off-Site Amenity) ......................................................................................33
Internal Amenity ...............................................................................................................................34
Car Parking and Access ..................................................................................................................34
6
Conclusion .....................................................................................................................................36
Disclaimer...................................................................................................................................................37
Appendix A
Planning Policy
Appendix B
Certificates of Title
Appendix C Assessment against the Design Guidelines for Higher Density Residential
Development
FIGURES:
Figure 1 – Site Context ..................................................................................................................................6
Figure 2 – Northern Interface ........................................................................................................................8
Figure 3 – Eastern Interface ..........................................................................................................................8
Figure 4 – Southern Interface ........................................................................................................................9
Figure 5 – Western Interface .........................................................................................................................9
Figure 6 – Site Context ................................................................................................................................10
Figure 7 – Site Connectivity.........................................................................................................................11
Figure 8 – 3D Render ..................................................................................................................................13
Figure 9 –Section - East Facing ..................................................................................................................15
Figure 10 – Zoning ......................................................................................................................................21
Figure 11 – Overlay .....................................................................................................................................23
Figure 12 – Overlay .....................................................................................................................................25
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Figure 13 – Extract from Chapel Revision .................................................................................................. 30
PICTURES:
Picture 1 – Current Conditions – Greville Street .......................................................................................... 7
Picture 2 – Current Conditions – Charles Street .......................................................................................... 7
Picture 3 – Subject Site – Greville Street ..................................................................................................... 7
Picture 4 – Subject Site – Charles Street ..................................................................................................... 7
Picture 5 – Northern Interface – Sir Donald and Lady Trescowthick Centre ................................................ 8
Picture 6 – Greville Street & Sir Donald and Lady Trescowthick Centre ..................................................... 8
Picture 7 – Subject Site & Prahran Railway Station ..................................................................................... 8
Picture 8 – Prahran Railway Station ............................................................................................................. 8
Picture 9 – Laneway ..................................................................................................................................... 9
Picture 10 – 38 Charles Street ..................................................................................................................... 9
Picture 11 – Mixed Use Zone ....................................................................................................................... 9
Picture 12 – Neighbourhood Residential Zone ............................................................................................. 9
Picture 13 – Public Transport Routes – Trains, Trams and Buses ............................................................ 11
Picture 14 –Basement and Loading Bay via Rear Laneway ...................................................................... 13
Picture 15 – Overview of the Internal Layout of the Proposal .................................................................... 15
Picture 16 – Proposal as Viewed from Greville Street ............................................................................... 18
Picture 17 – Proposal as Viewed from Corner of Greville and Charles Street ........................................... 18
Picture 18 – Proposal as Viewed from Charles Street ............................................................................... 19
Picture 19 – Environmental Audit Overlay (EAO) ....................................................................................... 24
Picture 20 – Heritage Overlay (HO456) ...................................................................................................... 25
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Executive Summary
This report has been prepared on behalf of Residential Aged Services Pty Ltd in support of an application
to develop a multi-level residential aged care facility at No. 70-88 Greville Street and 42 Charles Street,
Prahran.
The subject site represents a significant and unique development opportunity due to its strategic and
locational benefits, physical size and lack of sensitive abuttals. In response, the proposal adopts a highly
resolved contemporary design which celebrates the opportunities provided by the subject land and will be
a visually pleasing addition to this urban setting.
1.1
KEY FINDINGS
We consider the proposal to be a development of architectural merit, and a suitable response to the site’s
conditions and surrounding neighbourhood character context for the following reasons:

The proposed use is supported by the key directions of the State and Local Planning Policy
frameworks, which promote the establishment of residential facilities that cater for a diversity of
demographic groups

The proposed built form is supported by the key directions of the State and Local Planning Policy
frameworks, which promote the provision of aged care facilities within inner city locations with
good access to the principal public transport network, and community and commercial facilities

The proposal will provide ancillary focal point for community activities, enabling all age groups
and demographic backgrounds opportunities to interact through a variety of on-site activities

The proposed 8-storey built form is consistent with the intent of the Mixed Use Zone which seeks
to provide accommodation at higher densities. We note the proposed height aligns with expected
development outcomes within the Mixed Use Zone located to the east of the site along Porter
Street

Due to its significant scale and location along the western side of the Prahran Train Station, the
subject site presents a unique development opportunity

The proposed built form has been appropriately designed to respond to varied public realms of
the Prahran Train Station, Greville Street and Charles Street

The proposal will provide a high level of internal amenity for future residents created through
appropriate room / studio design and a high provision of communal facilities

The proposal will provide a retail uses which will serve the wider community and activate the
Greville Street facade

No unreasonable amenity impacts will occur to any of the surrounding residential properties

The proposed development’s waste management and traffic access arrangements are suitable to
the orderly operation of the aged care facility.

The proposed allocation of on-site car parking is appropriate.
1.2
ENCLOSED MATERIAL
This report should be read in conjunction with:
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
Urban Context Report and Architectural Drawing Set prepared by CHT Architects

Heritage Impact Assessment, prepared by Bruce Trethowan

Traffic Report prepared by Traffix Group

Landscape Plans prepared by Hansen Partnership

Waste Management Plan prepared by Leigh Design

Environmental Sustainability Report prepared by Norman Disney & Young

Acoustic Report prepared by Norman Disney & Young

Preliminary Site Inspection prepared by Environmental Resources Management

Current Certificates of Title
Each of these documents is contained within the application.
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Urban Context Analysis
2.1
SUBJECT SITE
The subject site (70-88 Greville Street and 42 Charles Street, Prahran) is located on the southern side of
Greville Street, approximately 400 metres west of Chapel Street and immediately adjacent to the Prahran
Railway Station.
The subject site is an amalgamated development site comprising two parcels of land including CP
164593 (70 – 88 Greville Street) and Lot 1 TP809846 (42 Charles Street, Prahran). In addition, the site
features:

A 44.98 metre frontage to Greville Street and approximately 58.77 metres of frontage to Charles
Street.

A cumulative site area of 2663.4 square metres.

Minimal landscaping. Where provided landscaping is generally located within the front setback
along Greville Street and the site’s eastern boundary. There are no significant landscaping
features that would prevent the significant redevelopment of the land

The site is relatively flat and does not feature any significant topographical features

The titles are not subject to any restrictions (i.e. covenants) that would prohibit the development
as proposed.
An aerial view of the subject site and immediate urban context is provided by Figure 1..
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URBAN CONTEXT ANALYSIS
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FIGURE 1 – SITE CONTEXT
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URBAN CONTEXT ANALYSIS
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At present, the subject site accommodates three buildings. A single storey, heritage listed single storey
shopfonrt is located at the junction of Greville Street and Charles Street. Two double-storey refurbished
warehouses are accommodated towards the rear of the property on the southern boundary which are
currently used for commercial purposes. While an at-grade car park is located in the northern portion of
the site and services the accompanying commercial office space.
PICTURE 1 – CURRENT CONDITIONS – GREVILLE STREET
PICTURE 2 – CURRENT CONDITIONS – CHARLES STREET
PICTURE 3 – SUBJECT SITE – GREVILLE STREET
PICTURE 4 – SUBJECT SITE – CHARLES STREET
2.1.1
INTERFACES
The site’s immediate abuttals are described in further detail below.
North
Greville Street immediately abuts the subject site on its northern boundary. Greville Street is significant in
a local context as it provides access across the train line which runs north-south immediately to the east
of the subject land.
Further to the north, on the opposite side of Greville Street is an existing residential aged care facility at
87-93 Greville Street, Prahran. This residential aged care facility is housed in a single story, red brick
development. This facility has been built with varied setbacks and some landscaping and established
native trees along the Greville Street interface.
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URBAN CONTEXT ANALYSIS
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FIGURE 2 – NORTHERN INTERFACE
PICTURE 5 – NORTHERN INTERFACE – SIR DONALD AND
LADY TRESCOWTHICK CENTRE
PICTURE 6 – GREVILLE STREET & SIR DONALD AND LADY
TRESCOWTHICK CENTRE
East
The Prahran Railway Station and rail corridor directly abut the property’s eastern boundary. The subject
site contributes little by way of activation or engagement with this public space (as can be seen by the
expansive and blank boundary wall illustrated below).
FIGURE 3 – EASTERN INTERFACE
PICTURE 7 – SUBJECT SITE & PRAHRAN RAILWAY
STATION
PICTURE 8 – PRAHRAN RAILWAY STATION
South
A narrow laneway of approximately 2.4 metres or 8ft forms the southern boundary of the subject site. This
laneway provides alternative access to 70-88 Greville Street and 42 and 38 Charles Street. The laneway
is forms part of the subject site (it is legally “on-title”).
A series of three storey attached townhouses are located further south. The townhouses provide a
feature a continuous brick wall along their northern interface and vehicle accommodation at ground floor
level (accessed via roller doors that open onto the lane). The upper levels of the northern wall are
punctured to provide daylight access to raised areas of SPOS.
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URBAN CONTEXT ANALYSIS
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FIGURE 4 – SOUTHERN INTERFACE
PICTURE 9 – LANEWAY
PICTURE 10 – 38 CHARLES STREET
West
Charles Street immediately abuts the subject site on its western boundary. Charles Street is a one way
street enabling traffic to travel in a southward direction parallel to the subject site. On street car parking is
available and is subject to parking restrictions. Deciduous street trees on either side of the contribute to
the landscape character of the street.
66 Greville Street is located on the south-eastern corner of the junction of Charles Street and Greville
Street. The land is improved by a two storey warehouse conversation that is constructed to all boundaries
and currently used as offices. Moving south along Charles Street, the built form steps down to what is
expected within a more fine-grain residential setting. The street is typically characterised by a mix of one
and two storey dwellings featuring a variety of architectural forms and styles.
FIGURE 5 – WESTERN INTERFACE
PICTURE 11 – MIXED USE ZONE
2.2
PICTURE 12 – NEIGHBOURHOOD RESIDENTIAL ZONE
SITE CONTEXT
The subject site is located in a highly walkable location on the corner of Greville and Charles Street in
Prahran, and is approximately 50 metres to the west of the adopted Chapel Street Activity Centre. The
site’s relationship with the adjacent activity centre ensures there are a range of services, shops, facilities,
employment, entertainment opportunities within proximity of the subject land.
The surrounding area (especially sections of Greville Street to the east) is characterised by heritage
elements which are juxtaposed against the medium density contemporary development that is taking
place in and around the adjacent activity centre. One to two storey detached and semi-detached
dwellings, and multi-storey mixed-use developments in federation, mid-century and contemporary
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URBAN CONTEXT ANALYSIS
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development styles are characteristic of the area. As such, the prevailing character of the surrounding
area is mixed in terms of architectural style and construction materials.
In terms of wider context, the subject site is well services in terms of proximity to existing infrastructure
and facilities. It has proximity to and good access from Punt Road which is a major access route through
the inner city, linking travellers to the Nepean Highway (south) and Hoddle Street (north). Additionally, the
Alfred Hospital (850m to the west) is located in close proximity to the site and includes a number of
healthcare providers pertinent to this proposal.
Grattan Gardens (170m to the east), Wesley College (550m to the west) and Fawkner Park (1 km to
north-west) are also located within close proximity to the site, and may form a platform for residents of the
proposed aged care facility to form stronger relationships with the wider community. These spatial
relationships are depicted in Figure 2.
FIGURE 6 – SITE CONTEXT
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URBAN CONTEXT ANALYSIS
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As noted, the subject site is located within walking distance (50 metres) of Precinct 3 of the Chapel Street
Activity Centre and is supported by excellent access to day-to-day services and facilities. Additionally, the
subject site is supported by outstanding access to the principal public transport network. Ensuring the site
remains connected to a range of destinations in the local area and wider Melbourne.
Key public transport connections include:

Prahran Railway Station (City – Sandringham) abutting the site’s eastern boundary

Tram Route 78 (North Richmond - Balaclava) and 79 (North Richmond – St Kilda Beach) traversing
Chapel Street

Tram Route 6 (Melbourne University - Glen Iris) traversing High Street

Tram Route 72 (Melbourne University - Camberwell) traversing Commercial Road

Bus route 220 (Sunshine Station - Gardenvale), 216 (Caroline Springs – Brighton Beach) and 219
(Sunshine West - Gardenvale) traversing Commercial Road

Bus route 246 (Clifton Hill – Elsternwick Station) traversing Punt Road

Nightrider (night) bus service 980 (City - Dandenong) traversing Commercial Road and Chapel Street
FIGURE 7 – SITE CONNECTIVITY
PICTURE 13 – PUBLIC TRANSPORT ROUTES – TRAINS, TRAMS AND BUSES
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URBAN CONTEXT ANALYSIS
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3
The Proposal
The application seeks to construct an eight (8) storey residential aged care facility at 70 - 88 Greville
Street and 42 Charles Street, Prahran. The proposal has been constructed through a detailed analysis of
the site’s urban and social context within the inner-city suburb of Prahran.
The proposal is considered to be unique and represents a special opportunity for the City of Stonnington
as the aged care facility is proposed to be the first LGBTI focused centre in Australia. The proposed
centre is will therefore cater for a community that is currently severely underserviced with respect to
purpose built aged care, and has the potential to be one of the cornerstone social institutions within
Prahran.
3.1
THE PROPOSED BUILDING
The following sections will provide an overview of the proposed development.
Two Basement Levels:
The two proposed basement levels will comprise of the following elements:

Two levels of basement car parking, comprising of 97 car parks, including two disabled car parks

Parking for 8 motorcycles

Basement and loading bay access from an unmarked lane to the rear (southern end) of the site

Bicycle storage for 37 bikes

Scooter storage and recharge station

Central kitchen of 135 sqm

Service laundry, dryer and washer room of 110 sqm
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THE PROPOSAL
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FIGURE 8 – 3D RENDER
PICTURE 14 –BASEMENT AND LOADING BAY VIA REAR LANEWAY
Lower Ground Level:
The lower ground level will comprise of the following elements:

342 sqm of private open space in the form of a destination garden

Auditorium and stage with seating for 70 people

Gymnasium including, a pool, hydrotherapy pool, spa, male and female change rooms, steam room,
sauna, group fitness and multi-purpose rooms

Hair and beauty salon with a separate waiting area and 4x consulting rooms

1x comms room, 1x pump room, fire tanks
Ground Level:
The ground level will comprise of the following elements:
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THE PROPOSAL
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
Main entry foyer and drop off zone

Bicycle storage for 8 bikes

18x residential aged care facility rooms

80 sqm of retail space

Vehicle entry to the underground carpark and loading dock via Charles Street

Additional cool room and freezer storage space

Substation, main switch room, gas meter room, pan, equipment store and loading dock

Neighbourhood kitchen, lounge and dining rooms

Void overlooking the central courtyard

Office spaces

Breakout room and workstation
Level 1-2:
Level 1-2 will comprise of the following elements:

36 residential aged care facility rooms on each floor, and 72 between the two floors

Neighbourhood kitchens facilities

Neighbourhood dining rooms

Neighbourhood lounge rooms

Neighbourhood activity area on each floor
Level 3-4:
Level 3-4 will comprise of the following elements:

30 residential aged care facility rooms on each floor, and 60 between the two floors

Neighbourhood kitchens facilities

Neighbourhood dining rooms

Neighbourhood lounge rooms

Neighbourhood activity area on each floor

Dementia Terrace on level 3
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THE PROPOSAL
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FIGURE 9 –SECTION - EAST FACING
PICTURE 15 – OVERVIEW OF THE INTERNAL LAYOUT OF THE PROPOSAL
Level 5:
Level 5 will comprise of the following elements:

20 studio apartments, ranging from 33-37 sqm

6 private terraces ranging from 11-13sqm

2 communal kitchens

2 communal lounge rooms

2 communal dining rooms

2 communal terraces

Communal winter garden

Common laundry
Level 6:
Level 6 will comprise of the following elements:

11 one bedroom apartments, including study space and ranging from 40 sqm to 63 sqm in size

Communal lounge room

Communal dining room

Communal servery

Terrace

Communal winter garden
Level 7:
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THE PROPOSAL
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Level 7 will comprise of the following elements:

10 one bedroom apartments, including study space and ranging from 40 sqm to 48 sqm in size

Communal winter garden

Communal terrace
Summary of proposal:

97 car spaces

37 bicycle space

8 Motorcycle spaces

150 residential aged care facility rooms

33 independent living units
Please refer to the architectural plans for full details of the proposed building.
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THE PROPOSAL
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3.2
ELEVATIONS / RENDERS
The proposal adopts a contemporary design which celebrates and respects the heritage graded Victorian
shop in the north-western corner of the site. The proposal provides the heritage building with sufficient
architectural “breathing room”, while ensuring the building is adapted and re-used, and integrated into the
larger design response.
The overall design, in terms of its overall height, setbacks and street wall heights has been designed to
feature differing response to each key interface. A three-level podium created through a blend of finegrain materials arranged within vertical and horizontal elements that align with the design detailing of the
predominately residential nature of Charles Street is provided. The podium is continued along the Greville
Street frontage of the site in order to respond to the human scale of the street. Above the podium, the
proposal features a heavily recessed mid-rise upper form that is designed along the eastern edge of the
subject site. The facades of the building feature variations in setbacks and materials which combine to
create a fine-grain contemporary aesthetic. Furthermore, green walls have been employed to ensure
urban greening softens the proposal while enhancing the surrounding streetscape.
Whilst a full Urban Context Report and Architectural Drawing Set has been prepared by CHT Architects
Figures Pictures 18, 19 and 20 illustrate how the proposal responds to its different interfaces.
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THE PROPOSAL
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PICTURE 16 – PROPOSAL AS VIEWED FROM GREVILLE STREET
PICTURE 17 – PROPOSAL AS VIEWED FROM CORNER OF GREVILLE AND CHARLES STREET
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THE PROPOSAL
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PICTURE 18 – PROPOSAL AS VIEWED FROM CHARLES STREET
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THE PROPOSAL
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4
Planning Policy Controls
The purpose of the following section is to provide details on planning controls (including planning permit
triggers) which are relevant to the proposal. A full list of the applicable planning policies is contained
within Appendix 1 to this report.
4.1
ZONING
Mixed Use Zone - Schedule to the Mixed Use Zone
Pursuant to Stonnington City Council’s Planning Scheme the subject site is located within the Mixed Use
Zone.
Under the Mixed Use Zone the following is noted:

A permit is not required to the use the site for a residential aged care facility, office, medical centre
and food and drink premises


A permit is required to use the land for a retail premises (other than a food and drink premises and
shop)

Maximum leasable floor area requirements apply and a permit is required if the following
conditions are exceeded:


Floor space in a food and drink premises is greater than 150 sqm

Floor space in a medical centre is greater than 250 sqm

Floor space for an office space is greater than 250 sqm
A permit is required to construct two or more dwellings on a lot
No car parking requirements are specified under the zone and as such Clause 52.06 Car Parking is
applicable. As noted in Table 1 of the Clause 52.06, car parking ratio for a residential aged care facility is
0.3 spaces per lodging room.
No maximum building height are specified in the schedule to the Mixed Use Zone.
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PLANNING POLICY CONTROLS
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FIGURE 10 – ZONING
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PLANNING POLICY CONTROLS
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4.2
OVERLAYS
4.2.1
ENVIRONMENTAL AUDIT OVERLAY (EAO)
Pursuant to Stonnington City Council’s Planning Scheme the site is affected by an Environmental Audit
Overlay.
Under the Environmental Audit Overlay (EAO) the following is noted:
Before a sensitive use (residential use, child care centre, pre-school centre or primary school)
commences or before the construction or carrying out of buildings and works in association with a
sensitive use commences, either:

A certificate of environmental audit must be issued for the land in accordance with Part IXD of the
Environment Protection Act 1970, or

An environmental auditor appointed under the Environment Protection Act 1970 must make a
statement in accordance with Part IXD of that Act that the environmental conditions of the land are
suitable for the sensitive use.
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PLANNING POLICY CONTROLS
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FIGURE 11 – OVERLAY
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PLANNING POLICY CONTROLS
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PICTURE 19 – ENVIRONMENTAL AUDIT OVERLAY (EAO)
4.2.2
HERITAGE OVERLAY (HO456) – GREVILLE STREET RESIDENTIAL
PRECINCT, PRAHRAN
Pursuant to Stonnington City Council’s Planning Scheme the site is affected by the ‘Greville Street
Residential Precinct’ Heritage Overlay (HO456).
Under the Heritage Overlay (HO456) the following is noted:

A permit is required to demolish or remove a building

A permit is required to construct a building or construct and carry out works
It is noted no external paint controls apply within HO456, however the existing ‘single storey Victorian
shop’ on the north-west corner of 70-88 Greville Street has been designated an ‘A2’ heritage grading by
the City of Stonnington.
The ‘double-storey interwar factory’ is ‘ungraded’ and does not ‘make an important contribution to the
notable character of the area’ (Heritage Guidelines, City of Stonnington 2002).
Please note regarding A2 Buildings (as described within the Heritage Guidelines, City of Stonnington
2002:
A2 Buildings are of regional or metropolitan significance, and stand out as important milestones
in the architectural development of the metropolis. Many will be either already included on, or
recommended for inclusion on, the Register of the National Estate. (These are the equivalent of B
graded buildings adopted by the City of Melbourne and a number of other councils.)
Most of these buildings will have importance in one or more of the categories defined by the
Heritage Council and outlined above, but they are not considered significant to a degree sufficient
to warrant nomination to the Heritage Council. In other words, they do not demonstrate
importance in a manner or to an extent which is rare or distinctive in comparison to other
buildings of their type, use, era, style on a statewide basis, although they will usually be relatively
rare or distinctive within their own regional or local context. They are in general, important
buildings within the context of the City of Stonnington and the wider metropolitan area.
Please refer to the Heritage Impact Assessment prepared by Bruce Trethowan Architects for further
information regarding this planning control.
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PLANNING POLICY CONTROLS
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FIGURE 12 – OVERLAY
PICTURE 20 – HERITAGE OVERLAY (HO456)
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PLANNING POLICY CONTROLS
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5
Planning & Urban Context Considerations
The ultimate task for a decision maker under the planning framework that applies in Victoria is to assess
whether a proposal achieves a net community benefit. To determine this all aspects of a proposal must
be considered and the proposal must be found to be an appropriate and reasonable outcome for the
subject land.
We consider that the assessment of this application turns on the following key considerations:

Whether there is policy support for a residential aged care facility in this location

Whether the proposed built form is an appropriate response with regard to the existing and preferred
character of this inner urban area

Whether the off-site amenity impacts are reasonable

Whether the on-site amenity provided for future occupants is acceptable
Each of these topics will be explored within the following sections of this report.
5.1
COMPLIANCE WITH THE PLANNING POLICY FRAMEWORK
There is significant policy support in both the State and Local Planning Policy Framework that supports
the redevelopment of this strategic site and for the proposed residential aged care land use.
State Planning Policy Framework
At a high level, the SPPF seeks to ensure that the planning system is producing land use and built form
outcomes that satisfy the current and future needs of Victoria’s population.
Ageing in place has been a philosophy of care in Australia since the late 1990’s. Prior to this date,
residential aged care was traditionally provided in hostels and nursing homes, operating within separate
and distinct systems and locations. Ageing in place now makes it possible to receive different levels of
care in the same facility, thereby removing the need for residents to relocate to other facilities as a result
of changing care needs. This has resulted in the development of larger aged care facilities, which is
reflected in State Planning Policy through the introduction of Clause 16 in 2010.
The development of an aged care facility on the subject site strongly aligns with general thrust of the
SPPF (including Plan Melbourne), which is established through the following policies:

Plan Melbourne (as referred to by Clause 9) outlines that Stonnington falls within the ‘central
subregion’. The document targets this area to accommodate medium and high density development
in order to respond to Melbourne’s long term population growth.

Plan Melbourne also supports the 20-minute neighbourhood concept, which seeks to create healthy,
safe and active local communities. It suggests healthy communities are those that feature housing
located within walking, cycling or public transport distance of employment, education, social, cultural,
recreational and health facilities.

Plan Melbourne also acknowledges that, in the past decade, planning approaches have not
adequately addressed area-and population based needs. It recognises that in the future, service
planning and resource allocation will need to take account of population distribution, growth
projections and existing infrastructure and resources.

Clause 11.01-2 (Settlement) states that planning is to anticipate and respond to the need of existing
and future communities through the provision of zoned and serviced land for housing and community
facilities. The policy also seeks to facilitate sustainable development that takes full advantage of
existing settlement patterns.
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
Clause 11.02 (Urban growth) requires planning to consider opportunities for the consolidation,
redevelopment and intensification of existing urban areas.

Clause 15 (Urban design principles) supports the architecturally designed proposal as it supports
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 (Residential aged care facilities) aims to facilitate the timely development of residential
aged care facilities to meet existing and future needs. The policy specifically encourages planning for
housing that:


Delivers an adequate supply of land or redevelopment opportunities for residential aged care
facilities

Enables older people to live in appropriate housing in their local communities
Clause 16.02-4 (Design and location of residential aged care facilities) encourages well-designed and
appropriately located residential aged care facilities. The following strategies are encouraged:

Recognise that residential aged care facilities contribute to housing diversity and choice

Recognise that residential aged care facilities are different to dwellings in their purpose and
function, and will having a different built form (including height, scale and mass)

Provide for a mix of housing for older people with appropriate access to care and support
services

Ensure that residential aged care facilities are located in residential areas, activity centres and
strategic redevelopment areas, close to services and public transport
In addition, the policy seeks to ensure that:

Residential aged care facilities are designed to respond to the site and its context

Residential aged care facilities aspire to high urban design and architectural standards

Clause 19 (Infrastructure) outlines that planning is to recognise social needs by providing land for a
range of accessible community resources, such as education, cultural, health and community support
(mental health, aged care, disability, youth and family services) facilities

Clause 19.02 (Community infrastructure) promotes the integration of health facilities within local and
regional communities. To achieve this, the policy seeks to facilitate the location of health-related
facilities (including acute health, aged care, disability services and community care facilities) with
consideration given to demographic trends, the existing and future demand requirements and the
integration of services into communities.
Aged care facilities provide essential community services. Demand for these facilities is increasing due to
Australia’s aging population, and the provision of additional facilities is viewed as being important due to
the overarching objective of the SPPF which is to provide appropriate housing and accommodation for
different sectors of the community. Noting that there are not currently any LGBTI specific aged care
facilities within Australia, it goes without saying that this development is strongly supported by the above
listed policies contained with the SPPF.
The SPPF also identifies the value of establishing aged care facilities in locations throughout metropolitan
Melbourne so that older people living in these facilities can continue to age in a neighbourhood that they
enjoy and are familiar with. The proposed development will facilitate the delivery of 150 beds (and 40
independent living studios / apartments) in a location that enjoys excellent propinquity to services, public
transport and other community facilities due to the site’s favourable location proximate to Greville and
Chapel Street shopping strips.
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The development is supported by factual demographic trends, and directly responds to the SPPF policy
directions which seek to facilitate the timely development of residential aged care facilities to meeting
existing and future needs.
Local Planning Policy Framework
Stonnington’s MSS and LPPF build on the key policy directions provided by the SPPF. The policies
acknowledge the need to provide additional accommodation for the elderly, and accept that Stonnington
is well placed to accommodate growth as much of the municipality is located close to public transport,
activity centres, arterial roads, health and other community facilities.
The Stonnington LPPF suggests that different areas of the municipality have different capabilities to
accommodate additional growth. The key thrust of these policies is to direct higher density developments
to locations with the highest accessibility to public transport and services; being sites in and beside
activity centres, in mixed use areas and beside railway stations and other transport corridors. In these
locations, the policies encourage substantial change.
The proposed development is aligned with the following policies contained with the MSS and LPPF:

Clause 21.02-2 (Municipal profile and projections) provides demographic information taken from the
Australian Bureau of Statistics (ABS) and the State Government. Relevant to this proposal, the policy
suggests that Stonnington will grow by about 13,411 people (13.2%) between 2011 and 2026. The
policy also suggests that the will be significant growth in older age groups (the number of 70 – 84
year olds is expected to increase by 38%, and be 10% of the population by 2026). The policy also
recognises that The City of Stonnington Housing Strategy 2006 noted that up to 15% of Stonnington’s
population (which is expected to increase) has specific housing needs – such as housing stress, aged
and disability needs. The policy identifies that there is a shortfall in housing for these groups

Clause 21.02-3 (Key influences and challenges) recognises Stonnington’s ongoing and increasing
pressure to accommodate additional development given its attractive inner metropolitan location and
abundant availability of services and transport

Clause 21.03-2 (Strategic vision) outlines the key strategic themes which aim to achieve a
sustainable balance of environmental, economic and social outcomes for the municipality. With
respect to housing, the policies suggests:

The City has increased housing capacity that is affordable, accessible and includes diverse
housing types to meet the changing needs of current and future residents

Higher density development is directed to locations with the highest accessibility to public
transport and services; being sites in and beside activity centres, beside main roads with trams
and Smart buses and beside railway stations

Housing is designed to achieve high standards of amenity and sustainability and in a form that
promotes cohesive communities

Clause 21.05-2 (Location of residential development) specifically directs the majority of new housing
development to locations with the highest level of accessibility to both an Activity Centre and the
Principal Public Transport Network, and away from the residential hinterland. This policy direction
carries additional weight after the introduction of the new residential zones

Clause 21.05-2 (Location of residential development) identifies the subject site as being located
within a substantial change area (owing to its location within a Mixed Use Zone, beside an activity
centre and adjacent to Prahran Railway Station)

Clause 21.05-4 (Housing diversity) seeks to maintain housing diversity and provide housing choice to
meet the future needs of Stonnington’s population. The policy suggests providing appropriate
accommodation and housing choice for the dominant demand groups – such as older aged groups
(including adaptable and accessible housing for the ageing and people with disabilities) – is a key
issue facing the municipality.
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
Clause 21.05-5 (Specific housing needs) supports the provision of well-designed housing for specific
needs groups in appropriate locations. Specifically, the provision of affordable, quality aged care
accommodation is encouraged.

Clause 21.06-4 (Built form character) encourages development to appropriately integrate with its
surroundings. It requires a high standard of built form, detailing and architectural design in all new
development. The policy also supports higher built form directed to activity centres and areas of
mixed land uses, in which the subject site is located.

Clause 21.06-10 (Heritage) seeks to ensure that new development of both graded and ungraded
buildings and vacant land in and beside heritage places respects the significance of the place. It
acknowledges the competing objectives for the retention of heritage assets and the accommodation
of higher density development.

Clause 21.08-2 (Sustainable Transport) aims to direct land use and development which increases
housing density, employment and visitation to locations which offer greatest access to public
transport. The subject is noted to support this through its location next to Prahran Train Station.

Clause 22.04 (Heritage Policy) seeks to ensure that the cultural significance of a site, involving the
aesthetic, historic, scientific or social value of a place to past, present and future generations, is
assessed and used to guide planning decisions. It acknowledges that A2 graded buildings are of
regional or metropolitan significance, and stand as important milestones in the architectural
development of the metropolis

Clause 22.05 (Environmentally Sustainable Development) specifies an overarching objective that
development should achieve best practice in environmentally sustainable development from the
design stage through to construction and operation. The proposal is considered to adequately support
this objective, with the Application Requirements of Table 1 responded to in relation to the specific
development type proposed.
The MSS and LPPF specifically identify that the percentage of people contained within older age brackets
are increasing. There are two tiers of policy that support the development as proposed on the subject site.
Firstly, there are broad policies that support the development of infill housing for all sectors of the
community; secondly, the development of affordable, quality aged care accommodation is specifically
encouraged, thus providing clear policy support for the provision of additional aged care accommodation.
In summary, the development as proposed provides an opportunity to develop a strategically important
site that will assist with provision of a new purpose built facility which will provide additional
accommodation for the aged community as contemplated by the MSS and LPPF.
5.2
LOCATIONAL AND STRATEGIC ATTRIBUTES OF THE SUBJECT
LAND
To properly assess the proposal from a strategic context and neighbourhood character perspective, we
consider that the subject land’s locational and physical attributes must be fully appreciated.
At a high level, the subject land is located on the south side of Greville Street which is one of the key
east-west links that run through the South Yarra, Prahran and Windsor Activity Centre. The status of
Greville Street as an important link is echoed throughout material within the planning scheme (such as
Chapel Vision) and confirmed by more recent documents such as Chapel Revision (prepared in support
of Amendment C172 to the Stonnington Planning Scheme).
In addition to Greville Street, the other east-west roads that are considered to be important within the
Activity Centre area from strategic connectivity perspective are Toorak Road, Commercial Road and High
Street. The comparison of Greville Street to roads with such defined east-west spines such as these
elevates the role the road is expected to play from a built form, land use and connectivity perspective.
A review of the background documents to Amendment C172 illustrates that the proposed Activity Centre
Zone Schedule (ACZS) extends predominately along the Chapel Street spine, however feature noticeable
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westerly encroachments which extend further than the Sandringham Train line along Toorak Road,
Commercial Road and High Street (as illustrated in the image below).
FIGURE 13 – EXTRACT FROM CHAPEL REVISION
Noting that Greville Street is discussed in many of the supporting documents as being an important eastwest connection, we consider the current boundary of the ACZS to be somewhat anomalous as it does
not include land immediately to the west of the Prahran Train Station. This conclusion is supported by a
number of factors including:

The zoning of land along portions of Greville Street to the west of the train line is Mixed Use Zone
which is markedly different to the land zoned Neighbourhood Residential Zone located further south

Due to the zone of the land (which promotes and allows a variety of land uses) there are a mixture of
land uses operating along Greville Street (including a few offices)

The physical size of the allotments and the existing development which clearly provide opportunities
for redevelopment

Greville Street provides an important connection from Prahran Station and the higher density living,
educational and employment sectors to the west (including St Kilda Road and Wesley Collage)
These attributes, in our view, illustrate that the portion of Greville Street to the west of the train line shares
a land use and built form relationship with land located within the ACZS. Whilst we note the land is
formally outside of the activity centre, in our view, it features an immediate strategic alignment and
relationship with the centre for the reasons listed above. Within this context we consider that there are
opportunities for development that shares an alignment with development within the ACZS assuming the
design response is well resolved and an appropriate transition is provided towards the west (ie away from
the ACZ).
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5.3
BUILT FORM ASSESSMENT (CHARACTER)
The subject site is considered to feature a number of positive and unique physical attributes that
encourage redevelopment. These include:

The site’s physical amalgamated size in excess of 2500 sqm. Land holdings of this size within this
strategic setting are finite in nature and their redevelopment should be encouraged to alleviate
pressure on sensitive areas such as residential hinterlands

The site’s regular shape and generous minimum dimensions. Physical attributes of these nature
provide opportunities for a resolved built form response that can respond to sensitive interfaces
appropriately

The site’s prominent corner location immediate adjacent the Prahran Train Station. The entire activity
centre is serviced by three train stations – to have a site of this scale immediately adjacent the central
of three stations clearly represents a significant development opportunity

The site is fairly regular from a topography perspective (the land does not feature any steep slopes or
other natural formation that would prevent significant development)

The site has minimal interfaces. The site features abuttal with public land to the east (Prahran Train
Station), north (Greville Street) and west (Charles Street) which alleviate the potential for negative off
site impacts.
In addition to the above, it is worth noting that institutional uses – such as aged care facilities – are
governed by extensive regulation to make them safe and efficient, and to ensure they provide a high
quality living environment for their residents. On-going compliance with these regulations contributes to
the cost and construction and the operation of such facilities. The inevitable outcome is that most facilities
designed to offer aged care accommodation at an affordable fee whilst complying with their regulations
need to be contained within a purpose built development that is much larger than a typical building that
may be found in an urban setting.
The proposal is considered appropriate in light of the following findings of Members Hewet and BilstonMcGillen in Estia Health Pty Ltd v Glen Eira CC [2014] VCAT 994 regarding how residential aged care
facilities “fit” within residential contexts:
‘It is important to note that the planning scheme acknowledges that the form of a residential aged care
facility is not the same as a residential apartment building.
Clause 16.02-4 [Design and location of residential aged care facilities] firstly establishes the objective:
To encourage well-designed and appropriately located residential aged care facilities
and secondly states (in part):
Recognise that residential aged care facilities are different to dwellings in their purpose and function,
and will have a different built form (including height, scale and mass).
Ensure that residential aged care facilities are located in residential areas, activity centres and
strategic redevelopment areas, close to services and public transport.
Ensure that:

Proposals to establish residential aged care facilities early in the life of a growth area are in
locations that will have early access to services and public transport.

Residential aged care facilities are designed to respond to the site and its context.

Residential aged care facilities aspire to high urban design and architectural standards.’
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Further to this policy summary, it was accepted by the Tribunal that due to the nature of their operation
and design, aged care facilities should respond to the character of the area as opposed to exactly
matching it. This was also confirmed in Estia Health Pty Ltd v Glen Eira CC [2014] VCAT 994 by
members Members Hewet and Bilston-McGillen in the following passage:
We agree with Mr Sheppard that the footprint, height, scale and dimensions of the building is atypical in
this locality, but that because of the institutional use of the building this is an almost inevitable outcome.
Mr Sheppard put to us therefore, that the starting point for our assessment of the acceptability of the
building, should be that the proposed development cannot be expected to match the neighbourhood’s
existing character but that it should respond to the character of the area. We agree with this evidence.
Noting the above extract which supports the premise that aged care buildings of scale have certain
design requirements (which inevitably lead to certain design outcomes), it is submitted that the proposed
development is an appropriate “fit” within this evolving context for the following reasons:

The proposed development features a total height of 8 storeys which aligns with the development
expectancy of land located within the Mixed Use Zone to the east of the rail-line. At this height the
development will be roughly commensurate with developments including:

The proposed mixed use development at 18 Porter Street

The station hotel redevelopment

The mixed use building located at 87 High Street (also located on the western side of the
rail line)
The overall height of the building is also further justified by the unique locational and strategic
context of the land as detailed above and the overall “net community benefit” achieved through the
proposed land use

In terms of built form, the proposal effectively bookends the existing residential building which is
located at the southern end of Charles Street

In terms of specific planning scheme requirements, we note the subject site is not affected by any
specific discretionary or mandatory provisions with regard to building height.

Due to the opportunities provided by the large physical site of the host allotment, the development
has been designed to provide an appropriate perception of height from the key areas of public realm
that surround the land.

The proposal adopts a highly resolved contemporary design with a flat roof and articulated facades
through the use of staggered setbacks and varied construction materials. Whilst different in form than
the residential development to west of the site, the proposed building provides a varied response to
each interface as follows:

To the east – The full height of the building is situated along this edge of the subject land. It is
submitted this is justified due to the non-sensitive nature of this interface, and the highly resolved
eastern façade which has been designed to break down the perception of individual building
levels

To the north – The building addresses Greville Street with a “podium and tower” arrangement to
provide a human scale to the public realm. Whilst the building continues to feature its full height
within the north-eastern corner of the land, it is submitted this is appropriate response to “hold the
corner”. At lower levels, the proposal features different points of activity (including a key retail
tenancy at the north-eastern corner) which will add animation and vitality along the northern edge
of the site

To the west – The building responds to the residential nature of Charles Street by providing a
consistent street wall with highly recessed upper levels. The grain of the building has also been
broken down along this interface, and the façade has also been designed to feature horizontal
and vertical elements that respond the design detailing of the street
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
To the south – The building has been designed to peel away from the southern property
boundary through a series of building height steps to provide an appropriate character transition
towards the existing three level dwellings located further south. It is noted that the built form is at
the eastern end of the interface is stronger than the western end due to the presence of a blank
concrete wall located to the south

The proposal has been designed to feature multiple basement levels which house all the services and
on-site car parking. This is considered to be favourable from a design perspective as it ensures these
elements of the proposal do not detract from the character of the surrounding area. We specifically
note this is a significant improvement with regard to the existing conditions noting that much of the
land is currently used to provide at-grade car parking

The proposed vehicle access point is located off the laneway located along the southern edge of the
subject land. This is a logical space for this to occur and it ensures minimal disruption to the character
of the area in this regard. In addition to this, a double width porte-cochere has been included along
the northern edge of the building to allow direct and convenient drop-offs and pick-ups. It is noted that
a loading bay is also provided at ground level to the rear of the building (in a location out of view from
the public whilst maintaining direct and convenient access)

The proposal has been designed with an eroded street wall immediately surrounding the existing
heritage building located on the corner of Charles and Greville Street. We note this element of the
proposal is reviewed in detail by the Heritage Impact Statement submitted with the application

The proposal has been designed with a large central courtyard which provides space for the building
forms to breath and provides a valuable level of internal amenity for future residents

In addition to the landscaping contained within the central courtyard, the facades of the building have
been designed to feature vertical landscaping which will add vitality and animation across the faces of
the building

Whilst the proposal has been designed to provide consistent street walls to the northern and eastern
interfaces, the ground floor or the street wall has been removed to provide direct pedestrian access
across the north of the building. This will dramatically improve the wayfinding along the northern edge
of the site, noting the pedestrian traffic from the station to destinations to the west
For these reasons it is considered the proposed built form is an appropriate response with regard to this
vibrant precinct within Prahran. The design of the building recognises the site’s context, and provides an
appropriate response to the dynamism and urban tension of the surrounding urban form. Whilst the
subject site features a number of opportunities and constraints, we consider that these challenges are
more than effective addressed by the totality of the design of the proposed building.
An assessment against the Higher Density Residential Guidelines further confirming this is included as an
appendix to this report.
5.4
BUILT FORM ASSESSMENT (OFF-SITE AMENITY)
The proposed building has been designed to appropriately respond to the residential properties located to
the south of the land known at 38 Charles Street.
The adjacent property features a number of attached three storey townhouses. The town houses have
been predominately designed to provide vehicle accommodation at ground floor level, with living areas
(including small areas of SPOS) located above.
It is submitted that the proposal appropriately responds to this interface for the following reasons:

It is proposed to widen the laneway that runs along the southern interface of the subject site (in part)
to a width of 8.5m. This setback will increases the building separation when compared to the existing
conditions and will improve the usability of the laneway
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
As described above, the building has been designed to step away from the southern interface to
ensure the townhouses are provided an appropriate outlook and are not unreasonably impacted by
visual bulk. In this regard the building begins to progressively setback further from level 4 onwards

All windows located along this interface have been appropriately setback or directed to prevent direct
and inappropriate overlooking opportunities

A detailed shadow analysis of the proposal has been undertaken. This process has resulted in a built
form that causes a minimal amount of additional overshadowing during the morning hours (it clears
just after 10am)
It is submitted that the proposal has been appropriately resolved with regard to the constraints located
along this interface and is a reasonable outcome noting this inner city urban context.
5.5
INTERNAL AMENITY
The proposal has been designed to promote concept of aging in place which is considered across the
aged care industry as the highest level of care for our elderly citizens. In addition to this first principle
approach, the proposal has been designed with the a range of on-site amenities including:

A lower ground floor which features a number of facilities including a stage and auditorium (which is
expected to act as a local community facility in an ancillary role to the overall use of the land), a large
function area including a bar and wellness centre, a group fitness room, a gymnasium, furniture store,
consultant rooms and a hair and beauty treatment room

A large central courtyard (known as a destination garden) with a total size of 342 sqm. The building
has been designed to maximise views to and from this generous landscaped space

A variety of rooms featuring sizes in excess of 21 sqm. These rooms are generous in size and each
have a regular shape and outlook towards an area of open space. In addition to the normal aged care
beds, a variety of studios (level 5) and independent living units (level 6, 7 and 8) are contained within
the development. The varied accommodation options are considered to appeal to different sectors
within the aged community and therefore adds to housing diversity

Each level of the building has been designed to feature communal areas to promote interaction
between residents and social inclusion. Examples of these areas include the neighbourhood lounge
and dining area located within the south-western corner of the development at ground floor level, and
expansive communal areas located along the northern edge of the building at first floor level

It is noted that the communal areas are provided within all levels of the building (even the levels
providing larger studio type accommodation). This design ideology is expected to foster a tight-knit
community within the building

As the upper levels of the building recess the design introduces landscaped terraces. These upper
level communal areas will provide elevated areas with fantastic amenity and outlook
These exceptional attributes located through the building are expected to provide for a high level of
internal amenity which is augmented by the site’s location within inner city context.
5.6
CAR PARKING AND ACCESS
The proposed development features a double level basement car park with provision for 97 spaces.
Access if provided rear the rear laneway, which is proposed to be widened to a width of approximately
7.8m. The laneway also provides access to an on-site loading area and associated manoeuvring bay for
refuse and delivery vehicles.
Along the site frontage, a forecourt porte-cochere is proposed to Greville Street, with one-way circulation
entering from the east and exiting to the west. The proposed entry and exit points are to be located in
proximate locations to the existing crossovers.
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A traffic engineering report prepared by Traffix Group has been prepared in support of the proposed
traffic and access arrangement. Whilst a full copy of the document is enclosed, key conclusions reached
within the report include:

The provision of 97 car spaces exceeds the requirements of the planning scheme

Visitor and staff parking is appropriately provided within the basement (it is expected that some
overflow staff parking will take place in level 2 also

The car park layout and access arrangement are considered to principally meet the relevant
requirements of the Stonnington Planning Scheme, and where appropriate, the relevant Australian
Standards

The width of the widened laneway exceeds the requirements for a two way access way pursuant to
Clause 52.06 and AS2890.1

The access to the residential properties to the south will be maintained under the proposed condition

The proposed ramps feature appropriate grades and transitions which satisfy the requirements of the
planning scheme

The porte-cochere is appropriately designed and allows turning room and head height for an
emergency vehicle if required

Noting that residents are unlikely to own a car and the proximity of the site to public transport
opportunities, the traffic generation under the proposed conditions is considered appropriate

The development satisfies the statutory requirements with regard to bicycle spaces

The proposed loading area exceeds the requirements of the planning scheme
With these key considerations in mind, the proposed concludes that there are no traffic engineering
reasons why a planning permit should be refused.
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6
Conclusion
In summary, it is considered that the proposed development is appropriate and worthy of Council’s
support for the following key reasons:

The proposed residential aged care facility built form aligns heavily with policies contained with the
State and Local Planning Policy Framework

The proposed development seeks to provide an innovative new aged residential aged care facility
which specifically targets the LGBTI community within Victoria. The proposal will be the first LGBTI
aged care facility in Australia and will aid in filling the shortage of inner city aged care facilities within
Melbourne

The proposal will provide purpose built accommodation for a demographic group that has a specific
and recognised need

The provision of additional housing within this inner city context supports the concept of “aging in
place” and provides opportunities for elderly residents to age in locations that they are familiar with

The proposal will provide 150 Residential Aged Care Facility rooms and an additional 40 independent
living apartments (in varied sizes) which will appeal to different sectors of the community

The subject site is located as a natural extension to a recognised east-west spine within the South
Yarra, Prahran and Windsor Activity Centre and is located immediately adjacent the Prahran Train
Station

The amalgamation of two significant parcels of land provides opportunities to develop a high quality
building that responds appropriately to its different interfaces

The proposal will afford a high level of internal amenity for the development’s future residents through
the provision of excellent on-site communal and recreation facilities

The proposed development “functions” appropriately with regard to loading, waste management and
vehicle access

The proposal will provide an appropriate level of car parking for residents, staff and visitors
For the reasons outlined in this report, we believe the proposal is worthy of Council’s support.
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Disclaimer
This report is dated December 2015 and incorporates information and events up to that date only and
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only, of Urbis (Instructing Party) for the purpose of Planning Permit Application (Purpose) and not for
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DISCLAIMER
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Appendix A
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Planning Policy
APPENDICES
The following policies are relevant to this application:
State Planning Policy Framework
Clause 9 – Plan Melbourne
Clause 11 – Settlement
Clause 15 – Built Environment and Heritage
Clause 16 – Housing
Local Planning Policy Framework
Clause 21.02 – Overview
Clause 21.03 – Vision
Clause 21.05 – Housing
Clause 21.06 – Built Environment and Heritage
Clause 22.05 - Environmentally Sustainable Development
Clause 22.18 – Stormwater Management (Water Sensitive Urban Design)
Zones
Clause 32.04 – Mixed Use Zone
Overlays
Clause 43.01 – Heritage Overlay
Clause 45.03 – Environmental Audit Overlay
Particular Provisions
Clause 52.06 – Car Parking
Clause 52.07 – Loading and Unloading of Vehicles
Clause 52.34 – Bicycle Facilities
Clause 52.35 – Urban Context Report and Design Response for Residential Development of Four
or More Storeys
General Provisions
Clause 65 – Decision Guidelines
APPENDICES
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Appendix B
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Certificates of Title
APPENDICES
Appendix C
APPENDICES
Assessment against the Design
Guidelines for Higher Density
Residential Development
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OBJECTIVE
REQUIREMENT
ASSESSMENT
To ensure buildings respond creatively to their
Complies – The proposed development is an
existing context and to agreed aspirations for
appropriate response to the evolving character
the future development of the area.
of the noting the development expectancies of
NO.
1.1
the land within the activity centre to the east.
1.2
To provide a creative design response that is
Complies – Refer to planning report and
based on a clear understanding of the urban
architectural plans which accompany the
context and neighbourhood character.
application for a description of the site within its
surrounding context.
2.1
To ensure that the height of new development
Complies – The planning submission and
responds to existing urban context and
accompanying architectural plans contain an
neighbourhood character objectives of the
assessment of the proposed building height and
area.
massing within the context of the site, the
surrounding area and the relevant planning
controls and policies contained within the
planning scheme.
2.2
2.3
To ensure new development is appropriate to
Complies – The proposed development
the scale of nearby streets, other public
responds to the scale of existing and recent
spaces, and buildings.
development’s immediately surrounding the site.
To protect sunlight access to public spaces.
Complies – The proposed development will not
unreasonably shadow any important public
spaces.
2.4
To respond to existing or preferred street
Complies – Refer to planning report for a
character
description of the existing and preferred
streetscape character. The proposed
development has been designed to appropriately
respond to this character.
2.5
2.6
To ensure building separation supports
Complies – Appropriate setbacks are provided in
private amenity and reinforces neighbourhood
context to the surrounding development. Refer to
character.
planning report for further discussion.
To ensure areas can develop with an
Complies – The subject site features public
equitable access to outlook and sunlight
realm along its northern, eastern and western
sides. Noting the land to the south is already
developed for residential purposes, it is
considered that the adjoining properties have
limited (if any) further development potential.
Notwithstanding this, the proposal has been
designed to peel back from its western and
southern boundaries to ensure an appropriate
response is provided to these infer faces from a
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OBJECTIVE
REQUIREMENT
ASSESSMENT
NO.
character perspective.
2.7
To ensure visual impacts to dwellings at the
Complies – The proposal has been designed
rear are appropriate to the context.
with a four storey base that peels back (ie the
upper levels have much greater setbacks). This
ensures an appropriate response is provided
with regard to the dwellings located to the south
of the subject land.
2.8
To maximise informal or passive surveillance
Complies – The proposal will provide enhanced
of streets and other public open spaces.
surveillance of Greville Street, Charles Street
and the Prahran Railway Station through
achieved through points of activity at different
ground floor locations, and through the
orientation of living rooms which featuring
windows providing views towards the public
realm.
2.9
2.10
To maximise residential amenity through the
Complies – Good views will be provided from
provision of views and protection of privacy
most residential units. Each bedroom or unit is
within the subject site and on neighbouring
with access to expansive areas of communal
properties.
open space.
To ensure new tall buildings do not create
Complies – It is not anticipated that the height
adverse wind effects.
and scale of the development will cause
unreasonable wind effects.
2.11
3.1
To treat roof spaces and forms as a
Complies – The roof is well integrated into the
considered aspect of the overall building
overall design with the majority of services
design.
located within the building.
To create walkable areas within a safe an
Complies – The proposed development offers
interesting public setting.
benefits to all street edges through glazing and
street activation. The proposal will not have an
unreasonable impact on the existing street
network.
3.2
To closely integrate the layout and occupation
Complies – The proposal improves the current
patterns of new development with the street.
site conditions by providing commercial uses and
points of activity along the ground floor frontage
to Greville Street.
3.3
To ensure car parking does not dominate the
Complies – Car parking is provided within two
street frontage.
basement levels access from the rear laneway
that runs along the southern edge of the site. In
this location the car parking will have no visual
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OBJECTIVE
REQUIREMENT
ASSESSMENT
NO.
impact on the surrounding character of the area.
3.4
To create street entrances with a strong
Complies – The main pedestrian point is located
identity that provide a transition from the
along the Greville Street frontage of the site. The
street to residential interiors.
entrance is designed to be easily identifiable and
is well connected to the pedestrian connections
running along the northern edge of the subject
land.
3.5
To ensure car park entries do not detract from
Complies – Access to the car park is from
the street.
Charles Street and an access laneway to the
rear of the site.
3.6
To avoid creating inactive frontages as a
Complies – The proposal has been designed
result of fencing private open spaces.
with active frontages along the northern edge of
the site to improve the public realm. An eroded
site frontage also provides opportunities to
improve pedestrian connectivity and provide
weather protection.
4.1
To provide adequate, safe and efficiently
Complies – Refer to the submitted traffic
designed parking layouts.
engineering assessment prepared by Traffix
Group.
4.2
To provide safe and convenient access
Complies – Direct access is provided from the
between car parking and bicycle areas and
car park into the lobby. Refer to the submitted
the pedestrian entry to buildings.
traffic engineering assessment prepared by
Traffix Group.
4.3
To create shared internal spaces that
Complies – New entries, stairways and other
contribute positively to the experience of living
common internal spaces will be sufficiently sized
in higher density development.
to accommodate the delivery and removal of
furniture items that are likely to be needed by
future occupants.
4.4
To minimise running and maintenance costs
Complies – The proposed building will be
designed to minimise energy consumption
through high levels of access to natural light and
ventilation to all bedrooms and living areas as
well as common areas.
4.5
To minimise water use.
Complies – ESD measures have been
incorporated into the design. A rainwater tank
has been incorporated into the lower basement
level to reduce water consumption levels. Refer
to the report prepared by Norman, Disney and
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OBJECTIVE
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ASSESSMENT
NO.
Young.
4.6
To incorporate provision for site services in
Complies – Site services have been integrated
the building design to ensure good function
into the development, including the substation,
and ease of maintenance and use.
fire pump and mail room. A loading dock is
provided on the ground floor.
5.1
To provide a range of dwelling sizes and
Complies – the proposal incorporates a range of
types in higher density residential
residential aged care facility bedrooms and
developments.
studio, one and two bedroom apartments of a
variety of sizes.
5.2
To optimise the layout of buildings in
Complies – The proposal responds to the current
response to occupants’ needs as well as
market demand for a residential aged care
identified external influences.
facility within this location. The internal layout of
each room will provide a high level of internal
amenity. A lift core and stairwell is provided at
the centre of the development for direct access
to the residential aged care facility rooms and
units.
5.3
To create functional, flexible, efficient and
Complies – The residential aged care facility
comfortable residential apartments.
rooms and units have been designed to be
functional and practical and to provide a
reasonable level of internal amenity for future
occupants.
5.4
To ensure that a good standard of natural
Complies – Refer to the architectural plans. All
lighting and ventilation is provided to internal
dwellings have been designed to have access to
building spaces.
natural light and air. No apartments provide
bedrooms which rely on borrowed light.
5.5
To provide adequate storage space for
Complies – A furniture storage room is provided
household items.
on site. Due to the nature of the proposed use
(residential aged care) a large provision of onsite storage is not considered to be necessary.
5.6
To promote buildings of high architectural
Complies – as is shown in the submitted
quality and visual interest.
architectural plans, the proposed development
provides a high quality design response which
utilises a range of materials and takes account of
site shape, context, and interfaces. Refer to the
submitted architectural plans for further details.
6.1
APPENDICES
To ensure access to adequate open space for
Complies – each residential aged care unit and
all residents.
apartment will have access to a generous
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OBJECTIVE
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ASSESSMENT
NO.
amount of private open space and communal
living and dining areas.
6.2
6.3
6.4
To ensure common or shared spaces are
Complies – the shared spaces are well designed
functional and attractive for all users.
and will be maintained by building management.
To allow solar access to the private and
Complies – Solar access has been maximised
shared open spaces of new high density
through the design response and building
residential units.
orientation.
To integrate the design of shared and private
Complies – The balconies, terraces and
open space into the overall building design
courtyards are well integrated into the overall
and facade composition.
design of the building and contribute to the
articulation of the building facades.
6.5
To provide for greenery within open spaces.
Complies – There is space for landscaping in a
variety of locations within the proposal. Features
of the proposal include (but not limited to) green
walls, an internal courtyard, terraces and winter
gardens. Please refer to the landscape report
prepared by Hanson Partnership.
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APPENDICES
APPENDICES
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