SJB Planning

4.0 The Proposed DevelopmentThe revised development proposal for the subject site is for a podium tower typology measuring 20 storeyshigh. In summary the development proposal consists of 157 one, two and three-bedroom dwellings, 113 carparking spaces, 3 motorcycle parking spaces, 183 bicycle parking spaces, retail tenancies at ground leveland commercial premises in the podium. Specifically:Basement levelA one level basement contains 35 car parking spaces (30 spaces are located in 15 double storey stackers),113 storage cages, 111 bicycle parking spaces and building services.Ground levelThis level provides car access from Munro Street to the basement and podium levels. Five ground level retailtenancies (ranging in area from 126sqm to 198sqm) are proposed to Munro Street, the new laneway and toNormanby Road. The residential entrance to the building is located at the Normanby Road end of the newlaneway which also provides pedestrian access through to Munro Street. Adjacent to this is lift and stairaccess to commercial floor space located in the podium. An additional lift and stair access to commercialfloor space in the podium is located at the west end of the Munro Street frontage. Various building serviceareas are located centrally along with the lift core and stairwell. A waste room (measuring approximately57sqm in area) is accessed from the car park area as are the loading bay and various building service areas.Twenty-eight storage cages are proposed at ground level.Canopies for weather protection are proposed to the laneway and along Normanby Road and Munro Street.These are proposed for weather protection and to ameliorate some wind effects.Upper Ground levelThis is a mezzanine level providing 10 car parking spaces and 18 storage cages. A bicycle rack is providedover each car parking space.Level 1, 2 and 3These podium levels are all sleeved with commercial tenancies fronting Normanby Road, Munro Street andthe new laneway ranging from 357sqm to 652sqm in area.Twenty-six car parking spaces are located within Level 1. Four of these car parking spaces are dedicated tocar sharing and two are provided with car charging.Twenty car spaces are provided with bicycle racks. Twenty-six car parking spaces with over bonnet bicycleracks are located on Level 2. Level 3 contains 16 car parking spaces with bicycle racks above.Level 4Level 4 is the top of the podium and is proposed to contain the communal amenities for the occupiers of thebuilding. This includes a gymnasium and yoga area, conference room and family lounge and various outdoorintimate landscaped areas. A commercial roof services plant area is proposed at this level. Given itsproximity to communal amenities and outdoor areas, the plant is proposed to be visually and acousticallyenclosed. Also located at this level to the rear with a northerly aspect and fronting Munro Street are threedwellings with private terrace areas.11/24Planning Submission

Level 5 – 8These levels provide the lower residential tower component of the development. Floor layout is shown ondrawing no.SO3 A03.04 as Typical Tower Plan (Level 5 to 8). Eleven dwellings per level consist of 1, 2 and3-bedroom dwellings all accessed via the centrally located lift and stairwell. All dwellings have access to aprivate balcony ranging in size from 8sqm to 13.2sqm. The tower is set back from all site boundaries by aminimum of 5 metres.Level 9-19These levels provide the upper residential tower component of the development. Floor layout is shown ondrawing no. S03 A03.04 as Typical Tower Plan (Level 9-19). Ten dwellings per level consist of 1, 2 and 3bedrooms and all accessed via a centrally located lift and stairwell. All dwellings have access to a privatebalcony ranging in size from 8sqm to 13.2sqm. The tower is setback from all site boundaries by a minimumof 5 metres.554167R003Heating and cooling equipment is proposed to be located at roof level so that balconies can be devoid ofthese units.12/24SJB PlanningSJB Planning Pty Ltd ACN 007 427 554

5.0 Relevant Planning Controls5.1Strategic ContextThe current planning controls were introduced by Amendment GC81 to the Port Phillip Planning Scheme inOctober 2018. These controls are supported by the Fishermans Bend Framework – a long term strategicplan for the development of the area. The Framework and planning controls replace the StrategicFramework Plan and interim guidelines introduced in November 2016 and provides for:····A long-term plan extending to 2050;A guide for the preparation and consideration of planning permit applications;Clear strategic directions to guide public and private investment;A plan that will assist in the realisation of the Vision.The Vision for Fishermans Bend is:“A thriving place that is a leading example for environmental sustainability, liveability, connectivity, diversityand innovation”.Fishermans Bend is divided into five linked precincts – Montague, Lorimer, Sandridge, Wirraway and theEmployment Precinct. The subject site is located in the Montague Precinct.Figure 6: Fishermans Bend precincts (Fishermans Bend Framework)13/24Planning Submission

There are clear aspirations for each precinct including built form and land use priorities. The Vision for theMontague Precinct is:“A diverse and well-connected mixed-use precinct celebrating its significant cultural and built heritage andnetwork of gritty streets and laneways.”The Framework identifies two distinct neighbourhoods within the Montague Precinct which are dissected bythe existing Route 109 tram line. The subject site is located within Montague North where new developmentis “centred on the transformation of Normanby Road into an active street that is attractively landscaped,pedestrian friendly and provides a key cycling connection through the precinct.” Also, “all streets will befronted by well-designed buildings with shops and businesses at ground level and a high-quality pedestrianenvironment.”The Framework is structured around eight sustainability goals:········A connected and liveable community;A prosperous community;An inclusive and healthy community;A climate resilient community;A water sensitive community;A biodiverse community;A low carbon community; andA low waste community.The planning controls introduced by Amendment CG81 in October aim to realise the objectives andstrategies of the Framework. The Framework states:Key elements of the planning controls include:··········the introduction of a Dwelling Density Ratioa Social Housing Uplift scheme to deliver social housingheight controlsovershadowing controls to protect public open spacebuilding setback controlsrevised car parking controls and ratesencouragement of dwelling diversity and a range of building typeswater storage and reuse across buildingsrequirement for all new buildings to meet a minimum 4 Star Green Star rating and large-scalebuildings to meet a 5 Star Green Star ratingrecognition of the role of existing industry in Fishermans Bend, while balancing the needs of futureresidentsIn addition, the Framework includes key policy initiatives such as:··554167R003·delivery of six per cent affordable housingdelivery of public open space, major roads, and community infrastructure through an InfrastructureContributions Planminimum employment floor space in designated core areas14/24SJB PlanningSJB Planning Pty Ltd ACN 007 427 554

5.2Planning ControlsThe planning controls currently affecting the site are summarised below:Local Planning PolicyA new local policy for Fishermans Bend has been introduced at Clause 22.15 – Fishermans Bend UrbanRenewal Area Policy. This policy implements the Vision set out in the Fishermans Bend FrameworkSeptember 2018 and applies to all land in the Capital City Zone - Schedule 1 or the Design and DevelopmentOverlay Schedules 30, 32 and 33.Clause 22.15-4.1 Employment Floor AreaDevelopment in a Core Area should provide floor area for employment generating uses. The preferredminimum plot ratio set out for floor area not used for Dwelling in the Montague Precinct is 1.6:1.Clause 22.15-4.2 Community and DiversityTo encourage diversity in dwelling types and adaptable floor plates proposals of more than 100 dwellingsshould provide 25% three-bedroom dwellings.Clause 22.15-4.3 Affordable HousingIt is policy to assess proposals against the following:-Provision of employment generating uses with a minimum plot ratio of 1.6:1 (minimum floor arearatio not used for Dwelling (in Core Areas) in Montague;Proposals of more than 100 dwellings should provide 25% as three-bedroom dwellings;Development should provide at least 6% of dwellings as Affordable Housing unless:o Built form on the site makes it impractical to do soo Provision of less than the minimum amount will still meet the affordable housing objectivesof the policyo Demonstration that meeting the Affordable Housing objectives in the policy would renderthe proposal unviable.It is policy to encourage development to provide Social Housing (in addition to Affordable Housing) byallowing a Social Housing uplift (an equivalent of 8 additional private dwellings for each Social Housing unitprovided).Clause 22.15-4.4 – Design excellenceTo encourage varied built form, pedestrian scale environments and high-quality public realms.Clause 22.15-4.5 – Climate adept, water sensitive, low carbon, low waste community.Encourages proposals to be energy efficient, consider rising sea levels, flooding, water recycling andmanagement and waste management.Clause 22.15-4.6 – Communal Open SpacesEncourages proposals to provide quality private and communal open spaces to supplement the public openspace network.Clause 22.15-4.7 – LandscapingEncourages development proposals to provide landscaping in all areas of open space including public openspace, communal open space and private open space.Clause 22.15-4.8 – New Street, Laneways and Pedestrian ConnectionsWhere proposed new laneways and pedestrian connections should be designed to enable views throughstreet blocks; have active frontages, be open to the sky and allow for canopy tree planting.15/24Planning Submission

Clause 22.15-4.9 – Sustainable TransportProposed development should not compromise the delivery of future public transport options; should providefor easy access and priority to bicycle and pedestrian movements; encourage developments to provide lessthan preferred maximum car park spaces and encourage developments to provide for the future conversionof car parking to alternative uses.ZoneThe site is located in Schedule 1 to the Capital City Zone – Fishermans Bend Urban Renewal Area in the PortPhillip Planning Scheme.Subject siteThe purpose of CCZ1 is:-To create a thriving urban renewal area that is a leading example for design excellence,environmental sustainability, liveability, connectivity, diversity and innovation.To create a highly liveable mixed-use area where the scale of growth is aligned with the provision ofpublic transport and other infrastructure.To create a world leading sustainable urban renewal area that incorporates best practice sustainabledesign into all developments and supports sustainable transport patterns.To provide public benefit in the form of Social housing where development exceeds the nominatedDwelling density.To support the continued operation of strategically important existing uses and existing industrialuses that provide services to the construction industry, and ensure new development includesmeasures to mitigate potential amenity impacts from those industrial uses.Map 1: Montague Urban Structure in the zone provisions places the subject site in a Core Area with aPrimary Active frontage (80% permeability) along Normanby Road. A 9m wide laneway is also indicatedalong the south west boundary of the site with a secondary type active frontage (60% permeability) proposedalong the new lane.554167R003Use of land must be generally in accordance with the Maps in the Schedule. A dwelling is a Section 1 useprovided it is not located in a non-Core Area, located in an Amenity Buffer (Map 4), must not be locatedwithin 450m of the South Melbourne to Brooklyn or Dandenong to West Melbourne pipeline (Map 5) andmust not be within 100mof the Port Melbourne to Symex Holdings pipeline (Map 5).Office and Retail uses are also Section 1 uses subject to similar buffer distances as a dwelling. A retail usemust not exceed 1000sqm of gross leasable floor area and be located in a Core Area.Dwelling densityUse and buildings and works of the land for a dwelling must not exceed a dwelling density of 450 dwellingsper hectare in the Core Area for the Montague Precinct unless otherwise agreed with the Responsible16/24SJB PlanningSJB Planning Pty Ltd ACN 007 427 554

Authority. The agreement would require the landowner to provide at least one Social Housing dwelling forevery eight dwellings above the number of dwellings specified in the density.The Terms of Reference for the Standing Advisory Committee considering site specific developmentproposals exempts development proposals from the dwelling density requirement set out in the planningcontrols introduced by Amendment GC81 (see 5.3 below).Affordable HousingA report that addresses how a development proposal contributes to Affordable Housing (including SocialHousing) objectives and targets of the Fishermans Bend Urban Renewal Local Policy is required to besubmitted with an application.OverlaysClause 43.02 - Schedule 30 to the Design and Development Overlay (DDO30) - Fishermans Bend Montague Precinct applies to the site.Subject siteThe relevant design objectives include:-To create a thriving urban renewal area that is a leading example for design excellence,environmental sustainability, liveability, connectivity, diversity and innovation.To ensure, in Montague North, a mix of mid and high-rise scales with hybrid and podium– towertypologies.To ensure built form protects where possible, sunlight penetration to key open space, spines andother identified public open spaces, streets and laneways, and facilitates comfortable windconditions, to deliver a high-quality public realm.To encourage adaptable floorspace to facilitate a reduction in car dependence and an increase incommercial floor space over time.The subject site is located in the M1 area for a building typology identified as Hybrid (predominantly mid-rise).The preferred precinct character is identified as:Mid to high-rise developments. On larger sites, a hybrid of perimeter blocks with slender towers that createfast moving shadows and minimise the perception of visual bulk when viewed from streets.The subject site is located in a Building Height area where 68m (20 storeys) is specified.Preferred and maximum street wall heights for new development is based on existing and proposed roadwidths. For the subject site the preferred street wall height is at least 4 storeys and the maximum is 6 storeysfor all street frontages.17/24Planning Submission

Preferred setbacks above the street wall for the subject site is 10 metres with a minimum of 5 metres. Rearand side boundary setbacks where any part of the building below the maximum street wall height is built onthe boundary are preferred at a minimum of 5 metres.In terms of built form outcomes wind effects on the public realm that maintain a safe and pleasant pedestrianenvironment on footpaths and other public spaces for walking, sitting and standing are encouraged.Buildings that provide for the future conversion of parts of buildings accommodating non-employment usesto employment uses are encouraged.A primary active street frontage (80% permeability) and a new laneway 9m wide is specified.Clause 45.03 – Environmental Audit Overlay (EAO) applies to the site.Subject siteClause 45.10 - Infrastructure Contributions Overlay Schedule (ICO1) – Fishermans Bend InfrastructureContributions Plan applies to the site.554167R003Subject siteClause 45.09 – Schedule 1 to the Parking Overlay (PO1) – Fishermans Bend Urban Renewal Area applies tothe site. The objectives of the PO1 are:-To identify appropriate car parking rates for various uses in the Fishermans Bend Urban RenewalArea.18/24SJB PlanningSJB Planning Pty Ltd ACN 007 427 554

-To provide for the future adaptation of car parking to other uses and innovations in transporttechnology.To encourage alternative forms of parking to be provided including car share and consolidatedprecinct based parking.The maximum car parking spaces required for a dwelling is 0.5 car space to each 1- or 2-bedroom dwelling;1 car space to each 3-bedroom dwelling; for an office it is 1 car space to each 100sqm of gross floor areaand to a retail or restricted retail premises 1 car space to each 100sqm of gross floor area.Subject site5.3Advisory Committee – Terms of ReferenceLand subject to permit applications called in by the Minister for Planning prior to the introduction of planningcontrols introduced by Amendment GC81 will be considered by the Advisory Committee. The AdvisoryCommittee will consider applications referred to them within specific terms of reference. These applicationswill be considered subject to the applications:a) Responding to local policy;b) Meeting the requirements of the DDO, the PO and the CCZ other thani)ii)iii)The dwelling density requirement;The requirement to be generally in accordance with the Fishermans Bend Framework(September 2018); andThe permit condition requirement to enter a section 173 agreement to provide a new roador laneway; andc) Making appropriate development contributions.Proponents will be encouraged but not required to propose developments to generally be in accordance withthe Fishermans Bends Framework, to provide new roads and laneways and to prepare a site-specificplanning control which responds to the new planning controls as set out in a), b) and c) above.19/24Planning Submission

6.0 Consideration of the proposed developmentThe revised development proposal responds to local policy and demonstrates compliance with the objectivesand requirements of the CCZ, DDO and the PO for Fishermans Bend in line with the terms of reference forthe Advisory Committee as follows:6.1Fishermans Bend Urban Renewal Area Policy6.1.1 Employment Floor areaRetail and commercial tenancies are proposed at ground level and in the podium. A total of 3250sqm ofemployment generating floor area is proposed. This equates to a plot ratio of approximately 1.6:1.6.1.2 Affordable HousingDevelopment should provide for at least 6% affordable housing dwellings. In assessing affordable housingdevelopment proposals should also provide (in developments of more than 100 dwellings) 25% threebedroom dwellings. The development proposal provides for 25% three-bedroom dwellings.As required by the new planning controls introduced by Amendment GC81, a report that addresses how adevelopment proposal contributes to Affordable Housing (including Social Housing) objectives and targets ofthe Fishermans Bend Urban Renewal Local Policy is required to be submitted with an application. Newdevelopment proposals will be assessed against the following criteria:·Development should provide at least six per cent of dwellings permitted under the dwelling densityrequirements in the Capital City Zone (excluding any Social housing uplift dwellings) as Affordablehousing, unless, any of the following apply:o The built form envelope available on the site makes it impractical to do so.o It can be demonstrated that the development will contribute to the Affordable housingobjectives of this policy while providing less than the minimum amount.o It can be demonstrated that meeting the Affordable housing objectives of this policy wouldrender the proposed development economically unviable.·Affordable housing should:o Be a mix of one, two and three bedrooms that reflects the overall dwelling composition ofthe building.o Have internal layouts identical to other comparable dwellings in the building.o Be externally indistinguishable from other dwellings.Please see the enclosed report: Financial Analysis: The Impact on Project Viability of an Affordable HousingContribution prepared by Urban Enterprise for the client. The aim of the report is to assess the viability of the554167R003development and the extent to which the viability is impacted if affordable housing (as identified) is provided.The conclusions of the report are based on one of two potential affordable housing scenarios (page 1 of thereport). Scenario 2 is assumed for the basis of the assessment, that is, 2% of “affordable housing is “gifted”and the assumptions and that the provision would comprise 3 x one bedroom, one-bathroom dwellings ofthe 157 dwellings proposed.Based on a cash flow analysis predicated by the above assumptions, the report concludes that given thep

Adjacent to this is lift and stair access to commercial floor space located in the podium. An additional lift and stair access to commercial floor space in the podium is located at the west end of the Munro Street frontage. Various building service areas are located centrally along with the lift