4.4 93-97 NORMANBY ROAD NOTTING HILL VIC …...Council Meeting, 30 September 2014 Section 4.4 –...

Council Meeting, 30 September 2014 Section 4.4 – Page 50

93-97 Normanby Road Notting Hill - The Development Of An Eight Storey Office Building, Use Of A Food And Drinks Premises (Cafe), Relocation Of An Existing Easement, And Signage

4.4 93-97 NORMANBY ROAD NOTTING HILL VIC 3168 THE DEVELOPMENT OF AN EIGHT STOREY OFFICE BUILDING, USE OF A FOOD AND DRINKS PREMISES (CAFE), RELOCATION OF AN EXISTING EASEMENT, AND SIGNAGE

(TPA/42966)

EXECUTIVE SUMMARY:

This application proposes the development of an eight storey office building, multi level car park, cafe, relocation of an existing easement, and signage within the Monash Technology Precinct.

Public notification of the application was not required. The proposed use and development is consistent with the zoning of the land, the locality and appropriateness having regard to surrounding land use and development.

The reason for presenting this report to Council is the proposed development cost of $9,000,000 million.

The proposal is considered appropriate having regard to the relevant provisions of the Monash Planning Scheme. It is recommend that Council issue a Planning Permit subject to conditions.

RESPONSIBLE DIRECTOR: Peter Panagakos

RESPONSIBLE ACTING MANAGER: Adrian White

RESPONSIBLE PLANNER: James Heitmann

WARD: OAKLEIGH

PROPERTY ADDRESS: 93-97 Normanby Road, NOTTING HILL

PRE-APPLICATION MEETING: Yes

NUMBER OF OBJECTIONS: N/A

ZONING: Special Use Zone (Schedule 6)

EXISTING LAND USE: Warehouse and ancillary office

OVERLAY: Design and Development Overlay (Schedule 1)

RELEVANT CLAUSES:

State Planning Policy Framework

Clause 10.01 (Purpose) Clause 10.02 (Goal) Clause 10.04 (Integrated Decision Making) Clause 11 (Settlement) Clause 11.04-3 (Metropolitan

Local Planning Policy Framework

Clause 21 (Municipal Strategic Statement) Clause 21.05: Economic Development Clause 21.07: Business Parks and Industry Clause 22.02 (Monash Technology



Melbourne – Employment Corridors) Clause 14.02-1 (Catchment planning and management) Clause 15 (Built environment and heritage) Clause 17 (Economic development)

Precinct Policy) Clause 22.03 (Industry and Business Development and Character Policy) Clause 22.04 (Stormwater Management Policy) Particular Provisions Clause 52.02 (Easements) Clause 52.05 (Signage) Clause 52.06 (Car Parking) Clause 52.34 (Bicycle Facilities) General Provisions

Clause 65 (Decision Guidelines)

STATUTORY PROCESSING DATE: 18 September 2014

DEVELOPMENT COST: $9,000,000



LOCALITY PLAN

NEIGHBOURHOOD PLAN

SUBJECT SITE



RECOMMENDATION:

That Council resolves to Grant a Planning Permit (TPA/42966) for the development of an eight storey office building, use of a food and drinks premises (cafe), relocation of an existing easement, and signage, at 93-97 Normanby Road, Notting Hill subject to the following conditions:

1. Before the development starts, three copies of amended plans drawn to

scale and dimensioned, must be submitted to and approved by the Responsible Authority. The submitted plans must clearly delineate and highlight any changes. When approved the plans will be endorsed and will then form part of the permit.

The plans must be generally in accordance with the plans submitted with the application, but modified to show:

a) Enhanced facade treatment to the eastern facade of the multi-deck car park;

b) The southern splay of the vehicle crossover extended to ensure adequate access;

c) The loading bay within the nature strip deleted;

d) Provision of any required loading bay within the subject land designed to the satisfaction of the Responsible Authority;

e) Clearance to car parking spaces to be in accordance with Diagram 1 of Clause 52.06-8 in relation to the placement of a walls and columns, abutting a car space;

f) Turnout bays within the car park clearly line marked;

2. The development as shown on the endorsed plans must not be altered

without the written consent of the Responsible Authority. 3. Once the development has started it must be continued and completed to

the satisfaction of the Responsible Authority. 4. The amenity of the area must not be detrimentally affected by the use or

development, through the:

a) transport of materials, goods or commodities to or from the land;

b) appearance of any building, works or materials;

c) emission of noise, artificial light, vibration, smell, fumes, smoke, vapour, steam, soot, ash, dust, waste water, waste products, grit or oil;

d) presence of vermin. 5. No goods must be stored or left exposed outside the building so as to be

visible from any public road or thoroughfare.

Council Meeting, 30 September 2014 Section 4.4 – 4


6. No bin or receptacle or any form of rubbish or refuse shall be allowed to remain in view of the public and no odour shall be emitted from any receptacle so as to cause offence to persons outside the land.

7. Adequate provision shall be made for the storage and collection of garbage

and other solid wastes and these facilities are to be located on the site to the satisfaction of the Responsible Authority.

8. No equipment, services, architectural features or structures of any kind,

including telecommunication facilities, other than those shown on the endorsed plans shall be permitted above the roof level of the building unless otherwise agreed to in writing by the Responsible Authority.

9. A landscape plan prepared by a Landscape Architect or a suitably qualified

or experienced landscape designer, drawn to scale and dimensioned must be submitted to and approved by the Responsible Authority prior to the commencement of any works. The plan must show the proposed landscape treatment of the site including:-

the location of all existing trees and other vegetation to be retained on site;

provision of canopy trees with spreading crowns located throughout the site including the front setback;

planting to soften the appearance of hard surface areas such as driveways and other paved areas;

a schedule of all proposed trees, shrubs and ground cover, which will include the size of all plants (at planting and at maturity), their location, botanical names and the location of all areas to be covered by grass, lawn, mulch or other surface material;

the location and details of all fencing;

the extent of any cut, fill, embankments or retaining walls associated with the landscape treatment of the site;

details of all proposed hard surface materials including pathways;

When approved the plan will be endorsed and will then form part of the permit.

10. Before the occupation of the buildings allowed by this permit, landscaping

works as shown on the endorsed plans must be completed to the satisfaction of the Responsible Authority and then maintained to the satisfaction of the Responsible Authority.

11. Before the development starts, a site layout plan drawn to scale and

dimensioned must be approved by the Responsible Authority. The plans must show a drainage scheme providing for the collection of stormwater within the site and for the conveying of the stormwater to the nominated point of discharge.



The nominated point of discharge is the south-east corner of the property where the entire site’s stormwater must be collected and free drained via a pipe to the pit in the nature strip of 93-97 Normanby Road. A new pit is to be constructed if a pit does not exist or is not a standard Council pit. If the point of discharge cannot be located then notify Council’s Engineering Division immediately.

12. All on-site stormwater is to be collected from hard surface areas and must

not be allowed to flow uncontrolled into adjoining properties. The on-site drainage system must prevent discharge from driveways onto the footpath. Such a system may include either:

a) trench grates (150mm minimum internal width) located within the property; and/or

b) shaping the driveway so that water is collected in a grated pit on the property: and/or

c) another Council approved equivalent. 13. Stormwater discharge is to be detained on site to the predevelopment

level of peak stormwater discharge. Approval of any detention system is required by the City of Monash prior to works commencing.

14. Prior to commencement of the approved development the existing easement running across the east-west boundaries is to be removed.

15. Prior to commencement of the approved development a 1.85m drainage

easement is to be created adjacent to the northern boundary in favour of Monash City Council.

16. Driveways are to be designed and constructed using appropriate engineering standards.

17. Before the use and development permitted starts, areas set aside for

parked vehicles and access lanes as shown on the endorsed plans must be:

a) constructed to the satisfaction of the Responsible Authority;

b) properly formed to such levels that they can be used in accordance with the plans;

c) surfaced with an all-weather sealcoat to the satisfaction of the Responsible Authority;

d) drained, maintained and not used for any other purpose to the satisfaction of the Responsible Authority;

e) line-marked to indicate each car space and all access lanes to the satisfaction of the Responsible Authority.

Parking areas and access lanes must be kept available for these purposes at all times.



18. No less than 3.5 car spaces per 100m2 of net leasable office floor area must

be provided on the land for the office component of the development and use. Any future subdivision of the land must provide for appropriate allocation of car parking on Title in accordance with this requirement.

19. No less than 15 car spaces must be provided on the land for the cafe

premises. Any future subdivision of the land must provide for appropriate allocation of car parking on Title in accordance with this requirement.

20. Car parking provision for the cafe must be made publically accessible at all

times during operational hours of the restaurant.

21. No more than 100 patrons are permitted within the restaurant premises at any single time.

22. The loading and unloading of goods from vehicles must only be carried out

on the land. 23. The layout of the development shall follow the Design Standards for car

parking set out in Clause 52.06-8 of the Monash Planning Scheme as detailed below:

a) Accessway to provide at least 2.1m headroom beneath overhead obstructions.

b) Driveway gradient to be no steeper than 1 in 10 (10%) within 5 metres of the frontage to ensure safety for pedestrians and vehicles.

c) Ramp grades (except within 5 metres of the frontage) to be designed as follows: i. Maximum grade of 1 in 4. ii. Provision of minimum 2.0 metre grade transitions between

different section of ramp or floor for changes in grade in excess of 12.5% (summit grade change) or 15% (sag grade change).

d) Minimum requirements for parking space dimensions to be in accordance with Table 2.

e) Clearance to car parking spaces to be in accordance with Diagram 1 in relation to the placement of a wall, fence, column, tree, tree guard or any other structure that abuts a car space.

24. The accessible parking spaces should generally be designed (other than

length of space which should be 4.9 metres) in accordance with the Australian Standard for Off-Street Parking for people with disabilities, AS/NZS 2890.6.

25. The location and details of signs shown on the endorsed plans must not be altered without the written consent of the responsible Authority.

26. Signs must not contain any flashing light.



27. Signage must not distract drivers due to its colouring, be mistaken for a

traffic signal, be able to be mistaken as an instruction to drivers or constitute a road safety hazard in any way.

28. Signage must not obstruct the view of motorists, obscure traffic signals or constitute a road safety hazard in any way.

29. The intensity of the light in the signs must be limited so as not to cause glare or distraction to motorists, or loss of amenity in the surrounding area, to the satisfaction of the Responsible Authority.

30. Signage approved under this permit will expire 15 years from the date of

issue.

Conditions 31-32 required by Yarra Valley Water (ref: 145782) 31. The owner of the subject land must enter into an agreement with Yarra

Valley Water for the provision of water services.

32. The owner of the land must enter into an agreement with Yarra Valley Water from the provision of sewerage services.

33. This permit will expire in accordance with section 68 of the Planning and Environment Act 1987, if one of the following circumstances applies:

The development and use are not started before 2 years from the date of issue.

The development is not completed before 4 years from the date of issue.

In accordance with section 69 of the Planning and Environment Act 1987, the responsible authority may extend the periods referred to if a request is made in writing before the permit expires, or within three months afterwards.

NOTES:- 1. Building approval must be obtained prior to the commencement of the

above approved works. 2. Premises used for the sale or storage of food in any manner whatsoever

are to be registered under the Food Act and require Council approval via the Chief Environmental Health Officer before occupation.

3. Unless no permit is required under the planning scheme, no further signs

must not be constructed or displayed without a further permit. 4. Disabled access to the building must be provided to the satisfaction of the

Responsible Authority. All work carried out to provide disabled access must



be constructed in accordance with Australian Standards Design for Access and Mobility AS 1428.1.

5. Any new drainage work within the road reserve requires the approval of

the City of Monash’s Engineering Division prior to the works commencing. Three copies of the plans (A3-A1 size) for the drainage works must be submitted to and approved by the Engineering Division. The plans are to show sufficient information to determine that the drainage works will meet all drainage conditions of the permit.

6. Engineering permits must be obtained for new or altered vehicle crossings

and for connections to Council drains, Council pits, kerb & channel and these works are to be inspected by Council (tel. 9518 3690).

7. All new or modified crossings are to be no closer than 1.0 metre measured at the kerb to the edge of any power pole, drainage or service pit, or other services. Approval from affected service authorities is required as part of the vehicle crossing application process. Approval of the relevant electricity company for the power pole relocations is required. The poles are to be relocated to the satisfaction of the Responsible Authority.

BACKGROUND:

The Site and Surrounds

The subject land is located on the north-western corner of the intersection of Normanby Road and Howleys Road in Notting Hill. The land has an overall area of 6,067 square metres and is currently developed with a large warehouse premises, ancillary office space and car parking. The land has a gradual fall of 3.8 metres from north to south. Two drainage and sewerage easements encumber the land, one spans the western boundary and the other located approximately 16.5 metres off the northern boundary running east-west through the site. The property is located within the heart of the Monash Technology Precinct. Monash University is located opposite to the south (main Clayton Campus) and east (childcare centre). The CSIRO occupies the adjoining property to the west. Land to the north and wider surrounding area is used and developed is developed with a mix of office, industry and warehouse functions. An aerial photograph of the subject site and surrounding land can be found attached to this report (Attachment 2).

PERMIT TRIGGERS:

Zoning



The subject site is zoned Special Use – Schedule 6 under the provisions of the Monash Planning Scheme. Pursuant to Clause 37.01-4 a permit is required to construct a building within the zone. No permit required for use of land for Office. A permit is required for use of premises for food and drink premises pursuant to the requirements of the zone. Overlays

The subject site is subject to Design and Development Overlay – Schedule 1 (DDO1). Pursuant to Clause 42.03 a permit is required for buildings and works. Particular Provisions

Clause 52.02: Easements A permit is required to create or vary an easement. Clause 52.05: Signage A permit is required to erect a pylon sign and business identification signage in excess of 8 square metres. Clause 52.06: Car Parking Prior to a new building being occupied the car parking spaces required under Clause 52.06-5 must be provided on the land or as approved by the responsible authority. Clause 52.34: Bicycle Facilities A new use must not commence until the required bicycle facilities and associated signage has been provided on the land.

Attachment 3 details the zoning and overlays applicable to the subject site and surrounding land.

PROPOSAL:

The application proposes the development and use of an eight storey building comprising offices, food and drink premises (cafe), associated car parking, and variation/re-location of existing easements. The plans submitted with the application provide for the following:

Office floor space of 11,450m2 spread across 8 levels;

Ground floor cafe/food and drink premises;

A total of 435 car spaces including 5 disabled spaces within a 5 level multi-deck car park;

Setback of 10.6 metres to Normanby Road and 7.6 metres to Howleys Road;



Overall maximum building height of office component is 32.4 metres and 13.0m metres for the car park;

Retention of the existing telecommunications tower to the north-west corner of the property;

Relocation of the existing east-west drainage and sewerage easement adjacent to the northern boundary;

Business identification signage. The proposed eight storey office building will occupy the southern end of the site with the five level multi-deck car park occupying the northern end of the site. The design response proposes a contemporary selection of materials and finishes including substantial glazing elements orientate to the street, alucobond cladding, textured coloured pre-cast concrete, feature fins and louvers.

Attachment 1 details plans forming part of the application.

CONSULTATION:

Public Notice

Due to the nature of the proposal, zoning of the land and the surrounding land use, notification of the application was not required. It is considered that the proposal will not cause any material detriment to the amenity of the surrounding area. Notification – Yarra Valley Water The proposed variation to drainage and sewerage easement has been referred to Yarra Valley Water. The authority consent to the proposal subject to the inclusion of conditions in any permit issued. A Plan of Subdivision detailing variation of easement must be submitted to the authority for certification. Referrals

Referral – Internal The application was referred to Council’s Drainage and Traffic Engineers for comment.

The proposal is considered satisfactory subject to inclusion of conditions.

DISCUSSION:

State Planning Policy Framework Clause 11.04-3 recognises the importance of creating employment opportunities within employment corridors including development of the Monash University/Chadstone to Box Hill, Austin Hospital and Bell Street employment corridor, which the subject land is located within. Local Planning Policy Framework



Clause 21 being the Municipal Strategic Statement (MSS) outlines the key strategic planning, land use and development objectives for the City of Monash. The MSS recognises the leafy suburbs and treed streetscape being garden city characteristics of the municipality. The MSS highlights the significance of the Monash Technology Precinct and locational advantages of the municipality within metropolitan Melbourne. Clause 21.02-2: Maintaining the Garden City Character

“The Garden City Character is a legacy of the early planners of Monash and a very important defining feature of the municipality. It is characterised by a general feeling of “greenness” created by significant tree canopy cover contained within large, vegetated setbacks and areas of open space.”

Clause 21.03-3: Monash 2012 – A Strategy for the Future With regard to economic development seeks to encourage business to thrive and expand in Monash. Clause 21.03-4: Strategic Framework Plan The major strategic directions identified on the plan include:

“Developing sustainable employment opportunities to maintain Monash as a predominant business location in Melbourne’s eastern region.”

Clause 22.02: Monash Technology Precinct Policy Relevant objectives:

“To assist the sustainable and complementary development and operation of industrial, office and high technology land uses that provide a variety of employment centres of high amenity, quality and enduring local image;

To encourage high quality built form and streetscape throughout the Precinct so as to ensure a quality environment for activities pursued in the Precinct. This is regarded as a critical component in attracting new business investment to the Precinct;

To promote a high level of amenity in streetscape and built form that reinforces the Precinct’s significance on a local, regional, national and international scale;

To encourage development which is based upon Ecologically Sustainable Development (ESD) principles.”

Clause 22.03: Industry and Business Development and Character Policy The clause seeks to enhance the Garden City Character of Industrial and business areas. The desired future character statement states that areas should continue to develop as a modern industrial and technology park within an attractive landscape setting containing a large number of large, mature, native trees. Use

The cafe premise within the ground floor of the proposed development is considered appropriate. The cafe will primarily service persons employed in the



surrounding area. The business in considered unlikely to generate any substantial external traffic or patronage. A limit of 100 patrons to the cafe premises is considered appropriate given the locality and overall size of the proposed development. Built Form

The architectural form of the proposal is considered satisfactory in that it complements the character of the surrounding area through a high quality and contemporary design. The proposal has been designed to act as a gateway building to the corner and addresses all street frontages. The building has been well articulated with glazed facades punctuated by contrasting vertical elements. The design adopts an attractive palette of materials to minimise the perception of visual bulk. The development has been designed to achieve a high energy rating and incorporates insulated facade treatments that reduce reliance on heating and cooling. Stormwater is to be collected, harvested and utilised for landscaping irrigation. The required street setbacks of 10.6 metres to Normanby Road and 7.6 metres to Howleys Road have been provided. The new building is adequately setback from the street frontage to ensure the height does not overwhelm the streetscape. The building entrances are clearly defined providing suitable aspect to the street and adequate landscaping opportunities.

The height of the proposal is consistent with approved developments and existing developments within the surrounding area. The nominal 7.0 metre height limit prescribed in DDO1 is historic and typically only applied where land immediately abutting residential interface. Council has consistently encouraged and approved development of the scale proposed within the Monash Technology Precinct. The subject land is located within the centre of the Monash Technology Precinct where investment in employment opportunities, office, industry and high technology land use is encouraged by policy objectives. The proposed height of the building will suitably compliment existing development within the surrounding area.

The presentation of the eastern facade of the car park to the street is somewhat solid in terms of architectural appearance in that it predominantly comprises of pre-cast concrete panels. New developments within the Monash Technology Precinct should be designed to a high standard and quality to enhance the visual image of the precinct. Construction of well-designed, high quality built forms will reinforce the significance of the Monash Technology Precinct on the local regional national and interstate scale. Quality built form constructed throughout the precinct will enhance existing values and will attract new investment in the precinct. Consistent with objectives of Clause 22.02 and associated Urban Design Guidelines (Monash Technology Precinct, January 2008) the facade should be



modified to achieve a more high quality finish. This could be achieved through various measures including screening and glazing elements. Car Parking Car parking is provided in accordance with the requirement specified by Clause 52.06-6 of the Monash Planning Scheme. The table below details the number of car parking spaces required:

Use Clause 52.06-5 Requirement

Floor Area (square metres)

Car parking requirement generated

Office 3.5 spaces / 100m2 11,450m

2 400 car spaces

Food and drink premises (Cafe)

4 spaces /100m2 281m

2 (internal)

95m2 (external)

15 car spaces

TOTAL REQUIRED 415 car spaces

TOTAL PROVIDED 435 car spaces

The development provides for on-site car parking in excess of the minimum requirement in the Monash Planning Scheme. The provision of 15-35 car spaces to the 100 patron/seat cafe premises is considered sufficient. Consistent with similar developments in the surrounding area it is envisaged that the use will generate minimal external clientele from the wider surrounding area. Conditions on the permit can specify maximum patron numbers, car parking allocation associated with the use and the availability of car parking during operating hours. Bicycle Parking

Bicycle parking is provided in accordance with the requirement specified by Clause 52.34-3 of the Monash Planning Scheme. The table below details the number of bicycle parking spaces required:

Use Clause 52.34-3 Requirement

Floor Area (square metres)

Car parking requirement generated

Office 1 spaces / 300m2

(employee)

1 space / 1000m2

(visitor)

11,450m2 38 bike spaces

11 bike space

Food and drink premises

1 spaces / 300m2

(employee)

1 space / 500m2

(visitor)

376m2

1 bike space



TOTAL REQUIRED 50 bike spaces

TOTAL PROVIDED 66 car spaces

The development provides for sufficient bicycle car parking. Amenities (showers and change rooms) have been provided on the ground floor adjacent to the secure bicycle parking area. Visitor bicycle parking spaces have been provided adjacent to the building entrance. Signage

The application proposes the display of three business identification signs located on the northern, eastern and southern uppermost parapets of the development. Each sign has an area of 24 square metres. A 15 square metre business identification sign is also proposed to the eastern facade of the cafe premises. A 7.5 metre high pylon sign is proposed within the Normanby Road setback. The proposed signage is appropriate. The signage is sited and designed in a manner that is complementary to the proposed development and built form of the surrounding vicinity. The signage is appropriate to the use of the land and provides for suitable, adequate business identification. The scale and orientation of signage towards the street has appropriate regard for the surrounding context. The proposed signage will not detrimentally impact on the site or surrounds in terms of visual clutter or streetscape character and will allow for appropriate business identification for the site.

The signs will not be animated or flashing and are positioned so that they will not obstruct a drivers sight lines. The proposed signage package for the site is considered appropriate given the scale of the proposed development and relevant planning scheme provisions including local policy. Easement relocation

The proposed easement relocation adjacent to the northern boundary is considered satisfactory. Consultation has taken place with Council’s Engineering Division and Yarra Valley Water to ensure requirements have been adequately satisfied.

CONCLUSION:

The proposal is considered satisfactory in that it suitably complies with the requirements of the Monash Planning Scheme including relevant state and local policies. The proposed development will provide an additional office space and is a suitable design response having regard to the surrounding context consistent with relevant objectives of the Monash Planning Scheme. It is recommended that the proposal be approved subject to conditions.



LIST OF ATTACHMENTS: Attachment 1 – Proposed Development Plans. Attachment 2 – Aerial Photograph (November 2012). Attachment 3 – Zoning and Overlays Map.

4.4 93-97 NORMANBY ROAD NOTTING HILL VIC …...Council Meeting, 30 September 2014 Section 4.4 –...

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