•

To construct a multi-storey building, to use land for a shop and as a food and drink premises (café) and to reduce the statutory car parking requirements

19 Down Street, Collingwood.

Prepared on behalf of DKO Architecture

Level 6, 6 Riverside Quay SOUTHBANK VIC 3006

Phone: (03) 9429 6133 www.tract.com.au

0317-0483 RO1

Tract

Quality Assurance - Report Record

Project Name 19 Down Street Collingwood

Document Number RO1

Revision (see below) 01

Prepared By Fabian Culican

Reviewed By Fabian Culican

Approved By Daniel Soussan

Date of Issue 2018-09-14

Revision Status- all revisions must be identified by the following information

Revision Number

01

Description of Revision

Changes to report to reflect revised building design in response to

request for further information from City of Yarra.

Prepared By

Fabian Culican

Reviewed By

Daniel Soussan

Sections Revised 1.2, 1.6, 1.7, 3.1, 3.2, 3.3,4.1, 4.2,4.3, 4.5, 5.2, 5.3, 5.4, and 5.5.

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Contents

1 Introduction 4

1.1 Introduction / Overview 4

1.2 Project Team 4

1.3 Report Structure 4

1.4 Permit Triggers 5

1.5 Pre-application discussions 5

1.6 Request for Further Information 5

1.7 Amendment VC148 5

2 Site & Surrounds 6

2.1 The Site 6

2.2 Title Particulars 6

2.3 Site Analysis 6

2.4 Site Interfaces 7

3 Proposal 12

3.1 Proposed Land Uses 12

3.2 Proposed Building 12

3.3 Proposed Layout and Program 13

4 Planning Policy Framework 15

4.1 Planning Policy Framework 15

4.2 Local Planning Policy Framework 15

4.3 Zone 17

4.4 Overlays 19

4.5 Particular Provisions 21

4.6 Other Planning Considerations 22

5 Planning Assessment 24

5.1 Introduction / Overview 24

5.2 Is the planning permit application consistent with planning policy? 24

5.3 Is the planning permit application consistent with the Schedule 11 to the Design and Development Overlay and the Site's context? 25

5.4 Does the proposal result in any unreasonable amenity impacts? 30

5.5 Does the planning permit application provide adequate traffic, bicycle parking facilities and waste management arrangements? 31

5.6 Does the planning permit application provide for an environmentally sustainable design? 32

6 Conclusion 33

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1 INTRODUCTION

1.1 Introduction / Overview

This Planning Report has been prepared by Tract Consultants Pty Ltd on behalf of DKO Architecture, to accompany a planning permit application for the development of a mixed use building at 19 Down Street, Collingwood (Site).

In broad summary, the proposal involves the construction of a mixed use building, primarily to be used as an office with ancillary food and beverage and gallery spaces. The focus of the project is on the provision of a high quality office space for a leading architectural practice (DKO Architecture), with opportunities for the establishment of complementary creative industries on the site.

The proposed development is positioned within the strategic re-development area which is otherwise known as the Gipps Precinct, an area specifically recognised as one in which the Council seeks to encourage a vibrant commercial precinct.

The high quality architectural response for the site prepared by SLAB/DKO will complement and enhance the redevelopment of this part of Collingwood. Further the proposal will enhance activation and enliven the streets surrounding the proposed development, including through the provision of a new pedestrian link through the site.

The proposal will connect deeply with burgeoning architectural / design operations being undertaken in this precinct and by the community.

1.2

Project Team

The project team assembled by DKO/SLAB for this application consists of:

- SLAB/DKO - Architects

Tract Consultants - Town Planners

Sydney Design + Jungley Collectives - Landscape Architects

Baracon - Project Managers

Traffix Group - Traffic Engineers

WGE - Sustainability Consultants

Leigh Design - Waste Consultants

- Wind Consultants - Mel Consultants

1 .3 Report Structure

This report describes the Site and its context, details the proposal, identifies relevant planning policy and provisions, and assesses the proposal against this planning framework to form its conclusions and recommendations.

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1.4 Permit Triggers

Under the Yarra Planning Scheme a planning permit is required, as follows:

■ Pursuant to Clause 34.02-1 (Commercial 2 Zone) a planning permit is required for the use of the land

for a shop.

■ Pursuant to Clause 34.02-4 (Commercial 2 Zone) a planning permit is required to construct a building

or construct or carry out works.

■ Pursuant to Clause 43.02-2 (Design and Development Overlay) a planning permit is required to

construct a building or construct or carry out works.

■ Pursuant to Clause 52.06-3 (Car Parking) a planning permit is required to reduce (including to zero) the number of car parking spaces required under Clause 52.06-5.

1.5 Pre-application discussions

A pre-application meeting was held on 8 August 2017 with representatives from the City of Yarra, DKO Architecture, SLAB, and Tract Consultants in attendance.

At this meeting there was broad discussion regarding the proposed concept, height, scale and potential design parameters, including the shadow analysis.

In preparing this application, the project team has sought to respond to the general feedback from the City of Yarra received at this meeting.

1.6 Request for Further Information

Following the lodgement of the application on 16 April 2018 the City of Yarra issues a request for further information which included a 'preliminary assessment'. In response to this the proposal has been significantly revised, reducing the height from 15 storeys to part 10, part 12 storeys, and introducing new setbacks to reshape the building form. This Planning and Urban Context Report has been amended in

order to address the revised proposal.

1.7 Amendment VC148

On 31 July 2018 the Minister for Planning gazetted Amendment VC148 to the Yarra Planning Scheme. This Planning and Urban Context Report has been updated since it's original issue to reflect and address the changes introduced by this amendment.

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2 SITE & SURROUNDS

This section of the report is to be read in conjunction with the Architectural Plans and Urban Context Report prepared DKO/SLAB.

2.1 The Site

The Site address is 19 Down Street, Collingwood. It comprises one parcel of land, which is formally described on Certificate of Title as Lot 1 on PS428340P. A copy of the relevant 'Certificate of Title' and Title Plan' have been submitted with the application.

2.2 Title Particulars

The Site is not affected by any covenants.

The site is affected by a caveat which related to the area marked as 'substation', the design response has considered and retained this substation as part of the proposed development.

The site is affected by a party wall easement (El) on the southern boundary.

2.3 Site Analysis

The Site is rectangular in shape and oriented in an east west direction.

It is located in the southern Section of Down Street between Vere and Singleton Streets.

The Site has a frontage to Down Street of 15.22 metres and John Street of 15.18 metres. The sites northern and southern boundaries are 30.79m in length. It has a total site area of approximately 468sqm.

The Site is occupied by a single storey warehouse building.

Vehicular access is currently provided via a crossover onto Down Street with car parking and vehicle access also provided by three double width crossovers (with garage doors) which open directly onto John Street.

The building is constructed to each boundary with a zero lot line.

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2.4 Site Interfaces

Interface Description

North

To the north of the site is 21 Down Street, Collingwood. This building appears to be used for industrial / warehouse purposes.

The building immediately abuts the subject site and is two storeys in height towards Down Street, with a single storey industrial form to the rear.

There are various services and plant equipment located on the rooftop — but the building does not appear to provide for any windows facing towards the Site.

West

To the west of the Site is John Street, a road reservation of approximately 6m in width. This street provides for one way with traffic running in a north to south direction (i.e. from Vere Street through to Singleton Street). There is a narrow bitumen footpath along parts of the western side of John Street, but it appears to largely function at present as a vehicular street.

Opposite the site, on the west side of John Street, are the following properties (from north to south):

■ A two storey (equivalent) scale brick building 'Cobra Cane — Import / Wholesale' at 184 Wellington Street, Collingwood. This building presents as a largely inactive facade to John Street with a double width crossover to the north and a largely unarticulated brick wall to the south).

■ A two storey cream brick building 'Bolle Factory Outlet' at 172-176 Wellington Street, Collingwood. This building has what appears to be a fire egress door and some large warehouse windows facing John Street —but again represents a fairly inactive facade treatment to the street with primary access via Wellington Street.

South To the south of the site is 20 John Street, Collingwood.

This building appears to be used for industrial / warehouse purposes —functioning as the administrative base for Codex Plumbing (to Down Street) with the offices of Lexicon (a property developer) located towards the rear off John Street.

The building immediately abuts the subject site and is one storey in height, generally matching the parapet height of the existing building on the subject site.

The building does not have any windows facing the boundary with the subject site and has vehicle access (via a series of crossovers / garage doors) to John Street.

East

To the east of the Site is Down Street, a road reservation of approximately 12m in width, the street is two way with traffic running in a north to south direction.

Largely unrestricted Parallel parking is available on both sides of the street, with a dedicated loading zone immediately opposite the site.

Down Street maintains pedestrian paths on both sides of the street.

Opposite the site, on the east side of Down Street are the following properties (from north to south):

■ A single storey painted brick building at 18-24 Down Street, Collingwood. This building incorporates some decorative brickwork within the high parapet, has a series of industrial steel framed windows just above head height, and has a single pedestrian access point (as well as a large garage door and crossover) located towards the south of the site.

■ A single storey painted brick building at 16 Down Street, Collingwood. This building also appears to include a number of 'high' industrial windows as well as a pedestrian access point and a large garage door towards the north of the site (adjacent to the vehicle access for 18-24).

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Figure 1 - 19 Down Street Collingwood (Down Street frontage). Figure 2 - 19 Down Street Collingwood (John Street elevation).

Figure 3 - 18-24 Down Street Collingwood (southern end). Figure 4 -16 Down Street Collingwood (northern end.)

Figure 5 -172-176 Wellington J. . Jllingwood (John Street elevation). Figure 6 - 184 Wellington Street Collingwood (John Street elevation)

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Figure 7 - View from the site looking south towards Singleton Street. Figure 8 - View from the site looking north towards Vere Street.

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LAND USE

1111 RETAIL

MIXED USE

IOFFICE / COMMERCIAL

INDUSTRIAL

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Tract

Context Plan 19 Down Street, Collingwood

PROJECT DRG NO 0317-0483-00_D004-00 REV 00 DRWN MM LR APPROV DS DATE 18.12.2017

Figure 10 - Context Plan

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3 PROPOSAL

This section of the report should be read in conjunction with the detailed architectural plans prepared by SLAB/DKO.

3.1 Proposed Land Uses

The proposed building is intended to provide for a range of office spaces, with levels 1-3 to be occupied by DKO Architecture, an award winning architectural practice that current operate from offices in the Docklands precinct, but who have a long history of delivering high quality architectural developments in and around Collingwood.

Levels 5-10 are proposed to provide for a range of office spaces primarily to cater to complementary creative industries, small architectural practices, and the like. Creating a 'design hub' within the heart of Collingwood.

The primary land use is best defined as 'Office' under Clause 74 of the Yarra Planning Scheme.

We note that the proposed land use as an 'office' does not trigger a requirement for a planning permit (see further below).

Two small food and drink premises (coffee kiosk and coffee / café) are also proposed along the public walkway, with one towards the rear of the site on the north side of the walkway and one to the front of the site on the south. We note that the combined area of these is below the 100sqm threshold set out within the C2Z.

A retail gallery is also proposed at the ground floor which includes areas for exhibition and an amphitheatre for seminars / presentations or similar. This gallery space will have access directly onto Down Street.

A rooftop garden is proposed which will solely be used for occupants of the proposed building.

3.2 Proposed Building

The proposed office will be part 10 (towards Down Street), and part 12 (towards the rear) storeys with roof decks above, and is to be constructed within a rapidly changing commercial / industrial urban context. The building represents a new wave of development which will locate firms and jobs associated with the service economy in inner urban Melbourne, and particularly within the Gipps Precinct.

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Figure 11- Sectional diagram (Source: SLAB/ DKO)

This proposal comprises an attractive and contemporary form with a maximum height of 51.89 metres for the 12 storey form (exclusive of the roof top and basement levels), and a maximum height of 38m for the 10 storey form.

The building generally maintains a street wall height to Down Street four storeys in scale, with a setback of between 3 and 11m from levels 5 to 9. The 12 storey tower form to the rear of the site is setback a minimum of 11 m (albeit accommodating terrace areas, green space and providing for building articulation.

The front portion of the tower (levels 5 to 9) is to be constructed in part on the northern boundary (for a length of 18.79m) and is otherwise setback from the north by 3m, and setback between 1 and 11 m from the western boundary to John Street.. The rear tower form (Levels 10 and 11) are setback a minimum of lm to John Street, 11 m from Down Street and 3m from the south boundary.

The podium and tower are proposed to be constructed to the southern boundary up to level 9, after which the form is setback 3m from the southern boundary.

The contemporary form proposed will incorporate a mix of high quality materials and finishes and a comprehensive landscape scheme to green the building facades, as set out in detail in the Urban Context Report prepared by SLAB/DKO and the landscape plan prepared by Sydney + Jungley Design collectives.

Particularly in relation to the proposed landscaping, we note that the innovative 'green facade' will be the first of its kind in Melbourne. This has been designed by Junglefy who worked on the award winning complex One Central Park Sydney which is a constructed exemplar of the green facade system in a building of scale.

We note that the landscape plan submitted relates to the original application, whilst the design of the tower has changed, the design intent is to maintain a strong green landscape presentation in a similar manner to that noted in the Jungelfy concept. We anticipate would be required through the preparation of more detailed landscape plans for the current scheme as part of any planning approval.

3.3 Proposed Layout and Program

The building design and layout for the office is illustrated in detail in the architectural drawings prepared by SLAB/DKO.

The entrance to the office building is proposed via a new central public walkway connecting Down Street with John Street.

This new entry has been designed to be an integral part of the built form response and will provide an attractive and functional entry for visitors and employees.

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On the ground floor, the proposal offers two small kiosk style tenancies one to Down Street and one within the central walkway closer to John Street; a more generous retail / gallery area is proposed to front

(and with access from) Down Street.

Podium 01 to 03 (levels 1 to 3) are proposed to be occupied by DKO Architecture, and as such represent a bespoke layout that has been specifically designed by SLAB / DKO to meet the needs of this award winning architectural practice.

Tower 04 (Level 4) is proposed to provide for a range of meeting rooms, and shared spaces and terraces for use by both DKO and the other tenants of the building.

Tower 05 through to Tower 10 (Levels 5 to 10) provide for a range of office space areas. These range from 129.1sqm (for level 10) up to 237sqm for a full level office tenancy in the lower tower form.

At Tower 11 (Level 11) is another 'shared level' which could provide for a boardroom, meeting rooms, or break out spaces - and which is intended as a common area for use by tenants of the building.

On the eastern portion of the site at Level 10, and atop level 12are two roof terrace areas, The level 10 space will be associated with thelevel 10 office, and the level 12 space will be for shared use (for the sole use of tenants of the proposed building). This area will be accessed via the central lift core. The roof deck provides for an informal area and includes an area for food production (urban farming).

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4 PLANNING POLICY FRAMEWORK

4.1 Planning Policy Framework

To ensure planning schemes further the objectives of planning in Victoria, planning authorities must take into account and give effect to the general principles and specific policies contained in the Planning Policy Framework (PPF).

The PPF clauses that are most relevant to this proposal are detailed below.

■ Clause 11.02-15 (Supply of Urban Land) seeks 'to ensure a sufficient supply of land is available for residential, commercial, retail, industrial, recreational, institutional, and other community uses.'

■ Clause 15.01-15 (Urban Design) seeks 'to create urban environments that are safe, functional and provide good quality environments with a sense of place and cultural identity.'

■ Clause 15.01-25 (Urban design principles) seeks to 'to achieve architectural and urban design outcomes that contribute positively to local urban character and enhance the public realm while minimising detrimental impact on neighbouring properties.'

■ Clause 15.02-15 (Energy and Resource Efficiency) seeks 'to encourage land use and development that is consistent with the efficient use of energy and the minimisation of greenhouse gas emissions.'

■ Clause 17 (Economic Development) seeks to provide for a strong and innovative economy, where all sectors are critical to economic prosperity.

■ Clause 17.02-15 (Business) seeks to encourage development which meets the communities' needs for retail, entertainment, office and other commercial services and provides net community benefit in relation to accessibility, efficient infrastructure use and the aggregation and sustainability of commercial facilities.

■ Clause 18 (Transport) seeks to ensure an integrated and sustainable transport system that provides access to social and economic opportunities, facilitate economic prosperity, contributes to environmental sustainability, coordinates reliable movements of people and goods, and is safe.

■ Clause 71.02 (Operation of the State Planning Policy Framework) encourages land use and development planning policies and practices which "integrate relevant environmental, social and economic factors in the interests of net community benefit and sustainable development'

4.2 Local Planning Policy Framework

Following the gazettal of VC148 and the restructuring of the scheme, a new Clause 23 entitled 'Operation of the Local Planning Policy Framework (Transitional)' was inserted into the Yarra Planning Scheme.

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This effectively provides a mechanism to enable the MSS and broader LPPF and local policies to continue to be considered under transitional arrangements until such time as the Council have reformatted and / or repurposed these policies in line with the new structure.

Importantly we note that Clause 23.01 — Relationship to the Planning Policy Framework, notes:

Clauses 21 and 22 of this planning scheme (the Local Planning Policy Framework) form part of the Planning Policy Framework. Where a provision of this planning scheme requires consideration of the Planning Policy Framework, that consideration must include Clauses 21 and 22.

A reference in this planning scheme, including any incorporated document, to the:

State Planning Policy Framework or the Local Planning Policy Framework is to be taken to be a reference to the Planning Policy Framework.

Planning Policy Framework is to be taken to include the Local Planning Policy Framework.

Having regard to the above the following clauses of the LPPF are relevant to this proposal.

■ Clause 21.02 (Municipal Profile) among other things this Clause sets out Yarra's place in hosting:

— A range of opportunities for inner city living.

— Business activities and employment hubs with a regional catchment.

— Public transport including trains, trams and buses, servicing the surrounding suburbs and beyond, pass through and service Yarra.

■ Clause 21.03 (Vision) specifies:

— The land use vision for the City of Yarra is to accommodate a diverse range of people with access to open space and employment within a 'complex' inner-city land use mix.

— The built form vision for the City of Yarra states that all new development should demonstrate design excellence that its identity will include areas of higher development, and that public spaces will be well-used.

— The transport vision for the City of Yarra is that local streets will be dominated by walkers and cyclists and that these modes, coupled with public transport would be the predominant method of journey to work.

— The environmental sustainability vision for the City of Yarra is that buildings will adopt state-of the-art environmental design

■ Clause 21.04-3 (Industry, Office and Commercial) seeks "to increase the number and diversity of local employment opportunities".

■ Clause 21.05-2 (Urban Design) outlines that Yarra has a built form of low rise one to two storey buildings with pockets of taller buildings within activity centres. Relevant objectives and strategies under this clause include (inter alia):

— To retain Yarra's identity as a low-rise urban form with pockets of higher development.

— Development on strategic redevelopment sites or within activity centres should generally be no more than 5-6 storeys unless it can be demonstrated that the proposal can achieve specific benefits such as (inter alia): significant upper level setbacks; architectural design excellence; best practice environmental sustainability objectives in design and construction; positive contribution to the enhancement of the public domain.

— To retain, enhance and extend Yarra's fine grain street pattern.

— To create an inner city environment with landscaped beauty.

To ensure that new development contributes positively to Yarra's urban fabric.

— To enhance the built form character of Yarra's activity centres.

— To encourage the provision of universal access in new development.

■ Clause 21.05-3 (Built Form Character) seeks to ensure new development responds to ̀ Yarra's built and cultural character, its distinct residential 'neighbourhoods' and individualised shopping strips, with combine to create a strong local identity".

■ Clause 21.06-1 (Walking and cycling) seeks "to provide safe and convenient pedestrian and bicycle environments."

■ Clause 21.06-2 (Public Transport) seeks "to facilitate public transport usage."

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■ Clause 21.06-3 (The Road System and Parking) seeks °to reduce the reliance on the private motor car"

and "to reduce the impact of traffic".

■ Clause 21.07-1 (Ecologically Sustainable Development) seeks "to promote ecologically sustainable

development."

■ Clause 21.08 (Neighbourhoods) describes Collingwood as industrial in character with residential precincts surrounded by or interspersed with industrial buildings. Further, it is stated that the Gipps Street Industrial Precinct is characterized by traditional manufacturing, service activities and a considerable portion of activity related to the textile, clothing and footwear sector. The precinct provides the opportunity for a wide range of small to medium businesses to operate in a location that is relatively unconstrained by sensitive uses.

The 'Built Form Character Map' for Collingwood identifies the Site within the 'Non-Residential Area' with the objective to 'Improve the interface of development with the street'.

Land use strategies implemented through Clause 21.04 and Clause 21.05 include:

■ Supporting the rezoning of the Gipps Street industrial precinct to the Business 3 Zone.

■ Supporting opportunities for convenience and fresh food shopping.

■ Supporting a land contribution to open space in preference to monetary contribution when residential subdivision occurs.

■ Clause 22.10 (Built Form and Design Policy) applies to all new development not included in a heritage overlay. The policy comprises of ten design elements that address the following issues' Urban form and character, Setbacks and building heights, Street and public space quality, Environmental sustainability, Site coverage, On-site amenity, Off-site amenity, Landscaping and fencing, Parking, traffic and access, and Service infrastructure.

■ Clause 22.16 (Stormwater Management [Water Sensitive Urban Design]) seeks to ensure new developments achieve a high standard of water quality performance in terms of mitigating detrimental downstream effects on waterways. The policy seeks to encourage on site retention of water and to minimise peak stormwater flows, inter alia.

■ Clause 22.17 (Environmentally Sustainable Development) applies throughout the City of Yarra to residential and non-residential development that requires a planning permit. For development between 2-9 dwellings, the permit needs to be accompanied by a Sustainable Design Assessment (SDA) which can be completed by the BESS or STORM tools.

4.3 Zone

The Site is subject to the Commercial 2 Zone (C2Z). The relevant purpose statements of the C2Z are:

■ To implement the Municipal Planning Strategy and the Planning Policy Framework.

■ To encourage commercial areas for offices, appropriate manufacturing and industries, bulky goods retailing, other retail uses, and associated business and commercial services

■ To ensure that uses do not affect the safety and amenity of adjacent, more sensitive uses

The key provisions of the C2Z that are relevant to the proposal have been summarised below.

Pursuant to Clause 34.02-1, the use of the land for a 'Food and drink premises' requires a planning permit if the leasable floor area exceeds 100 square metres. A planning permit is not required in this instance as the combined area of the two proposed Food and drink premises is below this threshold.

Pursuant to Clause 34.02-1 the use of the land for a shop (which is not on the same land as, a

supermarket when the use commences.ir adjoing a Road in a Road Zone) is a Section 2 use and requires planning permission. The planning permission sought related to the proposed retail/gallery on the ground

floor of the proposed building.

Pursuant to Clause 34.02-4, a planning permit is required to construct a building or construct or carry out

works.

An assessment of the relevant elements of the Commercial 2 Zone (C2Z) is provided in the planning

assessment section of the report below.

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itt GIPPS STREET

30

KALE 1:1500 (A4)

0 IS

G RZ3

Subject Site , VERE STREET

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Zone Plan 19 Down Street, Collinawood

PROJECT_01MR° 0317 0,181 00...D002-00 REV 00 DAWN MM CHKD I.R APPROV DATE 18.12.2017

Figure 12 - Zone Plan

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4.4 Overlays

The Site is subject to Schedule 11 to the Design and Development Overlay (DD011). DD011 relates to the 'Gipps Precinct', which has the following preferred future character statement:

A built form business and commercial environment which builds on the existing fine grain industrial nature of the area that allows for innovation and interest.

A vibrant and safe street environment due to an increasing amount of street oriented development, particularly on Gipps and Langridge Street.

A consistent streetscape with active street-frontages and well articulated buildings with street facades built to a height of up to 3-4 storeys. Taller built form will be set back from property boundaries and spaced to create new interest and variety in building forms

The objectives of DD011 are:

■ To recognise the Precinct as a vibrant commercial precinct with a narrow street network.

■ To provide a pedestrian friendly environment along all street frontages.

■ To ensure building design responds to the inherent industrial character of the Precinct.

■ To ensure building design will protect the amenity of existing pockets of residential development.

■ To encourage improvements to the public domain, including the provision of public open space.

■ To ensure that new development does not adversely impact on pedestrian, cycling and vehicular accessibility.

■ To ensure a high standard of architectural design.

DD011 does not specify a preferred building height or setback requirement at Clause 3.0. Rather it

specifies "development above 4 storeys should:

■ Demonstrate a high standard of architectural design

■ Minimise overshadowing of adjoining streets, public spaces or private properties

■ Be set back from along the northern side of the following streets:

— Gipps Street

— Lang ridge Street"

DD011 specifies at Clause 6.0 that an application must be accompanied by a detailed site analysis and design response explaining how the development achieves the 'Design objectives' and 'Buildings and works' provisions of this schedule. An application must also be accompanied by a traffic impact assessment plan for the site which addresses the effects of traffic generated by the proposed development, vehicular access, traffic movements and parking.

DD011 specifies at Clause 7.0 that the responsible authority must consider, as appropriate, the following

when deciding on an application:

■ The impact of traffic generated by the proposal and whether it is likely to require additional traffic management control works in the neighbourhood.

■ How the design, height and form of development responds to the preferred built form character of the Precinct.

■ How the design, height and visual bulk of building/son the site address potential negative amenity impacts on surrounding development.

■ How the proposal improves the street environment for pedestrians along street frontages.

■ The location of, and access to, parking facilities and their effect on the local road network.

An assessment of the relevant elements of Design and Development Overlay Schedule 11 is provided in the planning assessment section of the report below.

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NAPOLEON STREET

Subject Site

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Overlay Plan 19 Down Street, Collingwood pftwECr_oNGN0 0317-0483.00_D003-00 REV 00 ORM MM CHID

Figure 13 - Overlay Plan

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4.5 Particular Provisions

Clause 52.06 - Car Parking

The purpose of Clause 52.06 is:

■ To ensure the provision of an appropriate number of car parking spaces having regard to the demand

likely to be generated, the activities on the land and the nature of the locality

■ To support sustainable transport alternatives to the motor car

Pursuant to Clause 52.06-3, a planning permit is required to reduce (including reduce to zero) the number of car parking spaces required under Clause 52.06-5.

Under Clause 52.06-5, the statutory parking requirement for an Office is 3 car parks to each 100sqm of net floor area (Column B rates). For a 'Food and Drink Premises', the statutory car parking requirement is 4 to each 100sqm of net floor area. The table below illustrates the car parking rates required by the proposed development, the associated provision of car parking and any shortfall.

Size/No. Statutory Car Parking Car Parking Shortfall

Parking Rate Requirement Provision

Office (NFA) 2,398sqm 3 car parking 83 spaces to each 100sqnn of Net Floor Area (Column B)

Retail 185sqm 3.5 spaces to 6 0 6 each 100sqm of leasable floor area

Total

89 18 71

Please refer to Section 5.5 of this planning report, and the comprehensive Traffic Engineering Assessment prepared by Traffix Group for a detailed assessment of the appropriateness of these arrangements. This section also addressed the impacts of VC148 on the proposal.

Clause 52.34 - Bicycle Facilities

The purpose of Clause 52.34 is:

■ To encourage cycling as a mode of transport

■ To provide secure, accessible and convenient bicycle parking spaces and associated shower and change

facilities

Pursuant to Table 1 of Clause 52.34-5, an 'Office' is required to provide 1 bicycle park to each 300sqm of net floor area if the net floor area exceeds 1000sqm for employees and 1 bicycle park to each 1000sqm of net floor area if the net floor area exceeds 1000sqm for visitors.

A 'Retail premises' (as 'Food and drink premises' is not listed in Table 1) is required to provide 1 bicycle park to each 300sqm of leasable floor area for employees and 1 bicycle park to each 500sqm of leasable floor area for visitors.

The proposal generates the following statutory bicycle demand as demonstrated in the table below.

Use Size/No Statutory Bicycle Parking Requirement No. Bicycle spaces

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Employees Customers

Office 2,398sqm 1 space to each 300sqm of NFA if the NFA >1000sqm

1 space to each 1000sqm of NFA if the NFA > 1000sqm

8 employee

2 customer

Retail other than 185sqm 1 space per

1 space per

1 employee specified (café) 300sqm

500sqm LFA

0 customer

Total

11 Spaces

Pursuant to Table 2 of Clause 52.34-5, if five or more employee bicycle spaces are required, one shower for the first five employee bicycle spaces, plus one to each 10 employee bicycle spaces thereafter. As the proposal generates a statutory bicycle requirement of 8 spaces for employees, two showers are required.

Pursuant to Table 3 of Clause 52.34-5, one change room or direct access to a communal change room is required to each shower. The change room may be a combined shower and change room.

We note that the proposal exceeds the statutory requirement for bicycle spaces by 67 spaces in total and provides for ten wall hung spaces which are accessible for visitors.

We note that the proposal exceeds the statutory requirement for the provision of end of trip facilities by providing six showers and 84 lockers. All showers include access to a private change room.

Please refer to the Traffic Engineering Assessment and Section 5.5 of this planning report and the comprehensive Traffic Engineering Assessment prepared by Traffix Group for a detailed assessment of the appropriateness of these arrangements.

4.6 Other Planning Considerations

Plan Melbourne 2017-2050

Plan Melbourne is the Victorian Government's metropolitan planning strategy which guides the way the city grows and changes over the next 40 years. Its primary aim is to house, employ and connect more people to jobs and services closer to where they live.

In relation to the strategy set out in Plan Melbourne, we note that following objectives are relevant:

OUTCOME 1 - MELBOURNE IS A PRODUCTIVE CITY THAT ATTRACTS INVESTMENT, SUPPORTS INNOVATION AND CREATES JOBS

Melbourne has a number of competitive advantages that can create a diverse, flexible and resilient economy. These include world-class industries, a highly skilled workforce, a multicultural population, close proximity and links to the fast-growing Asian region, world-renowned liveability and tourist destinations, good transport networks, and access to productive agricultural land and earth and energy resources.

The proposal provides for a purpose designed facility for the promotion of professional services (Architecture). Professional services have been identified as a priority sector in Outcome 1 and on this basis, the proposal has high level policy support.

OUTCOME 3 - MELBOURNE HAS AN INTEGRATED TRANSPORT SYSTEM THAT CONNECTS PEOPLE TO JOBS AND SERVICES AND GOODS TO MARKET

For Melbourne to continue to be a globally connected and competitive city with strong and healthy communities and higher social and economic participation, the share of trips by public transport, as well as active transport modes such as walking and cycling, must increase.

The proposal provides for the location of jobs within an area that is well serviced by public transport infrastructure as well as being in a location which encourages active transport modes. On balance, the proposal will increase the mode share of active transport in Metropolitan Melbourne.

OUTCOME 4 - MELBOURNE IS A DISTINCTIVE AND LIVEABLE CITY WITH QUALITY DESIGN AND AMENIT

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Place-making is a conscious strategy designed to promote people's health, happiness, prosperity and wellbeing. It brings together a range of factors and disciplines, including economic development, urban design and environment, culture, community engagement, finance and governance. Place-making can apply to whole regions or individual neighbourhoods. In all cases it aims to capitalise on local assets, inspiration and potential.

The design response of the proposal is embedded in place, the design provides a strong industrial character which is in keeping with the existing context as well as Collingwood's reputation for a mixed and often 'edgy' palette of materials.

OUTCOME 6 - MELBOURNE IS A SUSTAINABLE AND RESILIENT CITY

The city's growth, in combination with climate change, is testing the resilience of Melbourne's natural and built environment, causing habitat loss and biodiversity decline, higher urban temperatures, reduced rainfall, more frequent and extreme weather events, increased consumption of resources and more waste and pollution.

The proposal will bring a sky garden and green facade to an area which is fundamentally urban. This represents a net shift towards Melbourne as a resilient city. The proposed greening will provide immeasurable environmental and ecological benefits which will be enjoyed by all those who interact with the building.

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5 PLANNING ASSESSMENT

5.1 Introduction / Overview

The planning permit application to construct a building primarily to provide for office floor space (being a permit not required use), to use the land for the purposes of a shop and for a reduction in the car parking requirements on the land at 19 Down Street Collingwood raises the following key questions:

■ Is the planning permit application consistent with planning policy?

■ Is the planning permit application consistent with the Schedule 11 to the Design and Development

Overlay?

■ Does the proposal create any unreasonable amenity outcomes?

■ Does the planning permit application provide adequate traffic, bicycle parking facilities and waste

management arrangements?

■ Does the planning permit application provide for an environmentally sustainable design?

5.2 Is the planning permit application consistent with planning policy?

It is respectfully submitted that the proposal is consistent with the various policy provisions outlined in the

Yarra Planning Scheme, including Plan Melbourne, the PPF, LPFF, MSS and having regard to both the land

use zoning and overlay provisions that affect the Site and the relevant particular provisions.

More particularly, It is noted that:

■ The Site is located within the Commercial 2 Zone, where one of the express purposes is to encourage

commercial areas for offices, appropriate manufacturing and industries, bulky goods retailing, other

retail uses, and associated business and commercial services.

■ The use and development is consistent with the zone and the emerging character of the Gipps

Precinct and the applicable DD011 (as outlined further below) as it will provide for a vibrant

commercial office development with complementary land uses on a site in the heart of the C2Z.

■ The proposal supports the office and broader economic related provisions of the PPF and LPPF of the

Yarra Planning Scheme as it:

Increases employment opportunities within an area identified for commercial growth;

Provides a new café which will service employees of the office building, as well as workers and visitors of the broader Gipps Street Precinct.

Provides ground floor activation with a shop (retail / gallery) which will allow likeminded firms to locate in the area and service the broader community.

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— Is located within close proximity of various services, facilities and open space (Clauses 11.02-1S, 19.02-6S, 21.04-3, and 21.08-5).

■ The proposal is consistent with the various PPF, LPPF and particular provisions regarding built form as

it:

— Provides for a high quality architecturally designed and site responsive building that has due regard to its context;

— Has been designed having regard to the objectives of DD011 (as outlined further below);

— Will improve safety through passive surveillance of the public realm; and

— Provides for a height and scale of built form that is generally consistent with the emerging character of the Gipps Street Precinct (Clauses 15.01-1S, 15.01-25, 15.01-55, 21.05-2-3, 21.08 and

22.10).

■ The proposal is consistent with PPF, LPPF and particular provisions regarding environmental

sustainability and transport as it:

— Provides for an innovative and energy and water efficient development that promotes alternative forms of transport— both through its location proximate to public transport and by providing significant bicycle parking and end of trip facilities (Clauses 15.02-15, 18.02-15, 18.02-4s, 21.03, 21.06, 22.16 and 22.17).

■ The proposal will foster economic growth through the provision of a significant amount of office and related retail space, as well as temporary construction related jobs and through ongoing employment opportunities associated with the food and drink premises. The proposal will contribute towards meeting the community's needs for office space and retail and will in this respect; achieve a net community benefit in relation to accessibility for existing and future residents of this proposal and surrounding sites (Clause 17).

■ This is in an appropriate location for commercial development that can capitalise on views to the CBD. The taller built form responds to the existing built form of low-rise buildings interspersed with pockets of taller buildings identified within the Yarra Planning Scheme. Clause 21.05-2 designates 5-6 storeys for strategic redevelopment sites and activity centres unless a number of benefits in a development can be achieved. It is submitted that the proposal achieves the majority of these benefits including architectural design excellence, best practice environmental sustainability objectives in design and construction and positive contribution to the enhancement of the public domain — and that the height and scale of the proposal is warranted on policy grounds (see further assessment below).

5.3 Is the planning permit application consistent with the Schedule 11 to the Design and

Development Overlay and the Site's context?

Schedule 11 to the Design and Development Overlay (DD011) sets a series of design objectives that apply across the Gipps Precinct, as well as some preferred built form outcomes.

The DD011 is a performance based provision which encourages design that engages with the street environment.

The DD011 recommends a street edge height of 3-4 storeys and that taller buildings be set back from the property boundaries and spaced to create new interest and variety in building forms.

The DD011 suggests that all buildings and works requiring a permit should meet the design objectives and design requirements of the schedule. The assessment below focuses on the specific design objectives, design requirements and built form outcomes of the DDO and outlines the proposals positive response to

these provisions.

DD011 Design Objectives

The 'Design Objectives' for the whole of the Gipps Precinct are set out at Clause 2.0 of the schedule. The following table lists the relevant 'Design Objectives' and provides a response accordingly.

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DD011 Design Objective (Clause Response 2.0)

To recognise the Precinct as a vibrant commercial precinct with a narrow street network.

To provide a pedestrian friendly environment along all street frontages.

To ensure building design responds to the inherent industrial character of the Precinct.

To ensure building design will protect the amenity of existing pockets of residential development.

To encourage improvements to the public domain, including the provision of public open space

The proposal will clearly complement and enhance the vibrancy of the precinct by providing a true commercial use and development of the Site which has been considerate of the existing relatively narrow street network, specifically in terms of both Down Street (12m wide street) and John Street (6m wide street). The scale of the street edge to these streets is consistent with the 3-4 storey street edge condition sought by the DDO. Being the first development of this nature within this precinct, and having regard to both the calibre of the architectural and landscape proposition and the proposed end user (DKO Architecture), it is respectfully submitted that the proposal will act as a significant attractor for new creative industries within this precinct and that this should weigh heavily in support of the proposal.

The proposal provides for a four storey 'podium' / street edge condition to both Down Street and John Street that is both activated and engaging.

It is of a scale that does not dominate or overwhelm the pedestrian environment.

On the ground floor the development provides a sense of scale with modulated interfaces to both John and Down Street; this is achieved by small scale retail tenancies, gallery space and the central pedestrian walkway.

Please review the ground plane elevation drawings which detail the intent for the ground floor and which seeks to ensure a positive pedestrian experience.

The proposal features a material palette that references the existing context of the site within an industrial area. In particular, the building contains light grey concrete slab, dark glass windows, metal rain chains, light grey ribbed concrete walls, and terracotta pots. These materials are of an industrial and high quality nature.

The proposal has adopted a high quality landscape green facade which plays on and lightens the inherent nature of the commercial building (and broader commercial / industrial context). It is submitted that this approach successfully balances the existing context and the future vision for the area.

There are no existing residential dwellings in close proximity to the Site. The closest dwellings within a residential zone (being the MUZ) are those located on Dight Street to the east. The rear of these properties is located over 40m from the subject site, and as such there is limited potential for any amenity impacts. Further, as demonstrated in the shadow analysis prepared by SLAB / DKO and the assessment in the below sections of this report — there is no unreasonable overshadowing of these properties even in the late afternoon (i.e. at 3pm on 22 September).

A public walkway is proposed to run through the site connecting Down Street through to John Street. In addition, the nature of the building as a creative / design hub is that it will provide a range of spaces (i.e. gallery space, shared meeting rooms, collider spaces, etc) throughout the building that will function as semi-public spaces.

Please refer to the architectural package and urban context report prepared by SLAB / DKO for further details.

The proposal represents a significant improvement in terms

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of the public domain when viewed from the street, specifically in regard to the provision of an active and engaging ground plane.

To ensure that new development does not adversely impact on pedestrian, cycling and vehicular accessibility

To ensure a high standard of architectural design.

The proposal will not negatively impact on pedestrian, cycling and vehicular accessibility. In this regard the proposal significantly reduces the extent of vehicular crossover to John Street (from three garage entries to a single car stacker entry) and removes the vehicular crossing to Down Street.

The proposal has been designed by and for architects; the building will feature as the head office for DKO Architecture, a global design practice, and will represent a landmark in this award winning firm's architectural portfolio.

The landscape design has been prepared by Sydney Design Collective and Jungelfy which are award winning landscape architects that are leading the way in this form of vertical planting and facade treatment.

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DD011 Buildings and Works Requirements

The 'Design Requirements' for the whole of the Gipps Precinct are set out at Clause 3.0 of the schedule. The following table lists the relevant 'Design Requirement' and provides a response accordingly.

DD011 Design Requirement (Clause Response

3.0)

Building heights and setbacks

Taller built form may be appropriate on larger sites able to provide adequate setbacks that respect the narrow streetscape character of the Precinct and avoid overshadowing of neighbouring properties.

Development above 4 storeys should demonstrate a high standard of architectural design

Development above 4 storeys should minimise overshadowing of adjoining streets, public spaces or private properties

The Site's interfaces, size and configuration make it a clear candidate for taller built form.

At between 10 and 12 storeys in height, the proposed building sits within the range of mid-rise scale that is emerging within this precinct, and more broadly within Collingwood.

The arrangement of height and mass within the Site respects the narrow streetscape character of the precinct.

The proposal provides for a four storey street wall / podium -successfully creating a human scale in the ground plane that does not overwhelm the public realm.

With respect to the taller built form elements, we note that both the 10 and 12 storey forms have provided for appropriate setbacks to both Down Street and John Street, maintaining a sensible relationship between the tower elements and the podium form below, resulting in an attractive composition of urban form across the site.

Importantly we note that a detailed shadow analysis has been undertaken specifically with reference to the nearest residential areas (Dight Street to the east). This study confirms that there is no unreasonable shadow impact as a result of the proposal on any nearby 'sensitive' properties. Details of this are provided in the architectural response and urban context report prepared by SLAB / DKO.

As outlined above this is s project by an award winning global architectural practice, seeking to establish their design headquarters (and a range of like-minded creative industries) within the heart of Collingwood. The proposal represents the highest standard of architectural design with respect to both the podium and the proposed tower.

It is noted that the context of the site is industrial and the proposal does not shadow any residential properties nor will it cast shadow over any significant public spaces, plazas or the like.

It is noted that the proposal will marginally increase shadowing to Wellington Street (at 9AM), John Street (at 10AM), and Down Street (at 3PM). In the context of the existing shadows and the emerging character of this precinct this is considered an entirely appropriate response.

Building Design

Development should be designed to have active and attractive frontages

The proposal has paid meticulous attention to the ground floor and its association with the frontages of the development.

As described above the frontage to Down Street and rear

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DD011 Design Requirement (Clause Response

3.0)

elevation to John Street are modulated and provide for a variety of experiences within what is a relatively narrow block. This includes active retail space, gallery space, and a proposed public laneway.

It is submitted that the proposed arrangement has thoughtfully and successfully activated its frontages.

Development should be designed to address street activity in its interface design, avoiding recessed car parking at street level

Development should be designed to be well articulated and modulated.

Development should be designed to use materials and finishes which complement adjacent development and enhance the appearance of the narrow street network

Traffic and access

For any development the number of vehicular access points to a site should be limited and where possible, consolidated and shared with adjoining sites.

For any development multiple garages in a continuous row along the street frontage will not be supported and recessed parking spaces at the ground level of buildings will be discouraged

For any development the impact of traffic and parking generated by the proposal on the local road network must be considered.

Permeability and public spaces

Any new public open space should have a street frontage.

New development should explore opportunities to create pedestrian connections and through links where the property is accessible from at least two streets.

Refer to above, the proposal augments the fine grain and visually layered experience of Collingwood's backstreets.

The proposal removes the existing crossover to Down Street, and significantly improves the existing interface to John Street.

The proposal includes an articulated facade in terms of materiality as well as actual built form. The proposal reads as a highly modulated and multifaceted building.

The proposal provides for an attractive architecturally designed building.

The use of dark colours and metal is both true to the architectural expression expounded by SLAB/DKO, and is in keeping with Collingwood its industrial land use history.

The proposal significantly reduces existing crossovers and consolidates all vehicular access to a single point via John Street.

As above. The proposal has only a single access point to a car stacker system that will sit below ground.

The proposal is supported by a Traffic Impact Assessment prepared by Traffix Group - please refer to this for further details on this matter. We note that there have been changes to the Yarra Planning Scheme with respect to car parking requirements since the introduction of VC148. These would clearly further assist in justifying the proposed reduction in car parking sought.

Notwithstanding this, it is respectfully submitted that the purpose of the DDO relates to built form character. As such the relevance of this item is one of somewhat limited scope (with the exception of how the appearance of parking infrastructure is managed).

No formal public open space will be provided as a part of this application — although it is proposed to provide for a walkway linking Down Street with John Street.

The proposal acknowledges this element of the DDO and has responded by providing a public walk way linking Down and John Street. This space has a generous width (of in the order of 4m), in part populated by landscaping, and kiosk space to assist in 'activating' this link.

Amenity

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DD011 Design Requirement (Clause Response 3.0)

The design and construction of buildings should minimise potential off-site impacts (including noise, light, odour and 24 hour traffic movements).

Landscaping

Landscaping should be considered as a means of providing attractive street frontages.

Public and private open space and other public realm areas should be appropriately landscaped.

The site is not one with a sensitive context in terms of nearby land uses. It is within the heart of the C2Z — and surrounded by commercial, warehouse and industrial land uses.

Notwithstanding this, it is not considered that the proposed office gallery and cafe will detrimentally impact on the amenity of the surrounding area and is likely an improvement over the existing uses of the site. We note that the existing context and use of the site is for industrial/ warehousing purposes.

The proposal will not generate significant traffic movements (as outlined in the Traffix report), nor will it have any unreasonable noise, light or odour emissions.

In terms of construction it is anticipated that a construction management plan would be required as a condition of permit which will detail the construction of the proposal and how any potential off-site amenity impacts will be ameliorated.

The commercial nature of the Gipps Precinct and the strategic imperatives for active frontages somewhat conflict with this design requirement.

Notwithstanding this, a comprehensive landscaping scheme to provide for the 'greening' of the facade of the building has been prepared by Sydney + Jungley Design Collective. This will deliver an exemplar of vertical landscaping and the manner in which buildings can be landscaped to create truly 'green' facades.

It is submitted that the proposal has incorporated appropriate landscaping.

5.4 Does the proposal result in any unreasonable amenity impacts?

The site is located within a Commercial 2 Zone, with no particularly sensitive interfaces (in terms of residential or other sensitive land uses), with the nearest residential properties being located some distance to the east and south-east in Dight Street.

We note that the original proposal appeared at first glance to partially shadow the properties at numbers 3 and 5 Dight Street Collingwood in the late afternoon (i.e. at 3pm).

Please see the images below which demonstrate that the rear sections of 3 and 5 Dight Street are covered and do not rely on the area to the rear of each dwelling for sunlight or access to secluded private open space.

Notwithstanding this, we note that the revised shadow diagrams prepared (for the part 10 and part 12 storey form now proposed) now demonstrate that there is no additional shadow falling over these properties at 3pm on 22 September.

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Figure 14 - Perspective image of 3 and 5 Dight Street (Source: Nearmap accessed March 2018) Figure 15 - Aerial Image of 3 and 5 Dight Street (Source Nearmap accessed March 2018)

5.5 Does the planning permit application provide adequate traffic, bicycle parking facilities

and waste management arrangements?

Traffic Engineering Assessment

A detailed Traffic Engineering Assessment has been prepared for the proposed development by Traffix Group and forms part of the application package. This report notes the following:

The Traffix Group report supports the proposed waiver of car parking requirements and concludes the following in relation to the proposed arrangements:

■ The car parking demand assessment indicates that adequate car parking is provided on-site for staff of the development, with the shortfall relating to the short-term demands of customers only (maximum of 2 car spaces),

■ The required reduction in parking under Clause 52.06-7 is supported on the following grounds:

— i) local planning policies which encourage alternate transport in preference to car based travel,

ii) the impacts on the nearby activity centre,

iii) the availability of suitable on-street car parking which demonstrate long-term car parking is not readily available within this area, assisting to shift any staff towards alternate transport modes, and

— iv) the availability of alternative transport modes.

The gazettal of Planning Scheme amendment VC148 has modified the car parking rates which apply to the proposal. The site is located within the area identified as being within the Principal Public Transport Network Area as shown on the Principal Public Transport Network Area Maps, on this basis, the car parking requirements are calculated on column B rates.

Column B of Table 1 to Clause 52.06-5 applies a requirement for 3 car parking spaces per 100sqm of office space. This is a reduction from 3.5 as described in column A of the same Clause. The revised requirements have been included in section 4.4 of this report (above).

The reductions in floor space and changes to the car parking requirements implemented by VC148 as described throughout this report have resulted in a reduction to the statutory car parking waiver initially assessed by Traffix Group. On this basis, it is submitted that the conclusion of the initial traffic assessment in relation to the appropriateness of the waiver remain valid.

In relation to the bicycle parking facilities proposed it is submitted that these are well in excess of the statutory requirements and represent an outcome with a vision of the future in terms of a modal shift to more sustainable transport modes. The Traffix Group report concludes the following in relation to the proposed bicycle parking facilities:

bicycle parking and associated end of trip facilities are provided in accordance with the requirements set out at Clause 52.34 of the Planning Scheme and the layout of bicycle parking complies with AS2890.3 - 2015,

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In addition to the above the Traffix Group report also concludes that:

■ The proposed parking layout and vehicle access arrangements accord with the requirements of the Planning Scheme, AS2890.1 -2004 (where relevant) and current practice

■ Loading can be undertaken on -street in the nearby area given the availability of suitable onstreet

parking,

■ Waste collection can be undertaken on -street via a private contractor which is acceptable from a traffic

engineering perspective

■ The level of traffic generated as a result of this proposal can be accommodated as required by the nearby

road network and There are no traffic engineering reasons why a planning permit for the proposed commercial development at 19 Down Street, Collingwood, should be refused, subject to appropriate conditions The gazettal of Planning Scheme amendment VC148 has not modified the bicycle parking rates which apply to the proposal. On this basis, we understand the rates included in the assessment above to still

apply.

On the basis of the above it is respectfully submitted that the proposed traffic, parking, bicycle and waste management arrangements are appropriate.

Waste Management Plan

A Waste Management Plan (WMP) has been prepared for the proposed development by Leigh Design and details the following strategy:

■ The operator, as defined below, shall be responsible for managing the waste system, and for developing and implementing adequate safe operating procedures.

■ Waste shall be stored within the development (hidden from external view).

■ Users shall sort their waste, and dispose garbage and recyclables into collection bins.

■ Waste shall be collected on John Street. The collection contractor shall transfer bins between the waste area

and the truck.

■ A private contractor shall provide waste collection services.

It is respectfully submitted that this is an adequate waste management strategy and fulfills City of Yarra's

requirements.

5.6 Does the planning permit application provide for an environmentally sustainable design?

A Sustainability Management Plan (SMP) has been prepared for the proposed development by WGE and forms part of the application package.

This report provides a detailed assessment and overview of key sustainability matters including indoor environment quality, energy and water efficiency, stormwater management, building materials, transport, waste management, urban ecology, innovation and construction and building management.

This report notes (inter alia):

■ The proposal is within the 'best practice' range in an assessment against BESS with a score of +55%

■ BESS requires a project to achieve a minimum score of 50% within 4 categories, the SMP submitted with this application demonstrates a score of more than 50% in the following categories Water, Energy,

Stormwater and IEQ.

■ Demonstrated that the recommended devices exceed the required best practice water quality performance objectives by incorporating Water Sensitive Urban Design into the proposed stormwater drainage system for Total Suspended Solids, Total Phosphorous, Total Nitrogen and Gross Pollutants.

It is respectfully submitted that this is an adequate Sustainability Management Strategy and fulfills City of Yarra's requirements with regard to Clause 21.07 (Environmental Sustainability), 22.16 (Stormwater Management (Water Sensitive Urban Design) and 22.17 (Environmentally Sustainable Development).

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6 CONCLUSION

This report describes the proposed development of a new commercial office building at 19 Down Street, Collingwood.

The proposal will accommodate new offices for the award winning architectural practice, DKO Architecture, as well as a range of other creative industries - creating a 'design hub' within the heart of Collingwood.

As outlined above the application is consistent with the purpose of the Commercial 2 Zone, Schedule 11 to the Design and Development Overlay, and relevant State and Local Planning Policies of the Yarra Planning Scheme.

The proposal is an exemplar of architectural excellence in terms of design, landscaping, and sustainability, and will establish a higher built form whilst respecting and enhancing the valued industrial characteristics of the Gipps Precinct.

The proposal will also contribute positively to the immediate public realm and streetscape and the wider Collingwood area.

Having regard to the above, we would not hesitate in commending this application to the Council, and would respectfully request that the Council issue a planning permit for the proposed development.

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