Part 7 - City of Moreland · Part 7 defines 10 precincts within the Coburg Activity Centre. These...

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Part 7 defines 10 precincts within theCoburg Activity Centre. These areshown on Map 7.1. The structureplan requirements outlined in Part 5are applied to each precinct in a morefine-grained analysis of the publicrealm, along with detailed built formand land use requirements for theprivate realm.

The 10 precincts are:

Precinct 1 Railway

Precinct 2 Supermarkets/Car Park

Precinct 3 Sydney Road Retail

Precinct 4 Bridges Reserve andEnvirons

Precinct 5 Sydney Road – SouthernCommercial Gateway

Precinct 6 Sydney Road/Bell StreetCommercial

Precinct 7 Sydney Road – NorthCommercial Gateway

Precinct 8 Village Reserve

Precinct 9 Pentridge Redevelopment

Precinct 10 Sydney Road – Moreland

Part 7Precinct guidelines

CENTRAL COBURG 2020 STRUCTURE PLAN

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Map 7.1 Precincts in the Coburg Activity Centre and levels of change

51CENTRAL COBURG 2020 STRUCTURE PLAN

Precinct sheetsPrecinct sheets describe the precinctin the public and private realms andprovide guidance for development inthe private realm. Each precinct sheetoutlines the following elements:

Description – provides a descriptionof the current built form and landuse conditions of the precinct in boththe public and private realm.

Vision – provides a vision for howthe precinct could develop by theyear 2020.

Urban initiatives – outlines proposalsfor projects to assist in achieving thearticulated vision. Many of theseprojects relate to the public realm.

Objectives – outlines desiredoutcomes to be achieved eitherwithin the activity centre as a whole,or the precinct, or within individualdevelopments. Objectives aregrouped under the categories of builtform, land use activity, residentialamenity, environmental sustainability,neighbourhood character, streetscapecharacter, heritage, vistas, pedestrianlinks, access and car parking,disabled access, and safety.

Not all precincts include objectives forevery category. The objectives are notlisted in any priority or ranking order,but need to be read as a whole andtreated as a complete package toachieve the high quality outcomessought for the Coburg Activity Centre.

All development must meet therelevant precinct objectives.

Design guidelines – sets out arange of requirements andtechniques that, if incorporated intothe design and construction ofdevelopments, will generally achievethe desired objectives and outcomesfor the activity centre, precinct andindividual developments. Adevelopment should meet all thedesign guidelines, however Councilmay allow variations to the guidelineswhere it is satisfied that theobjectives are met and where abetter quality development will beachieved as a result.

Anticipated dwellings andretail/office – provides an estimateof the likely dwellings, and retail andoffice floorspace for the precinctbased on land use demand and builtform capacity.

Precinct planA plan of each precinct provides aframework for the major changesproposed in the public realmincluding the interface withproperties and pedestrian links. Thesereflect the principles outlined in Part5 Structure plan policies.

The intention of the precinct plan isto give a combined overview offeatures, projects and opportunitiesfor the precinct. This will:

• assist developers in preparing aneighbourhood description and

design response and ensure newdevelopment contributes to theprecinct vision and;

• assist in determining future public realm improvements andcapital works.

Key projects are outlined in Part 5Structure plan policies. Thesesignificant projects often overarchseveral precincts or the whole activity centre.

Urban initiatives are projects thatwill assist in achieving the visionarticulated for the precinct. Many ofthese relate to the public realm.

Opportunities will improve thefunctioning of the urbanenvironment of the activity centre.These highlight issues that should beconsidered in resolving the design ofnew development.

Levels of changeEach precinct makes an importantcontribution to the overall CoburgActivity Centre. However, each precinctwill play a different role and this willbe reflected in the built form and landuse future identified for each.

Three levels of change have beenidentified as follows:

• Significant change – the core ofthe activity centre whereredevelopment will transformuses, activity and urban characterto implement the objectives of Melbourne 2030 and thestructure plan.

• Medium change – areas wherechange that will contribute to thevitality of the activity centre isencouraged, but where changeneeds to be managed to maintainthe established urban characterand heritage fabric.

• Incremental change – areaswhere change is expected, butwhere it must be managed toensure that it does not dilute thefocus on development of the core, and where there aresignificant interface and urbancharacter issues.

Map 7.1 outlines the level ofanticipated change across the centre.


Precinct 1:RailwayTotal land area: 44,100 m2

Level of change: Medium

Anticipated number of dwellings: 80

Anticipated retail/office: 500 m2

DescriptionThe Railway Precinct encompassesthe land around the Coburg railwaystation on the Upfield rail line andlargely services the needs of therailway. The Upfield railway line (andassociated buildings and structures) isof state heritage significance, and isincluded on the Victorian HeritageRegister due to its historical,architectural, scientific and socialimportance. The land reserved for thestation is relatively wide,approximately 70 metres.

The Coburg railway station is a smallhistoric station building on the eastside, while the western platform hasa light-weight modern canopy. Thehistoric station building has no senseof address due to the location of thesupermarket in front, which blocksviews, and a poor-quality circulationsystem from adjacent areas. Anumber of VicTrack works depotbuildings exist on the west side ofthe building and the precinctcontains two areas of commuter carparking. The car park in the northernarea on the west side of the railwayis unconstructed while the car parkon the southern end on the east sideis constructed but with poor access.On VicTrack land, in the south-western part of the railway reserve, isa small, open space with playgroundand bocce field. Pedestrianconnections between the east andwest side of the precinct are poor

and challenging to negotiate eitherover the rail line crossing or via asmall pedestrian underpass alignedwith Victoria Street. The precinct isnot well-integrated into theneighbouring areas with dwellingsbacking onto a lane along the westside of the rail reserve, and the backsof supermarkets lining part of theeastern side.

Vision statementThe Railway Precinct will develop aspart of a high quality sustainabletransport hub focused on themovement of people to and from thetrain to the modal interchange andinto the activities of Central Coburg.The increased uptake of sustainabletransport in Coburg will lead toimproved air quality and reducedgreenhouse gas emissions.

This vision will be achieved throughactivating the surroundingenvironment and adjacent precinctsand opening up the views to thestation. The heritage station will berestored and become an importantcivic building. Landscape workssurrounding the building willhighlight the building’s location,sitting on a platform and ‘book-ending’ the new station forecourt.Ramps from the station will enableimproved access for all to the centre.

A new north–south road on the eastside of the Upfield railway line,between Munro and Bell Streets, will

improve movement throughout theprecinct, provide an address for newdevelopment to provide activity ontothe street and link the station to thetransport interchange. Residentialand home office opportunities will becreated on the western side of theprecinct on the current commuter carpark and the rear of properties onHudson Street. These will improvethe interface with the small openspace area. A new pedestrian pathalong the west side of the railwayline will provide a clear circulationsystem through this area andopportunities for new residentialdwellings to address this path.

Victoria Street will be connectedthrough to Hudson Street and thewest side of Coburg, through a widepedestrian underpass which willcreate the illusion that the streetflows through. The wide underpasswill improve visibility, enhancingpeople’s sense of safety within thearea and minimising the barrier effectof the railway line.

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Urban initiatives

New north–south streetA new north–south street, adjacentto the rail line, will provide anaddress for the railway station andfor activities occurring to the east.Improvements to be made includethe circulation system, the roadnetwork for the bus interchange, andimproved surveillance.

Station and underpass upgradeThe historic Coburg rail station willbe restored to reflect its heritagesignificance and the surroundingenvironment improved. Theunderpass will be widened,improving the sense of safety whenmoving through the area andminimising the barrier effect of thetrain line.

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Map 7.2 Precinct 1 Railway Precinct Plan


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Objectives and guidelines

Built form

Objectives

To encourage the development of the rear of the existing residentialproperties on the east side of Hudson Street to provide passivesurveillance and increased activity levels to existing laneways,pedestrian paths and public park interface.

To encourage redevelopment of the commuter car park on thewestern side of the railway line for residential use incorporating homeoffices or other compatible uses fronting the pedestrian path along therailway line.

To ensure that new residential uses respond to the adjacent noisesources, particularly the Upfield railway line.

To ensure new development is of a high standard of architectural andurban design.

To provide a transition and ‘stepping down’ in built form between thewestern part of Precinct 2 to the east and the existing low-scaleresidential areas to the west.

To ensure that new landmark buildings on identified sites achieve ahigh standard of design which reflects the importance of their locationand extent of their visibility.

Guidelines

• All development must be generally consistent with Council’s DraftNeighbourhood Character Guidelines.

• New buildings fronting Hudson Street:– should not exceed 7 metres (two storeys) in height, with the exception

of a landmark building on the site identified on the precinct plan (see Map 7.2).

– must be provided with setbacks to Hudson Street to maintain theexisting streetscape character.

• New development between Victoria and Munro Streets, fronting thelaneway, public park, Victoria Street or Munro Street:– should not exceed 11 metres (three storeys) in height, subject to

complying with the objectives and standards of Clause 55 of theMoreland Planning Scheme (ResCode)

– are encouraged to be constructed to the laneway frontage/boundary.• New buildings between Bell and Victoria Streets adjacent to the Upfield

railway line:– should not exceed 11 metres (three storeys) in height, with the

exception of a landmark building on the site identified on the precinctplan (see Map 7.2). Heights of up to 14.5 metres (four storeys) will beconsidered where exemplary design is achieved, and where it can bedemonstrated that off-site impacts can be mitigated through thedesign response.

– should have a minimum setback of 2.0 metres from the lanewayfrontage/boundary to facilitate car access.

56 CENTRAL COBURG 2020 STRUCTURE PLAN

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• All development including new residential or other noise-sensitive uses mustincorporate noise attenuation measures to address the impact of noisegenerated from within the building; other non-residential uses in the area; andother noises sources including the Upfield railway line and Bell Street traffic.New and refurbished development accommodating new residential orother noise sensitive uses must:– be designed and constructed to achieve a maximum noise level of 45

dB(a) in habitable rooms with windows closed– have external glazing and doors, and the air conditioning or

ventilation system designed by a recognised acoustic consultant.• New landmark buildings must be designed and detailed to ensure that all

visible facades (including the rear and sides of buildings) feature highquality architectural detailing and materials.

• New buildings must provide for passive surveillance and activity to adjacentpublic spaces including pedestrian paths and public open space areas.

• Service and utility areas should be integrated into the design of new buildings.

Land use activities

Objectives

To encourage a range of residential, home offices and small scale officeand commercial uses on the west side of the Upfield railway line.

Environmental sustainability

Objectives

To create an environmentally sustainable and livable city.

To encourage the implementation of triple–bottom line solutions toimprove the local environment.

Guidelines

• All development must meet the requirements of Part 6 ‘Environmentallysustainable development’ of the Central Coburg 2020 Structure Plan.

Neighbourhood character

Objectives

To ensure that development at the interface with establishedresidential areas respects the existing neighbourhood character.

To encourage the retention of existing mature vegetation along theUpfield railway line

Guidelines

• Development at the western and southern boundaries of the precinctthat abuts existing residential areas must:– demonstrate that off-site impacts of the development can be

mitigated through a design response, and/or– provide for a building height at the interface with a street or adjoining

buildings of no more than two storeys above the prevailing height ofsurrounding buildings.

• The health and life expectancy of existing mature trees should beassessed, and the design response for new development should respondto and provide for the retention of existing trees where practicable.

Streetscape character

Objectives

To upgrade the appearance and character of the existing laneways.

To ensure and enhance the active street frontage of Bell Street.

To promote pedestrian amenity on major pedestrian routes and areas.

To ensure ground floor frontages are pedestrian oriented and addinterest and vitality to the streetscape.

To ensure ground floor frontages contribute to the amenity and safetyof the area by providing lighting and activity.

To ensure active frontages are achieved and designed to avoid blankwalls and non-transparent detail.

Guidelines

• New buildings should provide opportunities for surveillance and activity tostreets, laneways, pedestrian paths and public parks.


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• Primary pedestrian entrances to residential dwellings must be designed tobe easily identifiable and to provide shelter and a sense of personaladdress.

• New buildings with multiple frontages to car parks, roads, laneways orpedestrian links should incorporate an active frontage to all frontageswhere practicable.

• Ground level street frontages must contribute to the safety, visual interestand vitality of the street by minimising the extent and visual impact ofblank walls, office lobbies, vehicle entrances and utilities.

Active Frontage 1 streets and lanes• Buildings with ground level frontages to ‘Active Frontage(s) 1’ as

identified on the precinct plan (Map 7.2) must contribute to theappearance and retail function of the area by providing:– a display window and/or entrance measuring at least 80% of the

width of the street frontage of each individual shop premises and foodand drink premises, or at least 60% of the width of the streetfrontage of each premises used for other commercial uses

– clear glazing to street frontages. Security grilles must be visuallypermeable or transparent, and are encouraged to be internally mounted

– facade design that incorporates lighting to add to a sense of securityat night

– built scale appropriate to the street and proximity to pedestrians.• Vehicle ingress and egress, loading facilities and building services should

not be located on frontages to Active 1 streets or laneways.


identified on the precinct plan (Map 7.2) must present an attractivepedestrian, residential focused frontage by providing:– individual entry doors to ground level dwellings to create a residential

address to the street– shelter and lighting to entries– clear glazing to street frontages. Security grilles must be visually

permeable or transparent, and are encouraged to be internally mounted– no, or low visually permeable front fencing only– built scale appropriate to the street and proximity to pedestrians.

• Vehicle ingress and egress, loading facilities and building services shouldnot be located on frontages to Active 2 streets or laneways, unless thereis no alternative.

Active Frontage 3 streets and lanes• Buildings with ground level frontages to ‘Active Frontage(s) 3’ streets or

lanes as identified on the precinct plan (Map 7.2) must contribute to ahigh quality pedestrian focused frontage by:– maintaining existing front setbacks to retain the existing green edge to

the street– providing for lighting appropriate to the pedestrian scale– providing seating and other street furniture– providing a high level of visual permeability through the site with no,

or low visually permeable front fencing only.• Vehicle ingress and egress, loading facilities and building services should

not be located on frontages to Active 3 streets or laneways, unless thereis no alternative.


identified on the precinct plan (Map 7.2) must contribute to high quality safe and attractive street frontages through the provision oflighting, street furniture, entry doors, low fences and display windowswhere possible.

• Vehicle ingress and egress, loading facilities and building services shouldbe minimised on frontage to Active Frontage 4 streets or laneways.

Vehicle Access Frontage street and lanes• All vehicle ingress and egress, loading facilities and other services to new

development should be located in building frontages to ‘Vehicle AccessFrontages’ streets or laneways as identified on the precinct plan (Map 7.2) tominimise or avoid use of pedestrian and retail frontages for vehicular access.

Heritage

Objectives

To ensure that new development on sites containing or adjacent to a heritageplace is of a form and scale that is respectful of these heritage places.

Guidelines

• Protect the setting, appearance and significance of heritage places:

– the height of new development on sites adjacent to a heritage placemust provide a transition in height to adjacent heritage buildings


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– the materials and detailing of new development adjacent to a heritageplace must provide a complementary setting for the heritage place

– the front setbacks of new development must complement the frontsetbacks of a heritage place on the same or adjoining site.

Note: In relation to Aboriginal heritage, every landowner and developershould make themselves aware of their obligations under the Archaeological& Aboriginal Relics Preservation Act 1972, Aboriginal & Torres Strait IslanderHeritage Protection Act 1984 and the Draft Aboriginal Heritage Bill.

Access and car parking

Objectives

To ensure that car parking does not dominate the primary pedestrian links.

To ensure vehicle access to and from new development is safe,manageable and convenient.

To promote pedestrian flow, safety and amenity.

Guidelines

• Appropriate and adequate emergency and service vehicle access must beprovided to all developments.

• All developments must incorporate bicycle parking and facilities inaccordance with the requirements of Clause 52.34 (Bicycle Facilities) ofthe Moreland Planning Scheme. Waivers or reductions of the standardrequirements will be not be encouraged.

• New development should not have garage doors fronting the futurenorth–south pedestrian link on the western side of the Upfield railway line.

• Car parking should be provided for all developments in accordance withthe requirements of any adopted Car Parking Precinct Plan(s).

Access for all

Objectives

To ensure that all development meets or exceeds accessibility standards.

To encourage flexible and universal design and layout of buildings toallow for adaptability of dwellings to provide for access for all.

Guidelines

• All new non-residential development must provide access and facilities forpeople with disabilities in accordance with the requirements of Parts D3and F2 of the Building Code of Australia.

• Buildings that incorporate a residential component and are equipped witha lift should be designed to ensure dwellings are capable of beingadapted/fitted to cater for the needs of people with limited mobility (referto AS4299-1995 Adaptable Housing).

• In developments incorporating six or more dwellings, 10% of all newdwellings must be specifically adapted to provide access for all, includingentry doors, corridors, bathrooms, toilets and appropriate parking.

• All dwellings are to have a ground or entry level accessible entrance andmust be designed and constructed to be visitable by having essentialfacilities and rooms at the ground floor or entry level with wider doors,corridors and adequate circulation spaces (unless the essential facilitiesand rooms can be reached by an available lift or stair lift from the groundor entry level).

Safety

Objectives

To ensure the layout of development provides for the safety andsecurity of residents, visitors, workers and property.

Guidelines

• Developments should be designed to provide good lighting, visibility andsurveillance of communal space, including building entrances and carparking areas.

• Private spaces within developments should be protected frominappropriate use as public thoroughfares.

• All new development must have regard to the ‘Safer Design Guidelinesfor Victoria’, Department of Sustainability and Environment.


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Precinct 2:Supermarket/Car parksTotal land area: 80,500 m2

Level of change: Significant


Anticipated retail/office: 25,000 m2

DescriptionThis precinct is made up of two parts,located to the east and west of theSydney Road core retail area betweenBell Street to the north andMunro/Harding Streets to the south.The precinct is dominated by large,open lot car parks (a large proportionof which are owned by Council). Thewestern section of the precinctcontains a mix of uses, including twosupermarkets, the Coburg Library, acommunity health centre, churchesand a range of small- to medium-scale retail and commercial uses.

The precinct is linked to Sydney Roadby Victoria Street and a number ofarcades. Existing buildings are locatedprimarily along the western edge ofthe precinct abutting the railway line,and the southern sides of Bell Streetand Victoria Street. Building scale isgenerally one to two storeys. Theeastern section of the precinct consistsof a large open-lot car park owned byCouncil, with pedestrian links throughto Sydney Road and the existing retailareas to the west, and to BridgesReserve and Coburg City Oval to theeast. The car park plays a significantrole in supporting the viability of theadjacent Sydney Road shopping strip.

Vision statementThis precinct has the potential formajor redevelopment and will developas a vibrant, pedestrian-focused,mixed-use precinct. The precinct will

incorporate a range of retail,entertainment, office and communityuses in addition to medium to higherdensity residential development atupper levels of buildings.

Redevelopment of open-lot carparking areas and supermarkets willstrengthen the role of the centre.New development will provide abalance between the western andeastern parts of Central Coburg andwill incorporate a mix of large (e.g.supermarket, discount departmentstore and/or cinema complex) andsmall scale development, providingactive frontages to existing and newroads and pedestrian links. Carparking to service the centre will beprovided in basement or aboveground car parks located within theprecinct ensuring a high level ofactivity and amenity to streetfrontages and pedestrian links.

The new transport interchange in thewestern part of the precinct willprovide for improved access andfacilities for public transport users.

The precinct will incorporate keycommunity facilities, including aninformation and learning hubfocused around the Coburg Library.

A new built-form character is to bedeveloped, with an increase in scaleand density to recognise andreinforce the area as the centre ofthe municipality. A high standard ofcontemporary design, which

maximises passive and active solardesign and environmentallysustainable developmentopportunities, will be expected. Newand improved pedestrian links will bedeveloped through the precinct, andfrom the train station and transportinterchange.


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Urban initiatives

Waterfield and Louisa StreetsRebuild the street with generousfootpaths and street trees to create avibrant street suitable for theexpected mixed-use developmentthat will occur adjacent to it.

Improve visual and pedestrianlinks to Coburg City OvalExamine opportunities to improve thevisual and pedestrian links fromSydney Road to Coburg City Oval.This may include changes to the builtform, new road links and plantingschemes to enhance connections tothis important open space.

Coburg Information and Learning HubConstruct the new information andlearning hub on Victoria Streetbetween the station and Sydney Road.The hub will provide a range ofopportunities for the centre in additionto the facility, including activating thestreet, innovative and sustainabledevelopment, and potential new retailand residential spaces.

Transport interchangeConstruct the new transportinterchange to provide improvedaccess and facilities for publictransport users to the centre andwhen moving between train, tramand bus services. The interchange willincorporate new bus stops, taxi andprivate vehicle pick-up points. Works

will include amenities such as busshelters, seating, bicycle storage andstreetscape improvements tocomplement the existing Victoria Malland provide an important east–westlink for pedestrians and cyclists toother parts of the centre.

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Map 7.3 Precinct 2 Supermarkets/Car Park Precinct Plan (Part A)

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Map 7.4 Precinct 2 Supermarkets/Car Park Precinct Plan (Part B)


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Built form

Objectives

To encourage innovative, contemporary architecture.

To encourage building design to maximise passive solar design andincorporate best practice environmentally sustainable design initiatives.

To foster a new and distinct urban character.

To encourage flexibility in building form to accommodate changingfuture uses.

To encourage a scale of built form that recognises the role of theCoburg Activity Centre and supports its symbolic role in identifying thecentre of the municipality.

Maximise development density to take advantage of existinginfrastructure and services, and increase the patronage for theestablished shopping centre.

Provide architectural definition of streets with buildings built to thetitle boundary with no setbacks except where specific plazas havebeen identified.

To ensure that building design and construction methods recogniseand respond to the mixed use nature of the area.

To promote pedestrian amenity on areas all roads, public places andpedestrian links.

To provide protection from rain, wind and sun, without causingdetriment to building or streetscape integrity.

To provide for appropriate spacing between buildings so as to maximiseaccess to light, air and outlook.


To reinforce and enhance the role of Victoria Mall as the primary publicopen space and east–west link in Central Coburg.

Guidelines

• New buildings on the south side of Munro Street must not exceed 18metres (five storeys) in height.

• All other new buildings should not exceed 21.5 metres (six storeys) in height.• New development on the south side of Munro Street, between Walker

Street and Sydney Road, must provide a 1.5 metres setback from theMunro Street property boundary to allow for future footpath widening.

• The height, built form and setbacks of all new development should begenerally consistent with the ‘Built Form Control’ drawings for Precinct 2 (see Figures 7.1 and 7.2).

• All other new development must be built to the street edge with nosetbacks at lower levels.

• New buildings must incorporate best practice, environmentally sustainabledesign, including passive solar design and maximisation of northern orientation.

• Existing buildings with secondary frontages to car parks, roads, lanewaysor pedestrian links are encouraged, to create an active frontage.




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• Service and utility areas should be integrated into the design of the building.• Development incorporating a residential component should provide a range

of apartment sizes and types, including different number of bedrooms.• Buildings should be designed to ensure that as many apartments as

practicable are provided with an outlook to public or communal openspaces within the development.

• Buildings should be designed to minimise adverse wind impacts on publicand communal open spaces and pedestrian routes within and adjacent tothe development.

• All developments of more than three storeys in height must be consistent with Council’s Local Policy and Design Guidelines for BuildingsOver three storeys.

• The design of buildings should provide for direct access from thefootpath with minimal change of level, and incorporate provision forvisual interaction between ground floor activity and pedestrians.

• New buildings should be designed as part of the streetscape rather thanas stand-alone buildings.

• Primary pedestrian entrances to residential dwellings must be designed tobe easily identifiable and to provide shelter and a sense of personal address.

• New development should provide for high levels of passive surveillance ofpublic open space areas and pedestrian links.

Land use activities

Objectives

To create a high quality mixed-use area with a high level of pedestrianamenity.

To enhance ground floor retail and pedestrian-generating activitieswith new complementary activities in upper levels.

To achieve a mix of retail, entertainment, office, community andresidential uses to create a vibrant area to work, live and play.

To extend the hours of activity within the precinct beyond daytimebusiness hours.

To achieve an enhanced presence of community facilities including thereconceptualising of the library as an information and learning hub.

To attract one or more new anchors into the precinct, such as asupermarket, discount department store and/or cinema complex.

To ensure new development is designed to provide for commercialactivity on the lower floors by providing higher floor to floorheights/levels at ground and first floor levels.

To reconfigure the location and provision of the supermarkets toimprove the structure of the Coburg Activity Centre.

Guidelines

• New development should provide for retail or pedestrian-generating uses at ground level, and offices, residential or other complementary uses above.

• New development is encouraged to provide for a variety of retail,commercial and entertainment uses including uses that will provide alevel of activity beyond normal business hours.

• New developments should have minimum floor-to-floor levels of 4.0metres at ground level and 3.5 metres at first floor level.

Street network, land and building configuration.

Objectives:

To create a centre which provides high levels of amenity for all users.

To ensure good, convenient access by all modes of transport.

To ensure a sustainable built form.

To ensure that subdivision and/or consolidation of land parcels, andlayout of buildings contribute to the above objectives.

Guidelines:

Development should create the land configuration and street networksas shown on Maps 7.3 and 7.4, unless the use of the land and thebuilding format are incompatible with that layout.


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Residential amenity

Objectives

To ensure developments acknowledge and respond to the challenges ofproviding appropriate levels of residential amenity within a mixed use area.

Guidelines

• All development including new residential or other noise-sensitive uses,must incorporate noise attenuation measures to address the impact ofnoise generated from within the building; other non-residential uses inthe area; and other external noise sources including the Upfield railwayline, Bell Street traffic and the Sydney Road tram line.New and refurbished development accommodating new residential orother noise sensitive uses must:– be designed and constructed to achieve a maximum noise level of

45 dB(a) in habitable rooms with windows closed– have external glazing and doors, and the air conditioning or

ventilation system designed by a recognised acoustic consultant.• Waste management plans for new development must take into account

the location of residential uses within the development or on adjacentland and minimise the impacts on the amenity of residents, in particularwith regard to noise through the location of rubbish and recyclingstorage areas and rubbish collection methods and times.

• All new plant equipment and services including flues, exhaust ducts, airconditioning and heating units must be located and treated to minimiseany impact on residential uses within the development and on adjacentsites from fumes, odours and noise.


Objectives

To create an environmentally sustainable and livable city.


Guidelines



Objectives

To reduce the impact and dominance of car parking.

To enhance the active frontages of pedestrian links, public spaces androadways



To ensure that active frontages are achieved and designed to provideshop entrances or display windows facing the street, and avoid blankwalls, non-transparent detail and non-retail uses.

Guidelines





– clear glazing to street frontages. Security grilles must be visuallypermeable or transparent, and are encouraged to be internallymounted


– premises with a street frontage greater than 8 metres in width shouldprovide for at least one entrance per 8 metres




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permeable or transparent, and are encouraged to be internallymounted

– no, or low visually permeable front fencing only– built scale appropriate to the street and proximity to pedestrians.

• Vehicle ingress and egress, loading facilities and building services shouldnot be located on frontages to Active 2 streets or laneways, unless thereis no alternative.


lanes as identified on the precinct plan (Map 7.4) must contribute to ahigh quality pedestrian-focused frontage by:– maintaining existing front setbacks to retain the existing green edge to




Active Frontage 4 streets and lanes• Buildings with ground level frontages to ‘Active Frontage(s) 4’ as identified

on the precinct plan (Map 7.4) must contribute to a high quality safe andattractive street frontages through the provision of lighting, streetfurniture, entry doors, low fences and display windows where possible.


Vehicle Access Frontage streets and lanes• All vehicle ingress and egress, loading facilities and other services to new

development should be located in building frontages to ‘Vehicle AccessFrontages’ streets or laneways as identified on the precinct plan (Map 7.4) to minimise or avoid use of pedestrian and retail frontages forvehicular access.

• All buildings with a frontage to Sydney Road, Bell Street, WaterfieldStreet, Louisa Street or Victoria Street should provide a verandah orcanopy for weather protection over the footpath. (Note: all canopies,verandahs and sunblinds projecting beyond the title boundary must meetDivision 2, Part 5 of the Building Regulations 2005.)

Heritage

Objectives

To ensure that new development on sites containing or adjacent to aheritage place is of a form and scale that is respectful of these heritage places.

Guidelines

• To protect the setting, appearance and significance of heritage places:– the height of new development adjacent to a heritage place must

provide a transition in height to adjacent heritage buildings– the materials and detailing of new development adjacent to a heritage

place must provide a complementary setting for the heritage place– the front setbacks of new development must complement the front

setbacks of a heritage place on the same or adjoining site.• New development adjacent to the Upfield railway line, between Bell

Street and Victoria Street, should frame the key terminal view to theCoburg railway station building as identified on Map 7.3.

• New development should maintain and preserve major view lines to theCoburg City Oval grandstand as identified on Map 7.3.



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Vistas

Objectives

To create and capitalise on views and vistas to the railway station,Melbourne CAD, and Coburg City Oval grandstand.

Guidelines

• New development should provide for spacing of upper levels of buildingsto allow for view corridors to be maintained through the precinct.

Pedestrian links

Objectives

To provide a permeable pedestrian environment.

To improve pedestrian links to and between public transport facilities.

To improve links between the supermarkets and the Sydney Roadshopping strip.

To encourage pedestrian movements and links to, from and throughthe precinct and to other activity and public transport nodes.

Guidelines

• To create a permeable pedestrian environment, new development mustprovide for public pedestrian links to ensure that no street block has aperimeter of more than 400 metres.

• New developments should provide for pedestrian links as shown on Map7.3 Precinct 2 Supermarkets/Car Park Precinct Plan (Part A).


Objectives

To ensure that car parking does not dominate the streetscape.



To minimise conflict between pedestrians and vehicles on footpathsand in public spaces.

Guidelines

• Open lot car parking must be minimised, with car parking to be locatedunderground where practicable.

• Vehicle crossings are to be minimised.• Vehicular ingress or egress points should not be constructed on Sydney

Road, Bell Street, Victoria Street, Louisa Street or Waterfield Street to limitany potential conflicts with pedestrian activity areas.


• All developments must incorporate bicycle parking and facilities inaccordance with the requirements of Clause 52.34 (Bicycle Facilities) ofthe planning scheme. Waivers or reductions of the standard requirementswill not be encouraged.

• Development of parking that serves the centre as a whole, rather thanparking for individual developments, to promote provision of parking thatis shared between users needing short-term visitor parking or eveningparking when day time uses have ceased is encouraged.


Access for all

Objectives

To ensure that all development meets or exceeds accessibilitystandards.


Guidelines




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• In developments incorporating six or more dwellings, 10% of all newdwellings must be specifically adapted to provide access for all, includingentry doors, corridors, bathrooms and toilets.


Safety

Objectives


Guidelines

• Developments should be designed to provide good lighting, surveillanceand visibility of communal space, including building entrances and carparking areas.



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Figure 7.1 Built form controls for Precinct 2 (Part A)



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Figure 7.2 Built form controls for Precinct 2 (Part B)


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Precinct 3:Sydney RoadRetail Total land area: 49,400 m2




DescriptionThis precinct is centred on SydneyRoad and forms a traditionalshopping strip with mixed retailingincluding food, clothing, cafes andbusiness and community services.Buildings contribute to a consistentlyscaled streetscape, with buildingstock mostly one to two storeys(some two storey nineteenth centurybuildings are equivalent to modernthree storeys) and varied in age andarchitectural significance. This hasbeen influenced by the tram routealong Sydney Road – one of the best-patronised tram routes inmetropolitan Melbourne. In morerecent times, a number of arcadeshave developed from Sydney Roadwestward towards the car parks andrailway station. A number of shopsare ‘double-ended’ which assists inencouraging pedestrian trafficeast–west through the precinct andactivating the rear streets.

The Coburg Market has traditionallyformed an important communityfocal point while Victoria Mallprovides an important communitymeeting space framed by retailactivities. Opportunities to enhancethe public environment are hamperedby the dominance of traffic, includingtrucks in the Sydney Road.

Vision statementThis precinct will retain a traditionalshopping strip character andcontinue to be the focus of retailactivities within the activity centre.Shops will continue to be ‘double-ended’ increasing activity in the areasbehind Sydney Road. Offices andshop-top housing will occur in vacantupper levels and additions. The builtform is characterised by a stronghorizontal emphasis along SydneyRoad with any new upper leveldevelopment set back from the streetand of subservient nature. Animproved pedestrian environment willcreate opportunities for new activitiesto occur on the street, such askerbside dining. Victoria Mall willcontinue to be developed as theprime east–west link and publicspace in the centre.

Urban Initiatives

Sydney Road streetscape upgradeUndertake an upgrade of the SydneyRoad retail streetscape to improvepedestrian amenity and enhance itsrole as the prime retail environment.This will include repaving footpaths,upgrades to lighting, to increaseenergy efficiency, and streetfurniture, incorporating sustainablematerials. When the clearways areremoved, this will include minorfootpath widening and kerboutstands for outdoor dining.

New pedestrian link to City OvalDevelop a new pedestrian and visuallink to Coburg City Oval in thevicinity of Victoria Street. This willenhance links to this importantcommunity and public open space inthe centre and improve permeabilitythrough this area.

Pedestrian zone and enhancedtram stopDevelop the intersection of Victoria Street and the new extensioneast to Coburg City Oval as apedestrian-focused crossing,including an enhanced tram stop.Improve the transport connections,amenity and accessibility of theenhanced tram stop.

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Map 7.5 Precinct 3 Sydney Road Retail Precinct Plan


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Built form

Objectives

To ensure new buildings contribute to the pedestrian scale andcharacter of Sydney Road.





To differentiate the upper levels of new development in scale andappearance from the traditional shopping strip.

Guidelines

• New buildings fronting Sydney Road should provide for an 11-metre(three storey) podium to Sydney Road and have a maximum height of notmore than 21.5 metres (six storeys).

• New buildings fronting Harding Street should provide for an 11-metre(three storey) podium to Harding Street and have a maximum height ofnot more than 14.5 metres (four storeys).

• The height, built form and setbacks of all new development should begenerally consistent with the ‘Built Form Control’ drawing for Precinct 3(see Figure 7.3).

• All development including new residential or other noise-sensitive usesmust incorporate noise attenuation measures to address the impact ofnoise generated from within the building; other non-residential uses inthe area; and other noise sources including the Upfield railway line, BellStreet traffic and the Sydney Road traffic and tram line.New and refurbished development accommodating new residential orother noise sensitive uses must:– be designed and constructed to achieve a maximum noise level of 45


ventilation system designed by a recognised acoustic consultant.• All developments of more than three storeys in height must be consistent

with Council’s Local Policy and Design Guidelines for Buildings over Three Storeys.



• Primary pedestrian entrances to residential dwellings must be designed tobe easily identifiable and to provide shelter and a sense of personaladdress.

• Existing buildings with secondary frontages to car parks, roads, lanewaysor pedestrian links are encouraged to create an active frontage to them.



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• New buildings with multiple frontages to car parks, roads, laneways orpedestrian links, should incorporate an active frontage to all frontageswhere practicable.

• Service and utility areas should be integrated into the design of the building.

• Development incorporating a residential component should provide a range of apartment sizes and types, including different number of bedrooms.

• Buildings should be designed to ensure that as many apartments aspracticable are provided with an outlook to public or communal openspaces within the development.


Land use activities

Objectives

To maintain and enhance a vibrant streetscape, range of shops, cafesand restaurants to Sydney Road and Victoria Mall.

To create a high quality mixed use area with a high level of pedestrian amenity.

To enhance ground floor retail activities with new complementaryactivities in upper levels.


Guidelines

• New development should provide for retail or pedestrian-generating uses at ground level, and offices, residential or other complementary uses above.

• New developments should have minimum floor-to-floor levels of 4.0metres at ground level and 3.5 metres at first floor level.


Objectives

To create an environmentally sustainable, livable city.


Guidelines



Objectives

To ensure and enhance the active street frontage of Sydney Road.

To protect and enhance the character of the Sydney Road shoppingstreet, reinforcing its continuity from Brunswick Road to Bell Street.

To activate street frontages along the rear of Sydney Road buildings.



To ensure that active frontages are achieved and designed to provideshop entrances or display windows facing the street, and avoid blankwalls, non-transparent detail and non-retail uses.

Guidelines


• Buildings should be designed to ‘double-end’ with the internal lay out ofpremises designed to create spaces to walk through or create new retailshops onto the side or rear of buildings with dual or multiple frontages.


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• Buildings with a frontage to Sydney Road, Bell Street, Victoria Street,Munro Street or Harding Street should provide a verandah for weatherprotection over the footpath. (Note: all canopies, verandahs andsunblinds projecting beyond the title boundary must meet Division 2, Part 5 of the Building Regulations 2005.)






– premises with a street frontage greater than 8 metres in width shouldprovide for at least one entrance per 8 metres






Heritage

Objectives

To ensure that new development on sites containing or adjacent to aheritage place is of a form and scale that is respectful of these heritage places.

Guidelines

• To protect the setting, appearance and significance of heritage places:– the height of new development adjoining a heritage place should

provide a transition in height to adjacent heritage buildings– the materials and detailing of new development adjacent to a heritage


setbacks of a heritage place on the same or adjoining site.• New development should maintain and preserve major view lines to Coburg

railway station and the City Oval grandstand (as shown on Map 7.5).


Pedestrian Links

Objectives


To improve links between the supermarkets and the Sydney Roadshopping strip.


Guidelines

• Development on land south of Victoria Street, between Sydney Road andWaterfield Street is encouraged to provide a pedestrian link through thesite or development between these two streets.


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Objectives

To ensure that car parking does not dominate the streetscape



Guidelines

• Vehicular ingress or egress points should not be constructed on SydneyRoad, Bell Street, Victoria Street, Harding Street or Munro Street to limitany potential conflicts with pedestrian activity areas.

• Car parking should be located underground where practicable.• Appropriate and adequate emergency and service vehicle access must be

provided to all developments.• All developments must incorporate bicycle parking and facilities in

accordance with the requirements of Clause 52.34 (Bicycle Facilities) ofthe planning scheme. Waivers or reductions of the standard requirementswill not be encouraged.


Access for all

Objectives



Guidelines





Safety

Objectives


Guidelines

• Developments should be designed to provide good lighting, surveillanceand visibility of communal space including building entrances and carparking areas.



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Figure 7.3 Built form controls for Precinct 3


Precinct 4:BridgesReserve andEnvironsTotal land area: 82,900 m2

Level of change: Incremental


Anticipated retail/office: n/a

DescriptionThis precinct is centred on the ‘greenlungs’ of Central Coburg, BridgesReserve and Coburg City Oval. Anumber of current and previouscommunity uses adjoin the greenspace, including the southerncampus of Coburg Primary School,the former Coburg High School(undeveloped) and the GilgunyahAged Care Centre. Bridges Reserve isan ornamental landscape providingfor passive recreation at the northend of the precinct. Over time, theintegrity of the reserve has beencompromised by excisions of landand poorly placed buildings and carpark. Coburg City Oval is animportant sporting facility in the area,providing a premier ground for anumber of sports. However, thefacility currently presents as notaccessible to the public and acts as abarrier to movement. The standard ofamenity in the surrounds of theCoburg City Oval is poor. A numberof sporting and leisure facilitiesoccupy the precinct, including theCoburg Leisure Centre andSwimming Pool, the bowling cluband the Trugo club, while thegrandstand is used extensively bycommunity groups. Visual links fromthis green space to the core of theactivity centre are poor. Connectivitywithin the precinct and to adjacentprecincts is also poor.

Vision statementThe Bridges Reserve and EnvironsPrecinct will be Coburg’s premiumgreen open space. Improvedconnection to surrounding areas willincrease the status of the oval. Goodlinks will enable pedestrians to movearound the precinct in a safe andhigh-quality environment. Land useswithin the precinct will be sensitive topark users and an increased scale ofsurrounding developments willprovide greater surveillance of theprecinct for users.

The park environment will provide ahealth and wellbeing community hub.Coburg City Oval will be opened up,providing opportunities for passiverecreation during times the oval is notin use for sporting events.

The former Coburg High School sitewill be developed with a mix ofresidential and community uses. Anew pedestrian link will be providedthrough the site between BridgesReserve and Rodda Street, and part ofthe south western section of the site,abutting Bridges Reserve and CoburgCity Oval, will be returned to publicownership to improve the amenity ofthe park and existing pedestrianlinkages. Built form will vary acrossthe site, minimising impact on BridgesReserve and stepping down to theexisting low-rise residential areas tothe south and east.

The large open space provided withinthe Bridges Reserve and EnvironsPrecinct provides a uniqueopportunity to centralise thecollection, treatment and reuse of stormwater.

Urban initiatives

Coburg City Oval upgradeUpgrade Coburg City Oval andgrandstand to improve the access to the oval as an open space resource and the grandstand as acommunity facility.


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Map 7.6 Precinct 4 Bridges Reserve and Environs Precinct Plan


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Built form

Objectives

To ensure built form responds to the park environs.

To provide a transition and stepping down in built form between theeastern part of Precinct 2 to the west and the existing low scaleresidential areas to the east.


Guidelines

• New development should have a maximum height of 11 metres (2–3storeys) to provide a graduation in building heights between the retailareas (Precinct 2) to the west and the established residential areas to the east.

• Higher built form will be considered on larger sites where exemplarydesign is achieved, and it can be demonstrated that off-site impacts canbe mitigated through the design response, including overshadowing ofpublic open space areas.


• Front setbacks should respect the existing streetscape character.• New development must be oriented to adjacent parkland.

Land use activities

Objectives

To encourage a range of community, recreation, residential and homeoffice uses.


Objectives



Guidelines



Objectives




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Guidelines

• Development at the eastern and southern boundaries of the precinct,that abuts existing residential areas must:– demonstrate that off-site impacts of the development can be




Objectives




To ensure that active frontages are achieved and designed to avoidblank walls and non-transparent detail.

Guidelines

Active Frontage 2 streets and lanes

• Buildings with ground level frontages to ‘Active Frontage(s) 2’ asidentified on the precinct plan (Map 7.6) must present an attractivepedestrian, residential-focused frontage by providing:– individual entry doors to ground level dwellings to create a residential


permeable or transparent, and are encouraged to be internallymounted

– no, or low visually permeable front fencing only– built scale appropriate to the street and proximity to pedestrians.

• Vehicle ingress and egress, loading facilities and building services should not be located on frontages to Active 2 streets or laneways, unless there isno alternative.


lanes as identified on the precinct plan (Map 7.6) must contribute to ahigh quality pedestrian focused frontage by:– maintaining existing front setbacks to retain the existing green edge to



not be located on frontages to Active 3 streets or laneways, unless there isno alternative.




Open space character

Objectives

To ensure all new development creates a high quality interface withpublic open space areas.

Guidelines

• New buildings should provide for surveillance and activity to BridgesReserve, Coburg City Oval, and existing and proposed pedestrian paths.

• New fences to boundaries with Bridges Reserve and Coburg City Ovalmust be low, open type fencing.

• In appropriate locations, roadways and pedestrian paths should be usedas the interface with Bridges Reserve and Coburg City Oval.


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Heritage

Objectives

To ensure that new development on sites containing or adjacent to aheritage place is of a form and scale that is respectful of these heritageplaces.

To ensure new development respects and enhances the valued elementsof the built heritage, including principal landmarks and view lines.

Guidelines

• To protect the setting, appearance and significance of heritage places:– the height of new development on sites adjoining a heritage place

must provide a transition in height to adjacent heritage buildings– the materials and detailing of new development adjacent to a heritage


setbacks of a heritage place on the same or adjoining site.• New development should maintain and preserve key view lines to

heritage buildings and places.


Vistas

Objectives

To capitalise on and enhance views and vistas to the parklands andheritage buildings within the precinct.

Guidelines

• The site analysis and design response for all new development mustidentify, acknowledge and respond to existing and potential views andvistas to parklands and heritage buildings within the precinct.

Pedestrian links

Objectives

To create an east–west link between Bridges Reserve and Rodda Street.

To improve the amenity of the existing pedestrian link around easternside of Coburg City Oval.

Guidelines

• Redevelopment of the former Coburg High School site must provide for apedestrian link between Bridges Reserve and Rodda Street.


Objectives

To ensure that car parking does not visually dominate the primarypedestrian links.

To ensure vehicle access to and from new development is safe,manageable and convenient

To promote pedestrian movement, safety and amenity.

Guidelines



• New development should not have garage doors fronting the existingand future pedestrian links, Bridges Reserve or Coburg City Oval.



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Access for all

Objectives



Guidelines





Safety

Objectives

To ensure the safety and security of residents, visitors, workers and property.

Guidelines

• Ensure developments are designed to provide good lighting, visibility andsurveillance of communal space including car parks and public open space.



Precinct 5:Sydney Road– SouthernCommercialGatewayTotal land area: 90,700 m2




DescriptionThis precinct forms the southernentrance or approach to the core ofthe Coburg Activity Centre. Itcontains a range of office, showroomand retail activities within a mixedscale of one to three storeys and arange of ages of built form. Themixed nature of the precinct, with avariety of heights and setbacks,forms a break in the consistency ofscale along Sydney Road. A highproportion of Sydney Road propertiesare separated from existing low-density residential areas by laneways.

Vision statementThis precinct will develop as thesouthern approach to the core of theactivity centre. The lower built formwill provide a transition to the higherbuilt form and intensity of buildingsin the core to the north. A three-storey building podium to SydneyRoad will reinforce the horizontalcharacter of this important street andassist in improving the cohesivenessof the streetscape. Higher built formmay be appropriate beyond thepodium level, depending on the sizeof the site and the ability tosensitively manage the interface withresidential buildings behind.Restricted retail activities and othercommercial activities, whichcomplement the core of the activitycentre on ground floor will ensureactive frontages to the street.

Urban initiatives

Kerb outstandsWith limited opportunity for streettree planting in Sydney Road,opportunities for tree planting will beprovided in kerb outstands of wideeast–west running roads.

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Map 7.7 Precinct 5 Sydney Road – Southern Commercial Gateway Plan


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Built form

Objectives

To ensure new buildings contribute to the pedestrian scale andcharacter of Sydney Road.

To create a cohesive built form character through consistent built form.


To ensure that building design and construction methods recogniseand respond to the mixed-use nature of the area.

Guidelines

• New buildings fronting Sydney Road and/or Munro Street should providefor an 11-metre (three storey) podium to these road frontages.

• New buildings fronting Sydney Road and/or Munro Street should notexceed 18 metres (five storeys) in height.

• New buildings fronting Harding Street should not exceed 14.5 metres(four storeys) in height.

• Height, built form and setbacks of all new development should begenerally consistent with the ‘Built Form Control’ drawing for Precinct 5(see Figure 7.4).

• All development including new residential or other noise-sensitive uses,must incorporate noise attenuation measures to address the impact ofnoise generated from within the building; other non-residential uses in the

area; and other noise sources including the railway line and the SydneyRoad traffic and tramline.

New and refurbished development accommodating new residential orother noise sensitive uses must:

– be designed and constructed to achieve a maximum noise level of 45 dB(a) in habitable rooms with windows closed

– have external glazing and doors, and the air conditioning orventilation system designed by a recognised acoustic consultant.

• All developments of more than three storeys in height must be consistent with Council’s Local Policy and Design Guidelines for Buildingsover Three Storeys.

• All development adjacent to existing residential areas must be consistentwith the provisions of Council’s Draft Neighbourhood CharacterGuidelines with regard to the interface between commercial characterareas and residential character areas.



• Primary pedestrian entrances to buildings must be designed to be easilyidentifiable and to provide shelter and a sense of personal address.

• Loading facilities, and where possible all other vehicle access, should beprovided from rear laneways.



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• Service and utility areas should be integrated into the design of the building.• Buildings should be designed to ensure that as many apartments as

practicable are provided with an outlook to public or communal openspaces within the development.


Land use activities

Objectives

To encourage the mixed-use nature of the precinct with restricted retailpremises, commercial or complementary light industrial uses at groundfloor and offices, residential use (where it can be demonstrated theresidential use will not impact on the viability of existing orencouraged employment generating uses) or other complementaryuses above.

To facilitate active street frontages with office and/or residential uses above.


To encourage the expansion in restricted retail uses and servicebusinesses in the precinct to complement and support the core of theactivity centre to the north.

Guidelines

• New development should provide for active or pedestrian-generating uses at ground level, and offices, residential or other complementary uses above.

• New developments should have minimum floor-to-floor levels of 4 metresat ground level and 3.5 metres at first floor level.


Objectives

To create an environmentally sustainable, liveable city.


Guidelines



Objectives


Guidelines

• Development that abuts existing residential areas must:– demonstrate that off-site impacts of the development can be




Objectives







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Guidelines

• Buildings with a frontage to Sydney Road are encouraged to provide averandah for weather protection over the footpath. (Note: all canopies,verandahs and sunblinds projecting beyond the title boundary must meetDivision 2, Part 5 of the Building Regulations 2005.)







– premises with a street frontage greater than 8 metres in width toMunro or Harding Streets should provide for at least one entrance per 8 metres





address to the street– shelter and lighting to entries– clear glazing to street frontages. Security grilles must be

visually permeable or transparent, and are encouraged to be internally mounted

– no, or low visually permeable front fencing only






Vehicle Access Frontage streets and lanes• All vehicle ingress and egress, loading facilities and other services to

new development should be located in building frontages to ‘VehicleAccess Frontages’ streets or laneways as identified on the precinct plan(Map 7.7) to minimise or avoid use of pedestrian and retail frontages forvehicular access.

Heritage

Objectives

To ensure that new development on sites containing or adjacent to a heritage place is of a form and scale that is respectful of theseheritage places.

To ensure new development respects and enhances the valuedelements of the built heritage, including principal landmarks and view lines.

Guidelines




setbacks of a heritage place on the same or adjoining site.


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• New development should maintain and preserve key view lines toheritage buildings and places.



Objectives




To minimise conflict between pedestrians and vehicles on footpaths.

Guidelines

• Vehicular ingress or egress points should not be constructed on Sydney Road.• Open lot car parking must be minimised, with car parking to be located

underground where practicable.• Appropriate and adequate emergency and service vehicle access must be

provided to all developments.• All developments must incorporate bicycle parking and facilities in

accordance with the requirements of Clause 52.34 (Bicycle Facilities) ofthe planning scheme. Waivers or reductions of the standard requirementswill not be encouraged.


Access for all

Objectives



Guidelines





Safety

Objectives


Guidelines





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Precinct 6:SydneyRoad/BellStreetCommercialTotal land area: 50,500 m2




DescriptionThis precinct focuses on thenorth–west quadrant of the BellStreet and Sydney Road intersection.It consists of a range of commercial,retail and industrial activities.Buildings are generally one to twostoreys in height and vary widely inage and architectural significance,though there is some consistency insome blocks of shops. Retail andpedestrian activity in the precinct islow due to the domination of trafficcreating a hostile pedestrianenvironment and a variety of issuesfor pedestrians crossing Bell Street.The closure of a number of streetsintersecting with Bell Street hasdeactivated the streetscapes behind,reducing the attractiveness of thepedestrian environments. Bell Streetis a major barrier to movement northand south in Coburg.

The location of a public acquisitionoverlay to facilitate a ‘Coburg bypass’has led to a number of derelict sitesin the precinct, in particular the largeCDA former industrial site dominatesthe Sydney Road frontage and hasbeen derelict for some time.

Vision statementThis precinct will develop as asustainable mixed-use precinct withan increase in scale. Higher buildingswill provide a gateway to the activitycentre from the west and north andform the buffer between the traffic

of Bell and Sydney Roads and theresidential areas behind. Anappropriate transition to lowerbuilding heights will be created atthe edge of residential areas. Sitesaround the railway line will form thegateway into the centre and willdevelop with major buildings onlarge and consolidated sites. The areawill provide for a range of office,showroom, medical centre andbusiness services, located on thefringe of the core of the activitycentre. The buildings will incorporateenergy-efficient design to reducehigh running costs usually associatedwith commercial building uses. Thepedestrian environment will besignificantly enhanced with widenedfootpaths and new boulevardtreatments on Sydney Road and BellStreet, linking the core to the openspace to the north.

Urban initiatives

Sydney Road North BoulevardupgradeCreate a boulevard to link through toChamp Street linear park bywidening footpaths and plantinglarge canopy trees.

Bell Street upgradeImprove the pedestrian environmentof Bell Street following the resolutionof road requirements. Improvementsmight include widened footpaths,and a planted median incorporatingwater-sensitive urban design.

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Map 7.8 Precinct 6 Sydney Road/Bell Street Commercial Plan


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Built form

Objectives

To improve the contribution of buildings to the streetscape andamenity of Sydney Road and Bell Street.

To ensure that building design and construction methods recogniseand respond to the mixed use nature of the activity.

To provide for appropriate spacing between buildings so as tomaximise access to light, air and outlook.


To differentiate the upper levels of new development in Bell Street inscale and appearance from the traditional shopping strip.

To ensure that new landmark buildings on identified sites are designedto achieve a high standard of design which reflects the importance oftheir location and extent of their visibility.

Guidelines

• New buildings fronting Bell Street should provide for an 11-metre (up to three storeys) podium to Bell Street, and have a maximum heightof 21.5 metres (six storeys).

• New buildings fronting Sydney Road should not exceed 18 metres (fivestoreys) in height.

• With the exception of a landmark building on the site identified on theprecinct plan (see Map 7.8), built form and setbacks of all newdevelopment should be generally consistent with the ‘Built Form Control’drawing for Precinct 6 (see Figure 7.5).

• Development of a landmark building on the site designated on Map 7.8should not exceed 25 metres (seven storeys) in height.

• All development including new residential or other noise-sensitive usesmust incorporate best practice noise attenuation measures to address theimpact of noise generated from within the building; other non-residentialuses in the area; and other noises sources including the Upfield railwayline, Bell Street traffic and the Sydney Road tram line.New and refurbished development accommodating new residential orother noise sensitive uses must:– be designed and constructed to achieve a maximum noise level of 45


ventilation system designed by a recognised acoustic consultant.• All developments of more than three storeys in height must be

consistent with Council’s Local Policy and Design Guidelines for Buildingsover Three Storeys.




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• With the exception of a landmark building on the site identified onthe precinct plan (Map 7.8), new buildings should be designed as partof the streetscape rather than as stand-alone buildings.

• New landmark buildings must be designed and detailed to ensure thatall visible facades (including the rear and sides of buildings) featurehigh quality architectural detailing and materials.

• Primary pedestrian entrances to residential dwellings must be designed to be easily identifiable and to provide shelter and a sense ofpersonal address.

• Existing buildings with secondary frontages to car parks, roads, lanewaysor pedestrian links are encouraged to create an active frontage to them.



• Loading facilities, and where possible all other vehicle access, shouldbe provided from rear laneways.

• Development incorporating a residential component should provide a rangeof apartment sizes and types, including different numbers of bedrooms.


• Buildings should be designed to minimise adverse wind impacts onpublic and communal open spaces and pedestrian routes within andadjacent to the development.

Land use activities

Objectives

To create a high quality mixed-use area with a high level of pedestrianamenity.

To facilitate active street frontages with residential and/or office uses above.

To encourage a range of commercial uses that complement theadjacent activity centre core, including medical centres, businessservices, offices and restricted retail uses.

To ensure new development is designed to provide for commercialactivity on the lower floors by providing higher floor-to-floorheights/levels at ground and first floor levels.

Guidelines

• New development should provide for active, pedestrian-generating uses at ground level, and offices, residential or other complementary uses above.

• New developments should have minimum floor-to-floor levels for groundand first floor levels of 3.5 metres.


Objectives



Guidelines



Objectives


Guidelines

• Development at the northern and western boundaries of the precinct,that abuts existing residential areas must:– demonstrate that off-site impacts of the development can be




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Objectives

To enhance the active street frontage of Sydney Road.

To activate street frontages along the rear of Sydney Road buildings.






Guidelines

• Ground level street frontages to Sydney Road and Bell Street mustcontribute to the safety, visual interest and vitality of the street byminimising the extent and visual impact of blank walls, office lobbies,vehicle entrances and utilities.

• Buildings with a frontage to Sydney Road or Bell Street should provide averandah for weather protection over the footpath. (Note: all canopies,verandahs and sunblinds projecting beyond the title boundary must meetDivision 2, Part 5 of the Building Regulations 2005.)






– premises with a street frontage greater than 8 metres in width to SydneyRoad or Bell Street should provide for at least one entrance per 8 metres





• Except in Ross Street, vehicle ingress and egress, loading facilities andbuilding services should be minimised on frontage to Active Frontage 4streets or laneways.

• In Ross Street vehicle ingress and egress, loading facilities and buildingservices must be designed to provide good-quality pedestrian amenity inthe street.


development should be located in building frontages to ‘Vehicle AccessFrontages’ streets or laneways as identified on the precinct plan (Map 7.8) tominimise or avoid use of pedestrian and retail frontages for vehicular access.

Heritage

Objectives

To ensure new development on sites containing or adjacent to a heritageplace is of a form and scale that is respectful of these heritage places.


Guidelines

• To protect the setting, appearance and significance of heritage places:– the height of new development on sites adjacent to a heritage place






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Pedestrian links

Objectives



Guidelines

• On sites larger than 5,000 square metres public pedestrian links must beprovided in order to create a permeable pedestrian environment.


Objectives





Guidelines

• Vehicular ingress or egress points should not be constructed on Sydney Roador Bell Street to limit any potential conflicts with pedestrian activity areas.





Access for all

Objectives



Guidelines





Safety

Objectives


Guidelines

• Developments should be designed to provide good lighting, visibility andsurveillance of communal space including building entrances and carparking areas.




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Precinct 7:Sydney Road– NorthCommercialGatewayTotal land area: 71,500 m2




DescriptionThis precinct forms the entrance tothe activity centre from the north.Centred on Sydney Road, the areaforms a transition between theresidential area to the north and theretail and commercial activities to thesouth. The street is lined with mixedretailing, with a predominance ofmachinery and motor vehicle salesand services, the King Kahlid IslamicCollege and pockets of housing.Pedestrian activity in this area islower than in the core of Coburg,due to the nature of surroundingactivity. The intersections of GaffneyStreet and Murray Road and O’HeaStreet with Sydney Road andPentridge Boulevard are importantfor pedestrian access between areasto the east and west. The mixednature of the precinct has led to apoorly defined and inconsistentstreetscape.

Vision statementThis precinct will develop as a high-quality entry to the Coburg ActivityCentre. A mixture of uses will remainin the area, with the existing mix ofpredominantly light industrial andcommercial uses retained andexpanded on, to support andcomplement the core of the activitycentre. Residential uses will beintroduced into the precinct, primarilyabove commercial uses. Built form islikely to increase in scale, to improvethe definition of the streetscape. It is

envisaged that a landmarksustainable building will bedeveloped to mark the entry to theactivity centre in the southern end ofthe precinct between Sydney Roadand Champ Street. A new publicspace will be created at the southernend of the precinct at theintersection of Champ Street andSydney Road, linking Pentridge to Coburg.

Urban initiatives

Public space and landmarksA new public space will be created atthe intersection of Sydney Road andChamp Street, adjoining anenhanced tram stop. A newlandmark building will reinforce thegateway to the activity centre, whilethe new public space will connectPentridge and Coburg.

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Map 7.9 Precinct 7 Sydney Road – North Commercial Gateway Plan


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Built form

Objectives

To improve the contribution of buildings to the streetscape andamenity of Sydney Road.



To ensure building design responds to the transitional nature of theprecinct from the medium–high density development within theactivity centre to the south and the lower scale buildings to the north,west and east.

To encourage a stepping down in built form between the CoburgActivity Centre and the adjacent low-rise residential areas.

To ensure new landmark buildings on identified sites are designed toachieve a high standard of design which reflects the importance oftheir location and extent of their visibility.

Guidelines

• With the exception of the landmark building on the site located on theprecinct plan (Map 7.9), new buildings fronting Sydney Road should notexceed 14.5 metres (four storeys) in height, buildings fronting other streetswithin the precinct should not exceed 11 metres (three storeys) in height.

• New development fronting Sydney Road must be built to the SydneyRoad frontage with no setbacks at lower levels.

• Built form and setbacks of all new development should be generallyconsistent with the ‘Built Form Control’ drawing for Precinct 7 (see Figure 7.6)

• Development of a landmark building on the site designated on Map 7.9should not exceed 21.5 metres (six storeys) in height.

• Developments of more than three storeys in height must be consistent with Council’s Local Policy and Design Guidelines for Buildingsover Three Storeys.



• With the exception of a landmark building on the site identified in theprecinct plan (Map 7.9), new buildings should be designed as part of thestreetscape rather than as stand-alone buildings.

• New landmark buildings must be designed and detailed to ensure that allvisible facades (including the rear and sides of buildings) feature highquality architectural detailing and materials.



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• Primary pedestrian entrances to buildings must be designed to be easilyidentifiable and to provide shelter and a sense of address.

• All development, including new residential or other noise-sensitive uses,must incorporate noise attenuation measures to address the impact ofnoise generated from within the building; other non-residential uses in thearea; and other noises sources including the Upfield railway line, andSydney Road traffic and tram line.

New and refurbished development accommodating new residential orother noise sensitive uses must:– be designed and constructed to achieve a maximum noise level of


ventilation system designed by a recognised acoustic consultant.• Service and utility areas should be integrated into the design of the building.• Buildings should be designed to minimise adverse wind impacts on public

and communal open spaces and pedestrian routes within and adjacent tothe development.


Land use activities

Objectives

To encourage the mixed-use nature of the precinct with restricted retailpremises, commercial or complementary light industrial uses at groundfloor and offices, or residential use (where it can be demonstrated theresidential use will not impact on the viability of existing orencouraged employment generating uses) above.

To facilitate active street frontages with office, residential or othercomplementary uses above.


Guidelines

• New development should provide for active, pedestrian-generating uses at ground level, and offices, residential or other complementary uses above.


• The design response for all development including new residential usesmust acknowledge and respond to any potential conflicts between theproposed residential use and non-residential uses in the area to ensurethe viability of non-residential uses is not compromised.

• Residential use will be supported only where it can be demonstrated itwill not impact on the viability of existing and encouraged employmentgenerating uses.


Objectives



Guidelines



Objectives


Guidelines





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Objectives






Guidelines






– facade design that incorporates lighting to add to a sense of security at night







development should be located in building frontages to ‘Vehicle AccessFrontages’ streets or laneways as identified on the precinct plan (Map7.9) to minimise or avoid use of pedestrian and retail frontages forvehicular access.

• Buildings with a frontage to Sydney Road are encouraged to provide averandah for weather protection over the footpath. (Note: all canopies,verandahs and sunblinds projecting beyond the title boundary must meetDivision 2, Part 5 of the Building Regulations 2005.)

• Loading facilities are to be provided from rear laneways to minimisedisruption of pedestrian amenity on Sydney Road.

Heritage

Objectives

To ensure new development on sites containing or adjacent to a heritageplace is of a form and scale that is respectful of these heritage places.


Guidelines








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Vistas

Objectives

To retain and capitalise on views and vistas to the former PentridgePrison complex.

Guidelines

• New development should maintain existing view lines to the bluestonewalls and guard towers of the former Prison complex.

• New development should open/create a direct vista from Sydney Road tothe main entry gate of the former Pentridge Prison (Piazza) aligned withthe centreline of the gate.

Pedestrian links

Objectives



Guidelines

• Development on land adjacent to the Coburg Lake Reserve is encouragedto provide a pedestrian link through the site between Sydney Road andCoburg Lake Reserve.


Objectives

To ensure that car parking does not dominate the streetscapes and landscape.



Guidelines



Access for all

Objectives



Guidelines





Safety

Objectives


Guidelines





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Precinct 8:VillageReserveTotal land area: 87,300m2


Potential number of dwellings: n/a

Proposed retail/office: 10,000 m2

DescriptionThe area between Bell Street andMurray Road, stretching east fromSydney Road to the CoburgCemetery, was designated as aVillage Reserve when the Coburgarea was surveyed under thesupervision of Robert Hoddle in thelate 1830s. It was subsequentlydeveloped for a variety of communityuses, including churches, PentridgePrison, the Coburg Primary School, apolice station, the Coburg Town Halland associated administrativebuildings, and the Coburg Children’sCentre, as well as residences for staffof the prison. This precinct comprisesthe south-west corner of the largerVillage Reserve area of the 1830s.

The churches, school and municipalbuildings form a distinct precinct offreestanding buildings with setbacksfrom the street, in landscapedsurrounds. The Sydney Road frontage(referred to as the church precinct)represents a distinct array of churchcomplexes, while the primary school,town hall and Council administrativebuildings extend the open characteralong Bell Street. East of the Counciloffices, the area includes a numberof community facilities (child care,senior citizens, and historical society)in former houses that are nowowned by Council (referred to as thecivic precinct).

The early church buildings, togetherwith the bluestone warder’s cottage

at 82 Bell Street, stand as the oldestremaining structures in Coburg.

The two major roads which dividecentral Coburg into quadrants formsignificant barriers between theVillage Reserve precinct and those tothe south and west. Sydney Roadnorth of Bell Street is significantlywider (30 metres) than to the south,and Bell Street features a widereserve with a centre median,acknowledging its function as amajor arterial.

Vision statementThis precinct will become a vitalinterface between the core of theCoburg Activity Centre and thePentridge Prison redevelopment, withimproved pedestrian links throughthe precinct.

Development within this precinct willmaintain and enhance the historical,architectural and social significanceof the area. This includes promotingand enhancing the environmentalinitiatives currently incorporated inCouncil-owned buildings.

The cluster of church buildingsfronting Sydney Road will beenhanced as a significant historicallandscape. Council will work with thethree churches on Sydney Road toensure that the social, historical andarchitectural significance of the sitesand their buildings are thoroughlyresearched, documented, conservedand enhanced over time.

The established facilities and uses inthe Village Reserve Precinct will beretained into the future. The Council-owned land at the eastern end of theprecinct will be redeveloped withnew complementary uses, including alandmark building up to 10 storeys inheight adjacent to the corner of Bell and Drummond Streets to markthe eastern entry to the CoburgActivity Centre.

Residential development is notenvisaged within this precinct withthe exception of some residentialdevelopment in association with the established church andcommunity uses.

The water-sensitive landscaping ofBell Street and Sydney Road willintegrate the churches, Pentridge, thetramline and the school and Civicfacilities into a cohesive high qualitypedestrian environment.


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Urban initiatives

Civic Precinct Master planPrepare a master plan for the futuredevelopment of Council’s landholdings, to:

• improve the relationship with theformer Pentridge Prison Complexredevelopment

• provide for Council’sadministrative needs

• better utilise the land for a variety of uses to maximisecommunity benefit

• develop the town hall complex asan intensively used communityfacility.

Churches precinctPrepare a master plan for the threechurches as a whole, to identifypotential for expansion andconsolidation of existing facilities, forintroduction of complementary newuses and buildings, and for increasedpublic access and use of open spaceswhile protecting the heritagesignificance of the buildings and their settings.

Elm GroveAs part of the Central CoburgIntegrated Transport Network,upgrade Elm Grove as an importantlink in the primary pedestrian spine,linking the core of the CoburgActivity Centre with the PentridgePrison redevelopment and openspace to the north.

Coburg Primary SchoolWork with the primary school tointegrate its Bell Street frontage intothe Bell Street streetscape.

Sydney RoadDevelop and implement astreetscape/landscape concept toconnect Central Coburg to theCoburg Lake via Sydney Road andChamp Street. The landscape willintegrate the churches, Pentridge, thetram line into a cohesive high qualitypedestrian environment.

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Map 7.10 Precinct 8 Village Reserve Precinct Plan


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Built form

Objectives

To maintain and enhance the established pattern of free-standingbuildings in open landscaped grounds.

To accommodate new development that will ensure the viability ofestablished uses into the future.

To ensure new landmark buildings on identified sites are designed toachieve a high standard of design which reflects the importance oftheir location and extent of their visibility.

Guidelines

• New and infill development must maintain the established setbacks fromthe Bell Street and Sydney Road frontages.

• Development of a landmark building on the site designated on Map 7.10should not exceed 35.5 metres (ten storeys) in height.

• New landmark buildings must be designed and detailed to ensure that allvisible facades (including the rear and sides of buildings) feature highquality architectural detailing and materials.


Land use activities

Objectives

To maintain the established church, educational and municipal uses.

To ensure new uses are complementary to the established uses.

Environmental Sustainability

Objectives


To encourage the implementation of triple bottom line solutions toimprove the local environment.

Guidelines



Objectives

To integrate the churches, the former Pentridge Prison, and the tramline into a cohesive high quality pedestrian environment.



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Guidelines

• Ensure that new development includes streetscape improvements.Active Frontage 3 streets and lanes• Buildings with ground level frontages to ‘Active Frontage(s) 3’ streets or

lanes as identified on the precinct plan (Map 7.10) must contribute to ahigh quality pedestrian-focused frontage by:– maintaining existing front setbacks to retain the existing green edge to





on the precinct plan (Map 7.10) must contribute to high quality safe andattractive street frontages through the provision of lighting, streetfurniture, entry doors, low fences and display windows where possible.


Heritage

Objectives

To ensure new development on sites containing or adjacent to aheritage place is of a form and scale that is respectful of these heritage places.


Guidelines




setbacks of a heritage place on the same or adjoining site– new development should maintain the freestanding character of

heritage places.• New development should maintain and preserve key view lines to



Vistas

Objectives

To retain and enhance views to and from the buildings which establishthe distinctive skyline of this precinct.

Guidelines

• New development should maintain existing view lines to the churches,primary school and town hall.

• New development should maintain existing view lines to the bluestonewalls, guard towers and buildings of the former Pentridge Prison complex.


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Pedestrian links

Objectives

To provide a permeable pedestrian environment around and throughthe established buildings and complexes.

Guidelines

• New development should maintain the established open landscapecharacter of the precinct, and create new public pedestrian connectionsalong major ‘desire lines.’


Objectives




Guidelines



Access for all

Objectives



Guidelines





Safety

Objectives

To ensure the layout of development provides for the safety andsecurity of visitors, workers, residents and property.

Guidelines



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Precinct 9:PentridgeRedevelopmentTotal land area: 191,100 m2


Anticipated number of dwellings: 1,500


DescriptionThis precinct encompasses the formerCoburg Prison Complex and islocated on the northeast fringe ofthe Coburg Activity Centre bound byMurray Road, Champ Street,Urquhart Street and StockadeAvenue. Closed in 1997, the formerCoburg Prison Complex consisted ofthe Pentridge and MetropolitanReception Prisons. The precinct isdominated by bluestone buildingsand impressive prison walls that arehighly visible from surrounding areas.A number of the former prisonbuildings and structures are of stateheritage significance and are includedon the Victorian Heritage Register.

Vision statementGiven the abundance of landavailable within this precinct, the areawill develop as a higher density,environmentally sustainable mixed-use area. Development willincorporate an extensive mix ofcommercial, business, entertainment,tourist and community uses inconjunction with a significantresidential component.

The precinct will develop as a uniquetourist attraction and destinationbased on the active and ongoinginterpretation of Pentridge’s historyand its heritage buildings.Development will include re-use ofpart of the former D Division buildingas an interpretative museum ofprison life in the nineteenth century.

A range of dwelling types anddensities will be developed tobroaden the choice and livingopportunities within the CoburgActivity Centre.

A range of built form and heightacross the site will respond to theheritage character and topography.View lines to the former prisonbuildings will be considered a priorityin determining height and bulk ofnew development with the objectiveof protecting views within and fromoutside the precinct.

The new Pentridge Boulevard andpedestrian movement network willintegrate seamlessly into the broaderCoburg network while incorporatinginnovative water-sensitive urbandesign techniques.

Urban initiatives

Pentridge Streetscape DesignProjectThrough a simple yet effectivelandscape design, the boundary ofthe former Pentridge Prison frontingMurray Road, Stockade Avenue,Pentridge Boulevard and ChampStreet, will be transformed into anattractive, passive interface. With theinclusion of uplighting, seating and amulti-purpose track this area willeffectively interface with the CoburgLake Reserve.

Urquhart Street realignmentThe realignment of the eastern endof Urquhart Street to follow theprison wall has the potential toachieve the following urban designadvantages:

• improved visibility andappreciation of the prison walls(particularly D Division)

• improved view to park setting tothe east

• better utilisation of adjacent land

• improved pedestrian link toregional parkland to the east.

Pentridge BoulevardA 30-metre wide road will beconstructed through the formerprison site extending from SydneyRoad to the west through to BellStreet in the south-east. The newroad will include bicycle lanes andfootpaths providing for a clear travelroute for all forms of transport.

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Map 7.11 Precinct 9 Pentridge Redevelopment Precinct Plan (Part A)

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Map 7.12 Precinct 9 Pentridge Redevelopment Precinct Plan (Part B)


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Built form

Objectives


To ensure that development of land adjacent to Urquhart Street isintegrated with and complements future redevelopment of the VillageReserve precinct and the proposed Moreland Civic Precinct Masterplan.

To encourage flexibility in building form to accommodate changingfuture uses.


Guidelines

• Development must be generally in accordance with the endorsedPentridge Piazza Design Guidelines and Master Plan, April 2003 and thePentridge Village Pty Ltd Design Guidelines and Master Plan:Comprehensive Development Zone Area.

• All development, including new residential or other noise-sensitive usesmust incorporate noise attenuation measures to address the impact ofnoise generated from within the building and other external noisessources including non-residential uses in the precinct.

New and refurbished development accommodating new residential orother noise sensitive uses must:– be designed and constructed to achieve a maximum noise level of


ventilation system designed by a recognised acoustic consultant.• Service and utility areas should be integrated into the design of

new buildings.

Land use activities

Objectives

To achieve a mix of retail, entertainment, office, community andresidential uses to create a vibrant area to work, live and play.

Guidelines

• Land uses must be generally in accordance with the Grandview SquareComprehensive Development Plan, April 1999 and the endorsedPentridge Piazza Design Guidelines and Master Plan, April 2003 and thePentridge Village Pty Ltd Design Guidelines and Master Plan:Comprehensive Development Zone.



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Objectives



Guidelines



Objectives

To provide an integrated landscape design to the interfaces of theformer Pentridge Prison complex and surrounding streets.

Guidelines

• The Champ Street, Murray Road, Stockade Avenue, Wardens’ Walk andPentridge Boulevard frontages of Pentridge Piazza and Pentridge Villagemust be developed in accordance with the ‘Pentridge StreetscapesConcept Design’.

Heritage

Objectives

To ensure new development on sites containing or adjacent to aheritage place is of a form and scale which is respectful of theseheritage places.


Guidelines


must provide a transition in height to adjacent heritage buildings

– the materials and detailing of new development adjacent to a heritageplace must provide a complementary setting for the heritage place.

• New development should maintain and preserve key view lines toheritage buildings and places.


Pedestrian links

Objectives

Improve the integration, circulation and public transport networksespecially linking through Pentridge and across Champ Street,Urquhart Street and Pentridge Boulevard.

Reduce the impact of Pentridge’s walls as physical and psychologicalbarriers between the new development and surrounding areas.

Guidelines

• The subdivision and development of the former Pentridge Prison complexmust provide for publicly accessible pedestrian links through the sites toprovide connections to public transport links, public open space andSydney Road Shopping Centre.


Objectives




Guidelines



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Access for all

Objectives



Guidelines





Safety

Objectives


Guidelines





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Precinct 10:Sydney Road– MorelandTotal land area: 90,700 m2




DescriptionThis precinct marks the thresholdbetween Brunswick and Coburg. The precinct is linear in nature with arelatively consistent built form of oneto two storeys to the street frontage.A number of heritage buildings existwithin the precinct which createvisual interest. Sydney Roadproperties are generally separatedfrom existing low density residentialareas by laneways.

Vision statementThis precinct will reinforce the linearcharacter of Sydney Road.Development will be built to thestreet and consist of a three-storeypodium with higher elements setbackfrom Sydney Road. Rear lanes will bedeveloped to provide new residentialaddresses where suitable. A mix ofuses including restricted retail, officeand commercial with residentialdevelopment above to complementthe core of the activity centre will develop.

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Map 7.13 Precinct 10 Sydney Road – Moreland Precinct Plan


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Built form

Objectives

To ensure new buildings contribute to the pedestrian scale character ofSydney Road.

To create a cohesive streetscape character through consistent built form.



Guidelines

• New buildings should provide for an 11-metre (three storey) podium toSydney Road and have a maximum height of not more than 18 metres(five storeys).

• Built form and setbacks of all new development should be generallyconsistent with the ‘Built Form Control’ drawing for Precinct 10 (see Figure 7.7).

• All development, including new residential or other noise-sensitive uses,must incorporate noise attenuation measures to address the impact ofnoise generated from within the building; other non-residential uses inthe area; and other noises sources including the Upfield railway line andSydney Road traffic and tram line.

New and refurbished development accommodating new residential orother noise sensitive uses must:

– be designed and constructed to achieve a maximum noise level of 45dB(a) in habitable rooms with windows closed

– have external glazing and doors, and the air conditioning orventilation system designed by a recognised acoustic consultant.

• All developments of more than three storeys in height must be consistent with Council’s Local Policy and Design Guidelines for BuildingsOver Three Storeys.




• Primary pedestrian entrances to residential dwellings must be designed tobe easily identifiable and to provide shelter and a sense of personal address.





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• Development incorporating a residential component should provide a rangeof apartment sizes and types, including different number of bedrooms.



Land use activities

Objectives

To facilitate active street frontages with residential and/or office uses above.


Guidelines

• New development should provide for active or pedestrian generating usesat ground level, and offices or apartments above.


• Residential use will be supported only where it can be demonstrated itwill not impact on the viability of existing and encouraged employmentgenerating uses.


Objectives



Guidelines



Objectives


Guidelines





Objectives





To ensure active frontages are achieved and designed to avoid blankwalls and non-transparent detail.

Guidelines

• Buildings with a frontage to Sydney Road are encouraged to provide averandah or canopy for weather protection over the footpath. (Note: allcanopies, verandahs and sunblinds projecting beyond the title boundarymust meet Division 2, Part 5 of the Building Regulations 2005.)



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permeable or transparent, and are encouraged to be internally mounted– no, or low visually permeable front fencing only– built scale appropriate to the street and proximity to pedestrians.

• Vehicle ingress and egress, loading facilities and building services shouldnot be located on frontages to Active 2 streets or laneways, unless there isno alternative.


on the precinct plan (Map 7.12) must contribute to high quality safe andattractive street frontages through the provision of lighting, streetfurniture, entry doors, low fences and display windows where possible.

• Vehicle ingress and egress, loading facilities and building services shouldbe minimised on frontages to Active Frontage 4 streets or laneways.

Vehicle Access Frontage streets and lanes• All vehicle ingress and egress, loading facilities and other services to new

development should be located in building frontages to ‘Vehicle AccessFrontages’ streets or laneways as identified on the precinct plan (Map 7.12) to minimise or avoid use of pedestrian and retail frontages for vehicular access.

• Buildings should be designed to ‘double-end’ with the internal lay out ofpremises designed to create dual or multiple frontages.

Heritage

Objectives

To ensure that new development on sites containing or adjacent to a heritage place is of a form and scale that is respectful of theseheritage places.


To reinforce the existing character of the Victorian, linear shopping strip.

Guidelines

• The location, bulk, form and appearance of developments on sitescontaining heritage building(s) must complement and reinforce thecharacter and appearance of the heritage place and adjacent heritagebuildings and places.








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Objectives





Guidelines

• Vehicular ingress or egress points should not be constructed on SydneyRoad. Where possible all vehicle access and loading facilities should beaccessed from rear laneways.





Access for all

Objectives



Guidelines





Safety

Objectives


Guidelines





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Part 7 - City of Moreland · Part 7 defines 10 precincts within the Coburg Activity Centre. These...

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Transcript of Part 7 - City of Moreland · Part 7 defines 10 precincts within the Coburg Activity Centre. These...