510 SWAN STREET, RICHMONDURBAN CONTEXT ANALYSISPrepared for Department of Education and Training15 September 2016

© Urbis 2016

This publication is subject to copyright. Except as permitted under the Copyright Act 1968, no part of it may in any form or by any means (electronic, mechanical, photocopying, recording or otherwise) be reproduced, stored in a retrieval system or transmitted without prior written permission. Enquiries should be addressed to the publishers.

URBIS.COM.AU

CONTENTS

1.0 INTRODUCTION 3

2.0 URBAN ANALYSIS 42.1 Site Context 42.1.1 Site and Context Photographs 4

2.2 Connectivity & Public Transport 62.3 Land Use & Built Form 72.4 Open space & Vegetation 82.5 Tree Analysis

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3.0 SWAN STREET STRUCTURE PLAN 10

3.1 Swan Street Structure Plan Principles 11

4.0 BUILT FORM MASSING 12

5.0 SHADOW STUDY 145.1 Equinox Shadow Study 145.2 Solstice Shadow Study 15

1.0 INTRODUCTION

The following Urban Context Analysis has been prepared in review of the potential future urban development opportunities of the land at 510 Swan Street, Richmond. It has been developed further to the initial planning and site overview produced by Urbis in August 2016. The analysis has been prepared with consideration of the Swan Street Structure Plan prepared in January 2014.

The report contains a collection of site and surrounding context photos, analysis mapping, 3D massing studies and shadow diagrams to test and understand an appropriate response for the site. The report considers the surrounding land use, open space provision, public and active transport and the built form and streetscape outcomes to contemplate an appropriate response for the site.

The Department of Education and Training do not intend to develop the site at 510 Swan Street, Richmond. This document has been prepared for information purposes only to provide background to the analysis undertaken to inform the proposed rezoning and future controls for the site.

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510 Swan Street, Richmond

AUGUST 2016

LOCATION OF AMENITIES IN THE SURROUNDING AREA Figure 1 Location of amenities in the surrounding area plan (extract from Urbis planning report)

Figure 2 Location of context photos surrounding the site

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2.0 URBAN ANALYSIS

2.1 SITE CONTEXTThe site is located along the Swan Street activity corridor, to the immediate west of the Burnley Rail Station. The local context includes a mix of commercial development, primarily concentrated along Swan Street, and mixed density residential to the north and south with a band of open space including active and passive recreation facilities surrounding to the east and south.

2.1.1 Site and Context PhotographsThe following photographs illustrate the site and immediate context.

4 510 Swan Street, Richmond Urban Context Report

1- Commercial use opposite site - Swan Street

6- Site interface with Stawell Street, looking north towards Swan Street

3-Stawell Street south interface with site 5- Low density residential opposite site - Swan Street4- Opposite site- Stawell Street

7- Corner of site -Stawell Street, view from Swan Street 8- Interface with subject site and neighbouring site - Swan Street

2- Golden Square Bicentennial Park south of Burnley station

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RAIL LINE

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Figure 3 Public Transport Plan

Swan Street Activity Centre

Melbourne CBD

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Melbourne and Olympic Parks Sports Precinct

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Hawthorn

University of Melbourne - Burnley Campus

Figure 4 Connectivity to surrounding landmark destinations via public transport

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Legend

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400m & 800m catchment

Yarra river

Train station

Train line

Tram stop

Tram route

Bus stop

Bus routeHigh pedestrian movement Designated bike laneBike friendly path Bike trail

2.2 CONNECTIVITY & PUBLIC TRANSPORT

SWAN STREET

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REET Burnley Station

East Richmond Station

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The site sits to the immediate east of the Burnley Rail Station which provides rapid access to the CBD. The site also adjoins the Swan Street no. 70 tram which connects the eastern suburbs to the CBD along the Riversdale Road/Swan Street corridor. Good access is available to the Main Yarra Trail giving bicycle access to the CBD and beyond.

YARRA RIVER

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Bicentenial Park

Barkly Gardens

Swan Street Redevelopment Zone

Low density residential - unlikely to change

Low density residential - unlikely to change

Alan Bain Reserve

Figure 5 Land Use Plan 1:7500 @ A3

2.3 LAND USE & BUILT FORM

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Figure 6 Existing uses surrounding the site along Swan Street

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Yarra river

Commercial

Residential

Open space

Industrial

Transport

Heritage overly

Redevelopment opportunity

The Swan Street corridor represents a major activated spine that is earmarked for redevelopment within the Swan Street Structure Plan. Swan Street is currently primarily commercial with some residential uses to the north and north east of the site. Residential precincts exist to the north and south of the Swan Street corridor which are primarily low density, with some areas included in a heritage overlay.

There are some pockets of existing higher density residential development in the area. A number of redevelopment opportunity sites exist in the area, in particular along Swan Street.

The Burnley City Link Exhaust Stack is located within proximity to the site. In accordance with Design and Development Overlay 5 ‘City Link Exhaust Stack’ development must not adversely affect the operation of the stack.

YARRA RIVER

YARRA RIVER

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Figure 7 Open Space Plan 1:7500 @ A3

Legend

Site

400m & 800m catchment

Yarra river

Open Space

Train station Train lineDesignated bike laneBike friendly path Bike trail

1 Golden Square Bicentennial Park

2 Burnley Golf Club3 Burnley Park4 Barkly Gardens5 Alan Bain Reserve6 Athol J Brown Reserve7 Twickenham Crescent

8 Dame Nellie Melba Memorial Park

9 Gahans Reserve

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2.4 OPEN SPACE & VEGETATION The Golden Square Bicentennial Park (1) is located to the south of the site on the other side of the Rail Line. This parkland provides play equipment, seating, BBQ’s and a dog off leash area. In addition to this park, there is a band of open space that edges the Yarra River and provides a range of active and passive recreation facilities.

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Burnley Station

Passive Open Space ▪ Bicentennial Park/Golden Square is approximately 80m to

the south of the site, and contains playgrounds, seating, BBQs and a dog off-leash area.

▪ Loys Paddock Reserve, approximately 460m to the south, contains a dog off-leash area and access to the main Yarra Trail and other parks and reserves.

▪ Athol J Brown Reserve is located approximately 200m to the west and contains vegetated areas of trees and grassed areas.

▪ Barkly Gardens is located approximately 650m to the west of the site. The Gardens are highly landscaped and include play equipment, public toilets shelter, seating and dog off-leash areas.

Recreation ▪ Allan Bain Reserve is located south of Barkly Gardens,

approximately 710m to the southwest of the site and contains a sporting ground with infrastructure for both soccer and cricket.

▪ Burnley Park provides both passive and recreational open space for the immediate and wider Richmond area. The 6 hectare park is located approximately 200m to the east of the site and contains BBQ facilities, dog off-leash area together with formal recreational infrastructure including a basketball court and sporting grounds used for football, cricket, and soccer.

▪ The Burnley Public Golf Course is located approximately 200m to the east of the site, south of Swan Street. The 18- hole course includes practice putting and chipping greens and nets.

Other open space ▪ Twickenham Crescent is approximately 240m to the south

of the site and contains two areas of open space occupied with grassed areas and scattered canopy trees. These areas are zoned General Residential but are identified within the City of Yarra’s Open Space Strategy.

8 510 Swan Street, Richmond Urban Context Report

Legend

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Arborist tree rating - low

Arborist tree rating- medium

Open Space

Existing street trees 1:2000 @ A3

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Figure 8 Arborist classification for vegetation on site

Large tree towards the centre of the site

Existing street trees and vegetation along Swan Street

Street tree on the corner of Stawell Street and Swan Street

2.5 TREE ANALYSIS

The frontage to both Swan and Stawell Streets contain vegetation including canopy trees together with garden beds of shrubbery and ground cover planting. An arboricultural assessment was undertaken by Tree Logic (29 June 2016) to assess the health and significance of the existing trees on site and trees immediately adjacent to the site. The assessment identified six (6) trees on the site, and none were identified as being indigenous or on the City of Yarra Significant Tree Register.

Three (3) trees on site were identified as being ‘significant’ due to their size, and it is anticipated that at least one of these trees (located in the centre of the property immediately to the south of the pavilion building) would require removal as part of the site’s future development.

The Swan Street Structure Plan identifies a need for “new/enhanced street trees” along Swan Street.

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3.0 SWAN STREET STRUCTURE PLAN

Existing Structure Plan Proposed Structure Plan

The following plans demonstrate the proposed structure plan with consideration of the redevelopment opportunity of the subject land. The potential outcome on the site has been derived with reference to the Swan Street Structure Plan on surrounding sites and having regard to the particular of this large parcel with key street frontages and limited sensitivities.

The diagrams on the adjacent page demonstrate the key principles that the proposed outcome on the site achieve.

Figure 9 Proposed structure plan (extract from Swan Street Structure Plan)

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1. Transition in height to surrounding low density areas

4. Visually recessive upper levels (6m setback on south side of Swan Street)

2. Transition in height from the strategic redevelopment site on the corner of Burnley Street and Swan Street

5. Activate public realm and improve amenity and safety of pedestrians

3. Consistent street wall and framing of Swan Street

6. Solar access to public realm not impacted

3.1 SWAN STREET STRUCTURE PLAN PRINCIPLES

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4.0 BUILT FORM MASSING

10-12 storeys

HEIGHT TRANSITION

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SITE

Assumptions:

The massing diagrams provide a high level, indicative representation of a potential built form outcome with regard to the overall principles set out within the Swan Street Structure Plan and this document.

Assumptions have been made with regard to site amalgamation to enable a more intense development outcome in accordance with the Structure Plan intent.

Indicative tower forms have been included on surrounding land based on the setbacks and built form identified in the Structure Plan.

Indicative development has been shown on the site to test the potential development outcomes resulting from the Structure Plan, this analysis and the opportunities of the site.

The following 3D massing diagrams demonstrate the potential impact of future higher scale development on the site in the immediate context as contemplated by the Structure Plan.

Burnley Station

Figure 10 Elevation view of the site from north of Swan Street

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10-12 storeys

HEIGHT TRANSITION

BURNLEY STREET SWAN STREET

4 storeys

Burnley Station

Figure 11 Axonometric aerial view of the site from north of Swan Street

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5.0 SHADOW STUDYThe following shadow study examines the shadow impact of the indicative modelled forms in section 4.0. This test indicates that the modelled forms do no impact Golden Square / Bicentennial Park or surrounding residential areas at key times at the equinox and June solstice.

5.1 EQUINOX SHADOW STUDY20th March 11am 22nd September 11am

20th March 2pm 22nd September 2pm

Golden Square Bicentennial Park

SWAN STREET

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Golden Square Bicentennial Park

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Golden Square Bicentennial Park

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Golden Square Bicentennial Park

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14 510 Swan Street, Richmond Urban Context Report

5.2 SOLSTICE SHADOW STUDY

20th June 11am

20th June 2pm

Golden Square Bicentennial Park

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Golden Square Bicentennial Park

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