Sandridge Precinct Urban Design Report. Fishermans Bend Planning Review Panel April 2018

Transcription

1 Sandridge Precinct Urban Design Report Fishermans Bend Planning Review Panel April 18

2 Published by: City of Port Phillip Private Bag No 3 PO St Kilda Victoria 3182 City of Port Phillip, March 18 All rights reserved. This publication is protected by copyright. Apart from any fair dealing for the purposes of private study, research, criticism or review, or otherwise permitted under Part III of the Copyright Act 1968, no part of these materials may be reproduced by any process without written permission from the City of Port Phillip. 2 Fishermans Bend Urban Design Report

3 Contents 1.0 Introduction Summary of recommendations for Sandridge Council s Vision for Sandridge... 6 Key moves... 6 Refined preferred character and typologies Proposed Structural Changes Changes to the street network...13 Changes to laneways...18 New Civic Square and Sandridge Art and Cultural Hub...24 New public open space in Sandridge North...34 Sandridge Health and Wellbeing Hub, Education and Community Hub and Sport and Recreation Hub...48 Defining active frontages and a Core Retail Area...50 Urban Structure Appendices Appendix 1. Built form modelling assumptions...76 Appendix 2. Overshadowing diagrams - Civic Square...78 Appendix 3. Overshadowing diagrams - Sandridge North Park...80 Appendix 4. FAR/FAU Testing Building heights, typologies and street walls Reinforcing the primacy of Fennell/Plummer Street and Bertie Street through a strong street edge...56 Ensuring building heights and typologies reinforce the Sandridge Core Area...58 Fishermans Bend Urban Design Report 3

4 1.0 Introduction This report focusses on Sandridge, identified in the September 16 Endorsed Vision as the retail and commercial centre of Fishermans Bend. Council considers Sandridge has the potential to become a prominent new regional and civic centre in Melbourne with taller buildings and a new metro station at its heart while providing a diverse range of housing, open space and community facilities. This report is one of four Urban Design Reports prepared by Council to inform its submission to the Planning Review Panel: Fishermans Bend Planning Review Panel Urban Design Report (Overarching) Montague Precinct Urban Design Report Sandridge Precinct Urban Design Report Wirraway Precinct Urban Design Report This report has been prepared by City of Port Phillip officers. It is consistent with and supplements Council s adopted submission of 13 December 17, however the report itself has not been specifically endorsed by Council. As a result, references to the Council throughout relate to the view of the City of Port Phillip rather than expressly an endorsed, specific view of the Port Phillip City Council. The report documents and tests the refinements Council is seeking to the draft Framework and planning controls to better define the future character of Fishermans Bend and its precincts, enhance liveability, encourage diverse building typologies and enhance the operation of the planning controls which implement it. 3D Modelling methodology and assumptions To inform its position, Council has prepared two built form models based on different scenarios. They were prepared between October 17 and March Design and Development Overlay (DDO) Model The first is a model based on the draft Framework and proposed planning controls. This model is referred to as the DDO model. It is a basic extrusion of the building envelopes of the draft Framework and proposed planning controls. Floorplate assumptions were also applied to create realistic building envelopes (see Appendix 1). 2. Council s Preferred Outcome model The second model is based on Council s preferred outcomes. This model encapsulates and tests the outcomes and changes requested in Council s endorsed submission, including changes to public open space, community infrastructure and laneways which would then inform changes to the planning controls/policy. It is also a basic extrusion model, and uses floorplate assumptions to create realistic building envelopes (see Appendix 1). Section 1.3 of Fishermans Bend Planning Review Panel Urban Design Report (City of Port Phillip, April 18) outlines the differences between Council s models and other 3D models, a summary of the methodology, case study selection, assumptions and limitations. The Council models illustrate the maximum achievable building envelopes up to the discretionary height limit, assuming FAR and FAU. Bordeaux Green Tram Tracks 4 Fishermans Bend Urban Design Report

5 Credit? Liberty Place, Sydney CBD (Developer: Grocon, Project Creator: Francis-Jones Morehen Thorp Photo Credit : John Gollings Andrew Chung Artist s impression of News Corp s proposal for Millennium Square, Bowen Hills (Source: News Corp Australia. brisbanedevelopment.com/news-corp-australia-to-unveil-2-billion-millennium-square-precinct/) Central Park Sydney, Credit?? Alibaba Headquarters, Hangzhou, China by Hassell Architects (Photo: Peter Bennetts, alibaba-headquarters/) 9 Shuter Street, Moonee Ponds (Architect: Jackson Clements Burrows. Photo: Cloudburst Boulevard in Copenhagen by Ramboll and SLA (Source: Ramboll) Fishermans Bend Urban Design Report 5

6 2.0 Council s vision for Sandridge The endorsed vision for Sandridge as One of Melbourne s premium office and commercial centres, balanced with diverse housing and retail is strongly supported. However a more detailed understanding of Sandridge is needed to assess the whether the proposed planning controls achieve the vision, preferred character and built form typologies for Sandridge. Key Moves Council s key moves build on and refine the endorsed vision and draft Framework. They identify the key elements of Sandridge in more detail and describe how they fit together. They also describe how Sandridge and its sub-precincts might look, feel and function in the future. Council s key moves for Sandridge are (see Figure 1): Intensive development focussed around the Metro station creating the commercial and civic centre of Fishermans Bend, supported by higher order retail activity, community hubs and residential apartments. A high rise scale and CBD feel in the Core Retail Area focussed on Fennell and Bertie Streets. Plummer / Fennell Street becomes the key east-west civic boulevard with active frontages, wider footpaths, protected bike lanes and a new east-west tram route. A new network of north south laneways which maximise solar access and accommodate major office floorplates. An integrated approach to public open space and community facilities that cater for residents, families and workers: -- A landmark Art and Cultural Hub co-located with an expanded urban plaza on the north-west corner of Plummer Street and Bridge Street -- A Sport and Recreation Hub and Education and Community Hub (P-12 combined primary and secondary school) integrated with an expanded North Port Oval -- A Health and Well-being Hub on the south-west corner of Bertie Street and the extension of Woolboard Road opposite the proposed new Sandridge North Park. -- A large new urban plaza (with landmark Metro station entrance) on the south-west corner of Bertie and Plummer Street in the heart of the Sandridge Core Area -- Green links along Bertie Street connecting North Port Oval and Council s proposed large new urban plaza, and along Woolboard Road and Woodruff Streets connecting Sandridge to Wirraway. Outside of the Core Retail Area: -- Potential for more campus style mid-rise offices along the Freeway suited to tertiary education and health uses. -- Predominantly mid-rise buildings elsewhere. -- Development along Williamstown Road responds to its interface with established low-rise residential areas Vehicle, cycling and pedestrian bridge connections from Sandridge into Lorimer and the Employment Precinct over the West Gate Freeway from Bertie and Graham Streets. Key differences between the draft Framework and Port Phillip s vision for Sandridge: A defined Core Retail Area within the wider Core Area New large public open space in the north of Sandridge Creation of a distinct transition between Sandridge and Wirraway Strengthening of the Core Area with lower building heights in Non-Core Areas Defined locations for civic buildings and Community Hubs New laneway layout to facilitate more permeability and developable sites. Additional street in Sandridge Core Area to break up large impermeable blocks. 6 Fishermans Bend Urban Design Report

7 WURUNDJERI WAY RNER ST. BOLT E ONRAMP PS UMMER ST PLUMMER ST SS Sandridge West A mix of mid-rise and mixed use development, stepping down towards Wirraway to create a clear differentiation between the Core Area of Sandridge and the Core Area of Wirraway in the skyline. PORT MELBOURNE A+C EXT. Figure 1. Sandridge Key Moves H+W Landmark Civic Building and Civic Plaza A landmark Art and Cultural Hub with library, art gallery & youth space co-located with a Civic Plaza forms the key civic building in Sandridge, at the northern corner of Bridge Street and Plummer Street. PS SS S+R Fennell / Plummer Street Boulevard Designed to give priority to pedestrians, bicycles and the tram. Widened footpaths with hard landscaping and grand boulevard feel with Bordeaux style tram tracks (green). BAY ST North Port Oval expansion and Community Hub Combined Sport and Recreation Hub and Education and Community Hubs adjacent to and integrated with the expanded North Port Oval. The extension to include new rectangular outdoor sports fields interspersed with treed passive recreation areas and water in the landscape. Campus development Potential for more campus style mid-rise offices along the Freeway suited to tertiary education and S+Rhealth MONTAGUE uses. Sandridge North Park A large new public open space in the north of Sandridge, providing a bookend to Bertie Street in the north with North Port Oval in the south. Sandridge Commercial and Retail Centre (Fennell Street and Bertie Street) A+C GLADSTONE ST PICKLES ST BUCKHURST ST Intensive development focussed in a defined Core Retail Area around the Metro station, creating the commercial and civic centre of Fishermans Bend, supported by higher order retail activity, community hubs and residential apartments. THISTLETHWAITE ST High rise scale and CBD feel with retention/integration of existing character buildings. Fennell and Bertie Streets form the main street-based retail streets, with an option for a larger format/ anchor retail development such as Emporium in the Melbourne CBD. ALBERT Sandridge South MONTAGUE Art and Cultural Hub Education and Community Hub PS (PS = Primary School, SS = Secondary School Sports and Recreation Hub Health and Wellbeing Hub KERR ST CITY RD Key public open space Linear park Core Retail Area Sandridge Central Sandridge West Sandridge North FERRARS ST WHITEMAN ST FERRARS ST CECIL ST Landmark building Key boulevard Key pedestrian/cyclist connection Proposed tram line Bridge Proposed Metro Station box Proposed Metro Station entry Potential Metro Station entry within a building Fishermans Bend Urban Design Report 7

8 EMPLOYMENT PRECINCT WURUND TURNER ST. Refined preferred character and typologies The preferred character statements provide important detail in terms of identifying typologies and character sought in specific parts of Sandridge. However as outlined in Council s Overarching Urban Design Report they could be enhanced to play a stronger role in describing the outcomes / character sought. Council considers that these statements are more akin to WIRRAWAY built form outcomes typically found in a DDO schedule and could be strengthened OPEN SPACE through their inclusion in a precinct-specific DDO. WOOLBOARD RD To reflect Council s vision for Sandridge, a number of changes are recommended see Figure 2, Figure 3 and Table 1 (track-changes shown - additions in blue, deletions in red). THACKRAY RD BOLTE BRIDGE ONRAMP S1 S2 PLUMMER ST PLUMMER ST EXT. S4 S3 S5 WEST MONTAGU GLADSTONE ST BUCKH OHASKY ST E TARVER ST RECOMMENDATION 1: Amend sub-precincts and preferred character statements as per Figure 2 and Table 1 and move from Clause to DDO30. SMITH ST SALMON ST S1 southern boundary revised to align with proposed changes to Core/Non-Core Areas. Precinct boundary Sub-precinct Figure 2. Changes to Sandridge sub-precincts proposed by Council PORT MELBOURNE BAY ST 8 Fishermans Bend Urban Design Report PICKLES ST

9 Area Area S1 - Sandridge North Area S2 - Sandridge West Preferred character Mid-rise scaled development including hybrid developments, of mid-rise perimeter and tower developments with potential for larger commercial uses, including blocks and campus style developments to provide for larger commercial uses. Building heights are lower than the Sandridge Core Area to the south. Buildings may be built sheer to the street to their maximum height (12 storeys) while ensuring the facades of buildings are interesting to pedestrians and do not overwhelm the public realm. Large buildings are broken up by laneways, courtyards, forecourts, public plazas and public open space. Hybrid developments of mid-rise perimeter blocks and tower developments Mid-rise scale hybrids and block developments (including perimeter and courtyard developments) provide a transition from Sandridge to Wirraway and reinforces the higher Sandridge Core to the east.. Landscaped spaces at ground level around buildings through the provision of lanes / through block links, plazas, courtyards and communal open space. Activation of Plummer Street through a diversity of fine grain street frontages nominally 4-10 metres wide. Campus style development. The Edge, Amsterdam. Developer: OVG Real Estate, PLP Architecture, Deerns, G&S Bouw (Photographer: Ronald Tilleman, Table 1. Changes to preferred character statements proposed by Council Gipps Street, Collingwood by Hayball. (Source: projects/gipps-street/) Fishermans Bend Urban Design Report 9

10 Area Area S3 - Sandridge Central Preferred character A range of mid-rise and high-rise tower developments, including provision of towers with large floorplates to support significant scale of commercial development. Location of the tallest buildings in Sandridge. Active retail frontages at street level along Fennell and Bertie Streets with Secondary Active Frontages to other streets in the Core Retail Area. A strong 8 storey street edge along Fennell / Plummer Street and Bertie Street, with 6 storeys on other streets. Adequate separation between towers to achieve sunlight access to streets, avoid a canyon effect, and provide the opportunity for a high level of internal amenity for occupants of adjacent towers. Buildings with a wide street frontage are broken into smaller vertical sections to create a fine grained streetscape. Buildings to be built to the street frontage at ground level, unless a front setback creates a publicly accessible open space with a high standard of amenity or provides high quality public benefit. Retention and adaptive reuse of heritage and character buildings. A landmark building abutting the civic spaces on the north-west corner of Plummer and Bridge Streets and the triangle of land bound by Ingles, Fennell and the West Gate Freeway. Provision of urban courtyard spaces with laneways within new developments to provide a network of public and private open spaces to support the higher densities of activity. Activation of Fennell Street through a diversity of fine-grain street frontages nominally 4-10 metres wide. Activation of all other street through a diversity of fine-grain frontages nominally 6-15 metres wide. Activation of new north-south laneways through a diversity of fine-grain street frontages, nominally 4-8 metres wide. Heritage adaptive re-use with podium tower typology. Melbourne Village, 83 Batman Street, West Melbourne (Image: Asian Pacific Group) Table 1 (continued). Changes to preferred character statements proposed by Council 10 Fishermans Bend Urban Design Report Mid-rise podium tower typology Clarendon Street, East Melbourne (Planning Image: STH / John Wardle, projects/melbourne/ clarendon-street-east-melbourne

11 Area Area S4 - Sandridge South Area S5 - Sandridge East Preferred character Development along Williamstown Road responds to its interface with established low-rise residential areas. Elsewhere, generally a low-mid rise scale of development with opportunities for additional upper levels that are visually recessive from the street and North Port Oval and do not result in podium-tower forms. A range of building typologies including adaptive reuse of heritage / character buildings, row and block developments (such as courtyard and perimeter block developments). A variety of street wall heights between 4 and 8 storeys to contribute to architectural diversity within the street and provide opportunities for portions of the street to receive greater levels of sunlight access throughout the day. Buildings along Williamstown Road are setback from the street to create small landscaped front gardens and amenity for occupants. Mid to high rise up to 24 storeys with a range of typologies including hybrid developments, of mid -rise perimeter block developments (including perimeter and courtyard developments) and tower developments to ensure buildings create a differentiation in heights to the Sandridge Core. Slender towers located to minimise overshadowing impacts on streets and linear parks. A variety of street wall heights between 4 and 8 storeys to contribute to architectural diversity within the street and provide opportunities for portions of the street to receive greater levels of sunlight access throughout the day. Landscaped spaces at ground level around buildings through the provision of lanes / through block links, plazas, courtyards and communal open space. Provision of private and communal open space with good access to sunlight to provide high levels of amenity for residents and workers. Buildings provide an appropriate interface to lower scale development on the western side of Boundary Street. Adaptive re-use of low-rise heritage buildings with mid-rise perimeter / courtyard block built form to the rear. The heritage J.Gadsten building, West Melbourne by John Wardle Architects (Source: future-projects/new-melbourne-projects-take-shape/) Table 1 (continued). Changes to preferred character statements proposed by Council Mid-rise development. 424 Malvern Road, Prahran by John Wardle Architects (Source: Fishermans Bend Urban Design Report 11

12 EMPLOYMENT PRECINCT WURUNDJERI WAY TURNER ST. A DR RVER ST SMITH ST Area S1 Sandridge North Mid-rise scaled development including hybrid developments, blocks and campus style development to provide for larger commercial uses. WOOLBOARD RD SALMON ST THACKRAY RD WIRRAWAY Block OPEN SPACE Campus (Perimeter/ building Courtyard) Area S2 Sandridge West Mid-rise scale hybrids and block developments (including perimeter, courtyard developments) to provide a transition from Sandridge to Wirraway. Block (Perimeter/ Courtyard) Hybrid BOLTE BRIDGE ONRAMP Hybrid PLUMMER ST PLUMMER ST S1 S2 EXT. Area S3 Sandridge Central S4 S3 A range of mid-rise and high-rise tower developments, including provision of towers with large floorplates to support significant scale of commercial development. Heritage/ PORT MELBOURNE Hybrid adaptive (Block/Row/ re-use Courtyard) Hybrid Tower Area S4 Sandridge South S5 BAY ST Generally a low-mid rise scale of development including adaptive reuse of heritage / character buildings, row and block developments, which do not result in podium-tower forms. Heritage/ adaptive re-use Row Block GLADSTONE ST Precinct boundary Sub-precinct Low rise building (1-4 storeys) Mid rise building (5-12 storeys) High rise building (13+ storeys) MONTAGUE BUCKHURST ST THISTLETHWAITE ST MONTAGUE KERR ST Area S5 Sandridge East Mid to high rise up to 24 storeys with a range of typologies including hybrid developments, block developments (including perimeter and courtyard developments) and tower developments. Block (Perimeter/ Courtyard) Hybrid Hybrid (Block/Row/ Courtyard) Tower Tower ALBERT CITY RD Campus building FERRARS ST WHITEMAN ST Hybrid FERRARS ST CECIL ST PICKLES ST Tower Hybrid Figure 3. Council s preferred building typologies within Sandridge sub-precincts Hybrid (Block/Row/ Courtyard) Block (Perimeter/ Courtyard) 12 Fishermans Bend Urban Design Report STATION PIER

13 SMITH ST EMPLOYMENT PRECINCT WURUND 3.0 Proposed Structural Changes TURNER ST. Changes to the street network Issues and background The Sandridge Core Area is comprised of predominantly large land parcels with few existing internal streets. The Framework proposes a number of new east-west streets and one new north-south street (see Figure 4). Additionally a new alignment is proposed for the Plummer/Fennell and Bridge Streets intersection to accommodate the new tram route. WIRRAWAY One of the key elements of ensuring the success of OPEN SPACE Sandridge as a premium office and commercial centre is ensuring that the new street blocks that are created: can accommodate commercial and retail development WOOLBOARD RD are legible and permeable reinforce the key structure of the Precinct i.e. civic boulevard, with key north-south collectors. THACKRAY RD BOLTE BRIDGE ONRAMP PLUMMER ST PLUMMER ST EXT. WEST MONTAGU GLADSTONE ST BUCKH OHASKY ST E TARVER ST SALMON ST Large street blocks proposed south of Fennell Street. Proposed road Proposed laneway Existing public open space Proposed tram line Bridge PORT MELBOURNE Figure 4. Proposed new streets shown in Amendment GC81 Proposed Metro Station box BAY ST Fishermans Bend Urban Design Report 13 PICKLES ST

14 YARRA RIVER CITYLINK DOCKLANDS CBD. EMPLOYMENT PRECINCT WURUNDJERI WAY TURNER ST. Benchmarking of retail and commercial developments Benchmarking was undertaken to understand whether the block sizes proposed in Sandridge in the draft Framework can accommodate retail and commercial development. The scale of two blocks in Sandridge were WIRRAWAY investigated: OPEN SPACE A narrow lot of 36m by 170m north of Fennell between Bertie and Ingles Streets TODD RD PROHASKY ST TARVER ST SMITH ST WOOLBOARD RD An overly large block 9m by 181m south of Fennell Street. PROHASKY These blocks were benchmarked against different OPEN SPACE MELBOURNE commercial GRAMMAR and retail centres throughout Australia (see SPORT FIELDS PROHASKY SOUTH Figure 5). OPEN SPACE HOWE Benchmarking found: The smaller blocks north of Fennell Street could not accommodate large footprint retail and commercial development (such as full line anchor stores or large shopping centres e.g. Emporium). SALMON ST The larger block (south of Fennell Street) was nearly double the size needed to accommodate these uses. Retail developments such as Emporium, Myer, David PORT PHILLIP BAY Jones in the CBD are at least 96m deep and could not easily be accommodated on the narrower blocks. Commercial development such as NAB and Collins Place is also almost 100m in depth. Developments such as Barangaroo in Sydney, Victoria Park in Docklands and Southgate in Melbourne have been developed on large blocks similar to the block south of Fennell Street. However they also include a network of internal streets to create pedestrian permeability and break up building mass. THACKRAY RD BOLTE BRIDGE ONRAMP PLUMMER ST PLUMMER ST 63m PORT MELBOURNE 9m STATION PIER EXT. 11,540m2 170m 37,837m2 181m BAY ST GLADSTONE ST PICKLES ST MONTAGUE BUCKHURST ST 100m 0m 96m THISTLETHWAITE ST 96m 96m MONTAGUE KERR ST ALBERT 61m MELBOURNE CENTRAL CITY RD 500m FERRARS ST COLLINS PLACE MYER 129m WHITEMAN ST 50m FERRARS ST CECIL ST 1m Figure 5. Benchmarking of blocks north and south of Fennell Street between Bertie and Ingles Streets DJ S 14 Fishermans Bend Urban Design Report

15 QV COMPLEX 96m 1m 211m SOUTHGATE 4m CARLTON BREWERY 162m 101m EMPORIUM 96m 129m 217m BARANGAROO SOUTH 262m CENTRAL SYDNEY 96m ERICSSON NAB 152m 175m 210m Figure 5 (continued). Benchmarking of blocks north and south of Fennell Street between Bertie and Ingles Streets Fishermans Bend Urban Design Report 15

16 TURNER ST. Benchmarking of Core Area blocks against CBD blocks Street blocks in the Sandridge Core Area were compared against the blocks created by the Hoddle Grid in the CBD. A standard street block in the Melbourne CBD is approximately 96m by 5m (see Figure 6). In comparison, three blocks in the Sandridge Core Area, south of Fennell Street between Bridge and Boundary Streets are much larger than CBD street blocks (see Figure 7). These three blocks range in depth from 140m to 210m, and are substantially deeper than those on the north side of Fennell Street (approximately 68m to 96m). The analysis of the Hoddle Grid and the commercial / retail benchmarking suggests that these blocks are too large and should be broken up into two smaller blocks by a new east-west street. The additional east-west street is required across the three blocks from Bridge Street to Boundary Street BOLTE BRIDGE ONRAMP PLUMMER ST PLUMMER ST EXT. to achieve the preferred built form and pedestrian permeability outcomes in the Sandridge Core Area. 96m 176m 68m 140m 180m 5m 210m 145m 190m 176m 96m 96m Figure 6. Benchmarking of Sandridge Core Area blocks against CBD block sizes 140m 180m 5m 210m GLADSTONE ST 190m MONTAGUE 145m BUCKHURST ST Sandridge Core Area block sizes Melbourne CBD block sizes THISTLETHWAITE ST M PA KERR 96m 5m 96m Street block Two way road (30m) PORT MELBOURNE Figure 7. Average CBD block sizes One way road (11m) Local laneways/through block links BAY ST ALBERT P 16 Fishermans Bend Urban Design Report

17 SMITH ST EMPLOYMENT PRECINCT WURUND TURNER ST. Council s preferred outcome New street between Bertie and Ingles Streets An additional 22 metre wide east-west road should be added in the Sandridge Core Area, through the three street blocks south of Fennell Street between Boundary Street and Bridge Street (see Figure 8). RECOMMENDATION 2: WIRRAWAY OPEN SPACE Amend the CCZ1 and DDO30 to include an additional 22m road in the Sandridge Core Area, as shown in Figure 8. THACKRAY RD WOOLBOARD RD Amend the draft Framework to reflect this change. BOLTE BRIDGE ONRAMP PLUMMER ST PLUMMER ST EXT. WEST MONTAGU GLADSTONE ST BUCKH OHASKY ST E TARVER ST SALMON ST New street proposed by Council. Proposed road Proposed laneway Existing public open space Proposed tram line Bridge PORT MELBOURNE Proposed Metro Station box BAY ST Proposed Metro Station entry Figure 8. New streets proposed by Council Fishermans Bend Urban Design Report 17 PICKLES ST

18 EMPLOYMENT PRECINCT WURUND TURNER ST. OHASKY ST E Changes to laneways Issues and background Locations of laneways While the draft Framework emphasises the importance of laneways, they are not identified in any plans which form part of Amendment GC81. However they are shown in Precinct Actions Delivering Sandridge in the draft Framework (see Figure 9) 1. Proposed policy (in WIRRAWAY Clause 22.15) encourages laneways no more than 100 metres OPEN SPACE apart in Non-Core Areas and no more than 50m apart in Core Areas or within 0m of public transport routes. However lanes in Sandridge in the Precinct Actions Plan are shown at much narrower intervals, 30m apart in some cases. The spacing of new lanes as shown in the draft Framework has a significant effect on the built form and pedestrian permeability of Sandridge. These include: East-west laneways, based on current ownership patterns, limit the development potential of some sites. These laneways create small blocks (30m deep), which cannot accommodate development over storeys TARVER ST SMITH ST WOOLBOARD RD SALMON ST THACKRAY RD PLUMMER ST PLUMMER ST due to the increased upper level setbacks required for buildings over storeys (see Figures 10 and 11). Narrow blocks created by the lanes preclude larger tenancies on these blocks (e.g. retail anchors). Lanes are predominantly east-west and do not take advantage of solar access (which would be greater on north-south laneways). 1 In recent submissions, the Minister has proposed to include the Precinct Action Plans in the CCZ1. 18 Fishermans Bend Urban Design Report BOLTE BRIDGE ONRAMP EXT. East-west laneways create narrow blocks which limit the development potential of some sites, creating very small blocks (30m deep). PORT MELBOURNE Figure 9. New laneways proposed in Amendment GC81 Laneways do not always align with property boundaries. BAY ST Proposed laneway Proposed road Existing public open space Proposed tram line Bridge Proposed Metro Station box WEST GLADSTONE ST PICKLES ST MONTAGU BUCKH

19 The location of lanes are not aligned with property boundaries and in some cases do not consider the location of heritage buildings. Additionally no minimum laneway width is specified in the planning controls. New laneway 60.5m Bertie Street 70m 30m 30m Proposed street / laneway Building height The width of lanes can make a significant difference to development potential by affecting the spacing between buildings and the ability to access car parking and loading areas. The width is not only critical to ensuring laneways can accommodate both vehicles and pedestrians, but also in creating future character e.g. sunny eat street versus narrow service lane. Size and massing of towers Bridge Street 105m 70m New street 105m 30m 30m New laneway 105m 60.5m Fennell Street 60.5m The spacing of laneways (and in some cases absence of laneways) has implications for the size and massing of towers. As illustrated in Council s Stage 2 Overarching Submission and supporting Urban Design Report, a concern of Council is the massing of towers. Big boxy / slab like buildings can have negative impacts on the public realm from large and slow moving shadows, result in poor amenity for building occupants and impact on the skyline. Council supports the high rise built form and tower podium typology sought for Sandridge Core Area. However, Council also considers it imperative that in addition to ensuring the spacing of laneways creates permeable blocks, that maximum tower dimensions and floorplates are applied to address negative impacts. Council has recommended minimum dimensions and floorplates for commercial and residential towers (see Recommendation 9 of Fishermans Bend Planning Review Panel Urban Design Report, City of Port Phillip, April 18). Bridge Street Fennell Street Bertie St and 11 storey buildings due to overshadowing controls on public open space on south side of Fennell Street. Lane and street configuration results in narrow buildings of 30-60m wide. These buildings cannot exceed storeys in height as they cannot comply with the increased setback requirements for buildings over storeys (10m from boundaries). Figure 10. Built form created by proposed laneway configuration in Amendment GC81 Fishermans Bend Urban Design Report 19

20 Woodruff St extension Woodruff St Ingles St The proposed east-west laneway network creates sites along Fennell Street which could not exceed storeys in height due to the greater setback requirements for towers over storeys. Woolboard Rd extension Fennell Street Bertie St Woolboard Rd Bridge St Figure 11. DDO model showing lower development along Fennell Street proposed by Amendment GC81 Fishermans Bend Urban Design Report

21 Benchmarking of commercial tower floorplates Floorplates suitable for residential uses Floorplates suitable for commercial uses Council undertook benchmarking to understand floorplate dimensions for residential and commercial towers and the relationship with block size (see Figure 12). This work found that: The typical floorplate of a number of commercial towers in Melbourne was 2,500 sqm with average tower dimensions of 40m x 90m or 30m x 80m. Residential developments are generally narrower in width (up to 25-30m wide) and have smaller floorplates to ensure access to natural light. Block sizes of 100m by 50m would facilitate floorplates of 2,500-3,000 sqm, which are suitable for commercial uses. However this could reduce pedestrian permeability and not meet the requirement for lanes every 50m in the Core Area. Block sizes of 50m by 50m would provide for much smaller floorplates which are less attractive to commercial uses, but are suitable for residential uses. The ability to accommodate car parking was also investigated. Podiums based on a 100m x 50m street block could accommodate ramps between levels more easily and created a more efficient car parking layout. In buildings on lots of 50m x 50m, space is tighter and the ramp and car parking configuration is more challenging to design. There are no proposed exemptions to laneway spacing (for example, through provision of an internal laneway or arcade within the development rather than an open to the air laneway) in Amendment GC x 50 Block (<-storeys) 50m 50m 5m 5 5 5m 9m LANEWAY 40m 40m 1,600sqm 50m 50 x 50 Block (40-storeys) 50m 10m m 9m LANEWAY 30m 30m 900sqm 100 x 50 Block (<-storeys) Figure 12. Study of potential tower floorplates based on the proposed lane spacing and setbacks in the planning controls 100m 50m 5m m 5m 9m LANEWAY 3,600sqm 90m 100m 100 x 50 Block (40-storeys) 50m 10m m 9m LANEWAY 30m 80m 2,400sqm Fishermans Bend Urban Design Report 21

22 EMPLOYMENT PRECINCT WURUND TURNER ST. OHASKY ST E Preferred outcome Location of laneways The location of laneways is not part of the planning controls, however inclusion of the proposed lane network is imperative. Noting the Minister s recent proposals to include Precinct Action Plans. Changes to the proposed laneway network would help to ensure preferred built form typologies (particularly for commercial / retail development) can be achieved, provide better sunlight access and ensure pedestrian permeability. TARVER ST SMITH ST WIRRAWAY OPEN SPACE A revised network of lanes is proposed (see Figure 13) which: WOOLBOARD RD predominantly orientates lanes north-south to enhance solar access to the street and creating 50m spacing in one direction (not in both directions). SALMON ST THACKRAY RD aligns lanes with property boundaries, wherever possible takes heritage buildings into account generally achieves the spacing of every 50m in the Sandridge Core Area achieves minimum block depths of m. Facilitating commercial development PLUMMER ST PLUMMER ST To facilitate commercial development, an internal laneway or arcade within the development could replace an open to the air laneway (see Figure 14). Council recommends the controls permit internal arcades in lieu of open to the sky lanes in blocks which are over 50m long where commercial development is proposed. Council s preference would be to limit them to 22 Fishermans Bend Urban Design Report BOLTE BRIDGE ONRAMP EXT. Laneways align with property boundaries wherever possible. PORT Figure MELBOURNE 13. Laneway network proposed by Council Predominantly north-south laneways to enhance solar access to the street and create 50m spacing in one direction in Core Areas. BAY ST Proposed laneway Proposed road Existing public open space Proposed tram line Bridge Proposed Metro Station box WEST GLADSTONE ST PICKLES ST MONTAGU BUCKH

23 one per block in lieu of an open to the air laneway. A minimum laneway width of 9m in Sandridge is also recommended. 9m wide laneways provide maximum flexibility as they can accommodate two lanes of vehicular traffic and a footpath for pedestrians. This shared role is critical in the Sandridge Core Area. It is recommended that a plan showing laneways is included in the planning scheme controls until further Precinct Planning can be undertaken. These plans are critical to guide future development. RECOMMENDATION 3: Bridge Street 50m 100m 50m 50m Through block link 100m 70m 70m 50m New Street Bertie Street 100m 70m 50m 50m Fennell Street Proposed street / laneway Retention of character building Building height Amend the CCZ1 and DDO30 to show laneways as per Figure 14, until further work is undertaken through detailed Precinct Planning Undertake further work through Precinct Planning to finalise key laneway locations (including the role of laneways, whether they cater for vehicle, vehicles and pedestrians or pedestrians only, are open to the air or are through buildings.) Amend DDO30 to specify a minimum width of 9m for lanes in Sandridge. Amend policy in Clause for Sandridge Core Area to allow one through block link through buildings per street block in place of an open to the air laneway, where commercial development is proposed. Bridge Street through block link Fennell Street Bertie St Replacement of east-west open to the air laneway with a through block link in eastwest direction enables blocks of approx. 50m x 100m, suitable for commercial buildings. Replacement of east-west laneways with north-south laneways creates blocks of approx. 50m x 70m, which allows buildings to be constructed above storeys in height and comply with increased setback requirements for buildings over storeys (10m from boundaries). Figure 14. Built form created by proposed laneway configuration proposed by Council Fishermans Bend Urban Design Report 23

24 EMPLOYMENT PRECINCT WURUND TURNER ST. OHASKY ST E New Civic Square and Sandridge Arts and Cultural Hub Issues and background The draft Framework shows the investigation area for the Arts and Cultural Hub covering most of Sandridge (see Figure 15). The draft Framework and planning controls propose two public open spaces either side of the Plummer Street and Bridge Street intersection WIRRAWAY (see Figure 15). The public open space OPEN is SPACE proposed along with road widening and intersection realignment to facilitate the tram through Sandridge into Wirraway. A smaller public open space (1,350 sqm) is located within 577 Plummer Street on the north-west corner. Currently no overshadowing controls are proposed for the northern public open space. A larger (3,500 sqm) space is located on the south-west corner, part of 299 Bridge Street. TARVER ST SMITH ST WOOLBOARD RD SALMON ST THACKRAY RD PLUMMER ST PLUMMER ST The larger southern public open space and the first 6 metres north of the property boundary along Plummer Street are protected by mandatory overshadowing controls which apply from 11.00am to 2.00pm at the Equinox (22 September). A linear park is proposed along the western side of Bridge Street connecting the proposed education hub with east-west linear links in Sandridge North. BOLTE BRIDGE ONRAMP PORT MELBOURNE EXT. Proposed public open space (approx. 1,350 sqm) and Plummer Street intersection realignment. Proposed public open space (3,500 sqm) with overshadowing controls. Globe character building (1-3 Fennell Street). Proposed Art and Cultural hub investigation area covers a large proportion of Sandridge. BAY ST Proposed road Proposed laneway Existing public open space Solstice overshadowing control Equinox overshadowing control Proposed tram line Art and Cultural Hub investigation area WEST MONTAGU GLADSTONE ST BUCKH 24 Fishermans Bend Urban Design Report Figure 15. Public open spaces, overshadowing controls and Community Hubs proposed in Amendment GC81 PICKLES ST

25 T 577 Plummer Street Approximately 4,000 sqm of the 9,055 sqm site at 577 Plummer Street (approximately 44 percent of the site) is required for the realignment and widening of Plummer Street and for new public open spaces (see Figure 16). This is comprised of: approximately 2,600 sqm for the realignment and widening of Plummer Street 1,300 sqm for the northern open space 100 sqm for the southern open space. Built form testing (assuming two towers on the site) shows that due to overshadowing controls, the site is unlikely to be able to achieve its FAR of 8.1:1, and therefore may need to be acquired. The intersection realignment and delivery of the tram is expected in the short term (around -25). The land required contains a number of existing buildings which would be affected by the proposed intersection changes and road widening (see Figure 16). 299 Bridge Street PLUMMER ST EXT. Fennell St Figure 16. Land required from 577 Plummer Street and 299 Bridge Street proposed in Amendment GC81 Land required for public open space Land required for road widening Existing building Proposed tram line Property boundary 577 Plummer Street Site size: 9,055 sqm Land required (approx.): 1,400 sqm for public open space 2,600 sqm for intersection realignment. 299 Bridge Street Site size: 13,722 sqm Approx 2,000 sqm required for public open space. WOODRU The larger space to the south is comprised of 2,000 sqm within 299 Bridge Street and 1,500 sqm within the existing Plummer Street road reserve (see Figure 16). Figure 17. Globe character building 1-3 Fennell Street, Port Melbourne Fishermans Bend Urban Design Report 25

26 EMPLOYMENT PRECINCT 10 WURUND TURNER ST. 18 OHASKY ST E 10 Proposed building heights in Amendment GC81 Site directly north of the Civic Square and west of Bridge Street (part of Plummer Street): Amendment GC81 applies an unlimited and a 24 storey height to this site (see Figure 17). However these heights are limited by the proposed overshadowing controls on the public open space to the south-west. Built form testing shows building heights over 23 storeys will overshadow the proposed park to the south-west (see Figure 18). However the heights are limited to storeys fronting Fennell Street (1-3 Fennell Street) and 50 storeys with a large upper level setback to Bridge Street to the north (153 Bertie Street) due to the proposed overshadowing controls on the public space on the south-west corner of Plummer/Bridge Streets and the proposed laneway configuration 10(see Figure 18). TARVER ST SMITH ST WIRRAWAY OPEN SPACE Sites on the eastern side of Bridge Street north of Fennell Street (1-3 Fennell Street & 153 Bertie Street): WOOLBOARD RD Amendment GC81 proposes unlimited heights and 24 storeys for these street blocks (see Figure 17). SALMON ST THACKRAY RD PLUMMER ST PLUMMER ST This corner is also the location of the Globe building, a single storey iconic red brick character building which makes a significant contribution to the future identity of Sandridge (see Figure 16). Retention of this building will provide a prime opportunity for the adaptive reuse of a character building, retaining important cultural heritage fabric and contributing to the sense of place. Sites on the eastern side of Bridge Street south of Fennell Street (61 Bertie Street): Amendment GC81 applies a 24 storey and unlimited height to these sites (see Figure 17). 26 Fishermans Bend Urban Design Report BOLTE BRIDGE ONRAMP PORT MELBOURNE 24 storey and unlimited height area within Plummer Street is limited by the proposed overshadowing controls on the public space to the south-west. EXT. Part of 153 Bertie Street 30 Part of 61 Bertie Street Part of 1-3 Fennell Street (includes Globe character building) 24 storey and unlimited heights are limited by the proposed overshadowing controls on the public space on the corner of Plummer/Bridge Streets. Figure 17. Building height and public open space controls proposed in Amendment CG81 BAY ST Equinox overshadowing control Solstice overshadowing control 4 storeys (mandatory) 8 storeys 12 storeys 24 storeys (unless noted) Unlimited (unless noted) Proposed new laneway PICKLES ST WEST 6 MONTAGU 2 BUCKH

27 50 storeys (top of building not shown) Proposed overshadowing control Private (communal) open space 8 Building height 24 Woolboard Road extension Bridge Street New Street Fennell Street Plummer Street Buildings within 24 storey and unlimited area of Plummer Street can develop to 23 storeys without overshadowing the public open space to the south-west. Buildings in 24 storey and unlimited height area can develop to storeys on (1-3 Fennell Street) and 50 storeys with a large upper level setback to Bridge Street (153 Bertie Street) without overshadowing the public open space to the south. Buildings in the 24 storey and unlimited height area on the south-east corner of Fennell/Bridge Street can develop to storeys with a large upper level setback above the street wall, due to overshadowing control on Plummer/Bridge St public open space. Figure 18. Maximum building heights that can be achieved in Amendment GC81 Fishermans Bend Urban Design Report 27

28 EMPLOYMENT PRECINCT WURUND TURNER ST. OHASKY ST E However these heights are limited by the proposed overshadowing controls on the public space on the south-west corner of Plummer/Bridge Streets. Built form testing shows building heights over storeys with a large upper level setback above the street wall to Bridge Street in the 24 storey area will overshadow the proposed park to the south-west (see Figure 18). Overshadowing diagrams are included at Appendix 2. Preferred outcome TARVER ST SMITH ST WIRRAWAY OPEN SPACE SALMON ST THACKRAY RD Civic Square and Art and Cultural Hub Figure 19 shows Council s preferred outcome which proposes to: WOOLBOARD RD Increase public open space on the northern side (within 577 Plummer Street) to 3,000 sqm to create a generously sized new civic square. (This excludes the linear park along the western side of Bridge Street.) Reduce the amount of open space on the southern side to 1,500 sqm (through removal of public open space from 299 Bridge Street, and only providing public open space within the existing road reserve). PLUMMER ST PLUMMER ST Apply overshadowing controls to the northern public open space to create a high quality civic space. Remove overshadowing controls from the southern public open space. Co-locate the Sandridge Art and Cultural Hub with the open space on the north-west corner of Plummer Street and Bridge Street. This would deliver a key civic building containing a large library and art gallery and civic plaza in this prominent location in the heart of the Core Area (see Figure ). 28 Fishermans Bend Urban Design Report BOLTE BRIDGE ONRAMP PORT MELBOURNE EXT. Increase public open space in 577 Plummer Street to 3,000 sqm and apply overshadowing controls and co-locate Sandridge Arts and Cultural hub. This requires acquisition of this site. Reduce southern open space to 1,500 sqm (existing road reserve only) and remove public open space from 299 Bridge Street. Figure 19. Community hub sites and public open space controls proposed by Council BAY ST Art and Cultural Hub investigation area Existing public open space Proposed road Proposed laneway Proposed tram line Proposed Metro Station Solstice overshadowing control Equinox overshadowing control WEST GLADSTONE ST PICKLES ST MONTAGU BUCKH

29 A civic space of over 3,000 sqm is equivalent to the State Library Forecourt and will be highly visible down Fennell Street looking west. A stand-alone Art and Cultural Hub (not within a larger mixed use development) is recommended for this prominent location to ensure a landmark civic building and reinforce the civic role of Sandridge. Existing public open space Private (communal) open space Community Hub Retain character building 577 Plummer Street It is recommended that the entire site at 577 Plummer Street is acquired 2 to enable the early delivery of: The tram in Sandridge (including the intersection realignment of Plummer / Fennell / Bridge Street) The stand-alone Sandridge Art and Cultural Hub adjacent to a larger civic plaza on the north-western corner of Plummer Street and Bridge Street. This will ensure that an important community infrastructure hub in Sandridge with a library and art gallery can be delivered early in the development timeframe as a key placemaking initiative. This proposal would further leverage the public benefit of acquiring the site at 577 Plummer Street. The height limit on 577 Plummer Street should be reduced to a maximum of 12 storeys (see Figure 22) to create an appropriately scaled civic building on this prominent site and to ensure that it does not overshadow the park. Noting Council s preferred outcome model shows a 6 storey building. Fennell Street Plummer Street Art and Cultural Hub Civic Plaza Bridge StreetNew Street Figure. New Civic Square and Art and Cultural Hub proposed by Council Proposed stand alone Art and Cultural Hub and Civic Space (3,000 sqm) with overshadowing controls. Smaller open space retained within the existing Plummer Street road reserve. 2 Due to the site being unable to accommodate its FAR. Fishermans Bend Urban Design Report 29

30 299 Bridge Street It is recommended that the public open space be removed from 299 Bridge Street (including removal of overshadowing controls). This would result in a larger developable area on this site. Public open space would be created within the road reserve. Impacts of preferred outcome on building heights on surrounding properties Council s proposed changes to the public space network and overshadowing controls require subsequent changes to the building height controls. Overshadowing diagrams are included in Appendix 2. Site directly north of the Civic Square and west of Bridge Street (part of Plummer Street): Council s proposed changes to open space would result in heights of storeys on this site, with a substantial setback required for the tower on a large 6 storey podium (see Figure 21). It is proposed to change the maximum building height on part of the site from unlimited to 24 storeys to reflect this (see Figure 22). Sites on the eastern side of Bridge Street north of Fennell Street (1-3 Fennell Street & 153 Bertie Street): Council s proposed changes to open space result in reductions in potential building heights from 50 storeys to 29 storeys (with a 15 storey element) at the corner of Woolboard Road extension and Bridge Street, within 153 Bertie Street (see Figure 21). Council s proposed changes to open space result in changes in potential building heights from New Street Maximum building height of 24 storeys on part of Plummer Street to prevent overshadowing Art and Cultural Hub 24 Maximum building height of 30 storeys on 153 Bertie Street and 15 and 30 storeys on 1-3 Fennell Street to prevent overshadowing Bridge Street Plummer Street Fennell Street Maximum building height of 30 storeys on 61 Bertie Street due to removal of overshadowing controls. Figure 21. Maximum building heights that can be achieved with the Civic Space and Art and Cultural Hub proposed by Council Proposed overshadowing control Private (communal) open space Building height Community Hub Retain character building 30 Fishermans Bend Urban Design Report

31 EMPLOYMENT PRECINCT TURNER ST WURUND OHASKY ST E 10 8 TARVER ST storeys to 13 and 30 storeys at the corner of Fennell and Bridge Streets, within 1-3 Fennell Street (see Figure 21). To reflect this, the following changes to building heights are proposed on 1-3 Fennell Street. It is proposed to change the maximum building height from 24 storeys to 15 storeys and change the unlimited height to 30 storeys (see Figure 22). These heights are necessary to prevent the overshadowing of the proposed civic space. The lower height (15 storeys) is also considered important to create an ensemble of WIRRAWAY mid-rise human scale buildings, including the Arts and Cultural Hub and OPEN Civic SPACE Square at this key intersection. Additionally it is proposed to apply a requirement to retain a depth of 10m of the Globe building with a 15m setback to any higher tower element along Fennell Street between Bridge and Bertie Street. The Globe building is considered an important character building in the Sandridge context, reflective of its 8 industrial history. The setback to the Globe building along Fennell 8 Street improves the visibility of civic building and space and reinforces 10 its importance while also encouraging retention of the character building. An additional street wall / upper level setback would not apply. SMITH ST WOOLBOARD RD SALMON ST Sites on the eastern side of Bridge Street, south of Fennell Street (61 Bertie Street): THACKRAY RD 40 PLUMMER ST PLUMMER ST The height at the corner of Fennell and Bridge Streets would increase from 24 storeys to 30 storeys with the removal of the overshadowing controls for the open space to the south and provide a transition to adjoining heights of and 24 storeys (see Figures 21 and 22). Overshadowing diagrams are included at Appendix 2. BOLTE BRIDGE ONRAMP PORT MELBOURNE Reduce unlimited height area on part of Plummer Street to 24 storeys. EXT. Reduce height from 24 storeys to 12 storeys on 577 Plummer Street Reduce 24 storey height to 15 storeys and unlimited height area to 30 storeys on part of 1-3 Fennell Street Increase maximum height from 24 to 30 storeys on part of 61 Bertie Street. Figure 22. Building height and overshadowing controls proposed by Council 2 Reduce unlimited height area to 30 storeys on part of 153 Bertie Street. BAY ST Equinox overshadowing control Solstice overshadowing control 4 storeys (mandatory) 8 storeys 12 storeys 15 storeys 24 storeys (unless noted) 30 storeys Unlimited (unless noted) WEST GLADSTONE ST Fishermans Bend Urban Design Report 31 PICKLES ST MONTAGU BUCKH

32 EMPLOYMENT PRECINCT WURUND TURNER ST. OHASKY ST E TARVER ST RECOMMENDATION 4: Amend the CCZ1 and DDO30 to re-locate the area of public open space from 299 Bridge Street to 577 Plummer Street to deliver the larger public open space (approximately 3,000 sqm) on the north side of the street and a smaller space on the south side (within the existing road reserve) (see Figure 23). Amend overshadowing requirements in WIRRAWAY DDO30 to move the Equinox overshadowing control from the OPEN proposed SPACE public open space on the southern corner of Plummer/Bridge Streets to the proposed larger open space (Civic Space) on the northern corner of Plummer/Bridge Streets (see Figure 23). SMITH ST SALMON ST THACKRAY RD WOOLBOARD RD Include a plan in the CCZ1 showing the Sandridge Urban Structure identifying the preferred location for the Arts and Culture Hub as 577 Plummer Street (see Recommendation 6). Acquire the entire site at 577 Plummer Street to enable the early delivery of the tram in Sandridge and civic square and Sandridge Art and Cultural Hub. BOLTE BRIDGE ONRAMP PLUMMER ST PLUMMER ST PORT MELBOURNE EXT. Increase public open space in 577 Plummer Street to 3,000 sqm and apply overshadowing controls. Co-locate Sandridge Arts and Cultural hub on this site. This requires acquisition of this site. Reduce southern open space to 1,570 sqm (existing road reserve only) and remove public open space from 299 Bridge Street BAY ST Art and Cultural Hub Existing public open space Proposed road Proposed laneway Proposed tram line Solstice overshadowing control Equinox overshadowing control WEST MONTAGU GLADSTONE ST BUCKH Proposed Metro Station 32 Fishermans Bend Urban Design Report Figure 23. Community Hub sites, public open space and overshadowing controls proposed by Council PICKLES ST

33 EMPLOYMENT PRECINCT TURNER ST WURUND OHASKY ST E 10 8 TARVER ST Amend building heights in DDO30 to align with the proposed overshadowing controls (see Figure 24) through: -- reducing maximum building heights for part of the site directly north of the Civic Square and west of Bridge Street (5-533 Plummer Street) from an unlimited height to 24 storeys. -- reducing maximum building heights for 577 Plummer WIRRAWAY Street from 24 storeys to 12 storeys. -- reducing maximum building heights for part of the site on the north-east corner of Fennell / Bridge Streets (1-3 Fennell Street) from 24 storeys to 15 storeys and from unlimited height to 30 storeys, retaining a depth of at 10m of the Globe building with a 15m setback to any higher 8 tower element between 8 Bridge and Bertie Street. -- increasing the maximum 10 building height on the south-east corner of Fennell / Bridge Streets (part of 61 Bertie Street) from 24 storeys to 30 storeys. SMITH ST OPEN SPACE SALMON ST -- reducing maximum building heights for part of the site to the north of Bridge Street (153 Bertie Street) from unlimited height to 30 storeys. THACKRAY RD WOOLBOARD RD Amend the draft Framework to reflect these changes. BOLTE BRIDGE ONRAMP Reduce unlimited height area on part of Plummer Street to 24 storeys. 40 PLUMMER ST PLUMMER ST PORT MELBOURNE EXT. Reduce height from 24 storeys to 12 storeys on 577 Plummer Street Reduce 24 storey height to 15 storeys and unlimited height area to 30 storeys on part of 1-3 Fennell Street Increase maximum height from 24 to 30 storeys on part of 61 Bertie Street. Figure 24. Building height and overshadowing controls proposed by Council Reduce unlimited height area to 30 storeys on part of 153 Bertie Street 2 BAY ST Fishermans Bend Urban Design Report 33 Equinox overshadowing control Solstice overshadowing control 4 storeys (mandatory) 8 storeys 12 storeys 15 storeys 24 storeys (unless noted) 30 storeys Unlimited (unless noted) WEST GLADSTONE ST PICKLES ST MONTAGU BUCKH

34 EMPLOYMENT PRECINCT WURUND TURNER ST. OHASKY ST E New public open space in Sandridge North Issues and background Public Open Space While Montague and Wirraway are both proposed to have a new large neighbourhood / precinct scale passive open space (of 1-2ha in size), the draft Framework and draft planning scheme WIRRAWAY controls do not include a similarly scaled passive open space within Sandridge where the OPEN SPACE greatest density will be accommodated. The largest proposed new public open space in Sandridge (excluding the North Port Oval expansion) in the draft Framework and draft planning controls is just over 7,100 sqm. This is located on the south side of the proposed Woolboard Road extension, between Bertie and Bridge Streets at 153 Bertie Street (see Figure 25). However, this space is a long rectilinear shape (approximately 40m x 175m) and is not functional for a wide range of activities. TARVER ST SMITH ST SALMON ST THACKRAY RD WOOLBOARD RD PLUMMER ST PLUMMER ST In addition, there is a smaller open space (approximately 3,000 sqm) proposed on the south-west corner of the Woolboard Road extension and Bridge Street (at Plummer Street). Both spaces are proposed to have mandatory overshadowing controls. BOLTE BRIDGE ONRAMP PORT MELBOURNE EXT. Smaller proposed public open space (approx. 3,000 sqm) with equinox overshadowing control s are narrow (40m deep) and cannot be used for a wide range of activities. Larger proposed public open space (approx. 7,100 sqm) with equinox overshadowing control BAY ST Proposed road Proposed laneway Existing public open space Proposed tram line Equinox overshadowing control Solstice overshadowing control WEST MONTAGU GLADSTONE ST BUCKH 34 Fishermans Bend Urban Design Report Figure 25. Public open spaces along Woolboard Road extension proposed in Amendment GC81 PICKLES ST

35 SMITH ST EMPLOYMENT PRECINCT WURUND TURNER ST. OHASKY ST Core and Non-Core Areas 155 Bertie Street: Amendment CG81 proposes a mix of Core and Non-Core Areas for the two street blocks within 155 Bertie Street. The northern block is proposed to be predominantly Non-Core Area, with a small area of Core Area, and the southern block is proposed to be predominantly Core Area, with a small area of Non- Core Area (see Figure 26). The boundary of the Core Area is aligned with the 12 WIRRAWAY storey height area, and the boundary of the Non-Core OPEN SPACE Area is aligned with the 24 storey height area (see Figures 26 and 27). Sites to the north-west bound by Freeway to the north, Bertie Street to the west and the new 12 metre street to the south (140, 1 and 118 Bertie Street and 297 Ingles Street): Amendment GC81 includes these sites in a Core Area (see Figure 26). THACKRAY RD WOOLBOARD RD BOLTE BRIDGE ONRAMP PLUMMER ST PLUMMER ST EXT. WEST MONTAGU GLADSTONE ST BUCKHU E TARVER ST SALMON ST Core and Non-Core Areas apply to the two street blocks within 155 Bertie Street. Core Area apply to sites bounded by the West Gate Freeway, Bertie Street and the new 12 metre street. Sandridge Core Area Sandridge Non-Core Area Figure 26. Core / Non-Core Areas proposed in Amendment GC81 PORT MELBOURNE BAY ST Fishermans Bend Urban Design Report 35 PICKLES ST

36 EMPLOYMENT PRECINCT 10 WURUND TURNER ST. 18 OHASKY ST E 10 Proposed building heights 155 Bertie Street DDO30 proposes a storey height limit due to the proposed overshadowing control on the public open spaces on the south side of Woolboard Road extension. Note - this block is partly Core Area and partly Non-Core Area (see Figure 27). Buildings can develop to storeys without overshadowing the linear open space to the south (see Figure 28). Buildings on these sites can develop to 12 storeys in the 12 storey area and between storeys in the unlimited height area without 10 overshadowing the linear open space to the south (see Figure 28). TARVER ST SMITH ST WIRRAWAY OPEN SPACE Sites to the north-east bound by Freeway to the north, Bertie Street to the west and the new 12 metre street to the south (140, 1 and 118 Bertie Street and 297 Ingles Street): WOOLBOARD RD DDO30 proposes a 12 storey and unlimited height limit due to the proposed overshadowing control on the public open spaces on the south side of Woolboard Road extension (see Figure 27). SALMON ST Overshadowing diagrams are included at Appendix 3. THACKRAY RD BOLTE BRIDGE ONRAMP PLUMMER ST PLUMMER ST PORT MELBOURNE EXT. 12 storey and 24 storey height limit proposed for 155 Bertie Street. Buildings can develop to between storeys without overshadowing the public open space to the south storey and unlimited height proposed for 140, 1 and 118 Bertie Street and 297 Ingles Street. Buildings in this area can develop to between storeys without overshadowing the open space to the south. BAY ST Equinox overshadowing control Solstice overshadowing control 4 storeys (mandatory) 8 storeys 12 storeys 24 storeys (unless noted) Unlimited (unless noted) Proposed new laneway WEST 6 MONTAGU 2 BUCKH 36 Fishermans Bend Urban Design Report Figure 27. Building height and overshadowing controls proposed in Amendment GC81 PICKLES ST

37 Floor Area Ratio Floor Area Uplift potential Building height 41 Proposed overshadowing control 24 Private (communal) open space 24 Non-Core Area Buildings can develop to 24 storeys without overshadowing the public open space. Substantial opportunities for FAU are likely to result in a predominately towerpodium forms. Indicative communal open space to meet the discretionary 70 percent site coverage and 30 percent communal open space requirement in Non-Core Areas. Some mid-rise development (12 storeys) will occur as a result of overshadowing controls on the Woolboard Road extension linear park. Limited FAU available in Core Areas. Buildings can develop to between storeys without overshadowing the public open space. Substantial opportunities for FAU are likely to result in a predominately towerpodium forms. Figure 28. Built form outcomes proposed in Amendment GC81 Fishermans Bend Urban Design Report 37

38 YARRA RIVER CITYLINK DOCKLANDS. OHASKY ST E 10 8 Proposed building heights within Lorimer Unlimited building heights are permitted in Lorimer north of the Freeway EMPLOYMENT (see Figure PRECINCT 29). Buildings in this location have the potential to overshadow proposed public open space in the City of Port Phillip, south of the West Gate Freeway, in particular, Council s proposed new open space in the north of Sandridge. DDO67 in the Melbourne Planning Scheme contains controls which protect proposed open space in Lorimer from overshadowing. TARVER ST SMITH ST 8 WOOLBOARD RD SALMON ST 8 ILLIAMSTOWN RD 10 TURNER ST. However there are no corresponding overshadowing controls in the Lorimer DDO protecting proposed open space in the City of Port Phillip. WIRRAWAY OPEN SPACE THACKRAY RD 38 Fishermans Bend Urban Design Report BOLTE BRIDGE ONRAMP 40 PLUMMER ST PLUMMER ST 10 Unlimited heights in Lorimer have the potential to overshadow Council s proposed public open space in Sandridge EXT Figure 29. Lorimer building height controls proposed in Amendment GC81 2 Equinox overshadowing control Solstice overshadowing control 4 storeys (mandatory) 8 storeys 12 storeys 24 storeys (unless noted) Unlimited (unless noted) Proposed new laneway WURUND WEST MONTAGU GLADSTONE ST BUCKH

39 EMPLOYMENT PRECINCT WURUND TURNER ST. OHASKY ST E Preferred Outcome Public Open Space To ensure the vision for Sandridge as the commercial centre of Fishermans Bend, a large public open space, comparable to Federation Square in the CBD, or Cato Square (currently being constructed) in South Yarra is needed. This will provide an iconic cultural and recreational destination for residents, workers and visitors and WIRRAWAY create spaces for both quiet contemplation and vibrant community events. OPEN SPACE Both proposed open spaces on the south side of Woolboard Road extension should be reduced to linear parks only (12m wide). The remainder of the open space (approximately 6,700 sqm) should then be re-located to a new, larger open space on the north-west corner of Bertie Street and Woolboard Road extension at 155 Bertie Street (owned by Toyota). TARVER ST SMITH ST WOOLBOARD RD SALMON ST THACKRAY RD PLUMMER ST PLUMMER ST The new open space should be 1 hectare (10,000 sqm) and configured as a square / rectangle, to ensure it can be used for a range of purposes (see Figure 30). The proposed location will create an anchor in the northern part of Sandridge at the opposite end of Bertie Street to North Port Oval, with the linear park connecting the two spaces. The proposed location is directly to the north of Council s proposed Core Retail Area (see Figure 31). This will ensure that the public open space complements (and does not compromise) the retail function (including locations for anchor stores) or the level intensive development sought within the Sandridge Core Retail BOLTE BRIDGE ONRAMP Reduce public open space on the southern side of Woolboard Street to 12m wide linear parks. EXT. Proposed new 1ha (10,000 sqm) public open space within 155 Bertie Street with overshadowing controls. New public open space will create an anchor in the northern part of Sandridge at the opposite end of Bertie Street to North Port Oval, connected by the linear park. PORT MELBOURNE Figure 30. Sandridge public open space and overshadowing controls proposed by Council BAY ST Proposed road Proposed laneway Equinox overshadowing control Solstice overshadowing control Existing public open space Proposed tram line WEST MONTAGU GLADSTONE ST BUCKH Fishermans Bend Urban Design Report 39 PICKLES ST

40 Area which the large open space, as proposed in the Framework, would. This proposed change to public open space will increase public open space provision in Sandridge by approximately 3,300 sqm. Given the proposed open space is 10,000 sqm and would fulfil a role as a Neighbourhood Park, it is proposed that a mandatory Equinox overshadowing control should apply. This is consistent with the approach outlined in the planning controls for other such parks. The overshadowing controls to the linear parks to the south of the Woolboard Road extension would be removed. Bertie Street linear park connecting to North Port Oval. Linear park retained along Woolboard Road extension. Bertie Street Woolboard Road extension Large square public open space at the directly to the north of the Core Retail Area can be used for a range of activities. Core Retail Area Core Area Non-Core Area Proposed overshadowing control Private (communal) open space Figure 31. Sandridge public open space and overshadowing controls proposed by Council 40 Fishermans Bend Urban Design Report

41 Impacts on 155 Bertie Street The alignment of both Council s proposed public open space and the new road to the north is through the existing Toyota Gallery building. Retaining Toyota as a key business in Sandridge is a priority for Council, therefore these changes are considered longer term propositions. The proposed location for the public open space is within the southern street block. The proposed open space can be delivered through the FAR control proposed in the CCZ, by making the following changes to the southern street block: Bertie Street Change the entire southern street block from part Core Area and part Non-Core Area to entirely Core Area (see Figure 34). Increase the overall building height from 24 storeys to 40 storeys (see Figure 33). 40 storeys is appropriate for this street block given the heights of the surrounding blocks, especially to the south. The northern street block within 155 Bertie Street will overshadow the proposed park if constructed to the maximum building heights allowed under DDO30. Bridge Street Woolboard Road extension The maximum height that can be achieved on the northern street block with Council s proposed overshadowing controls on the Sandridge North Park is 8 and 12 storeys (see Figure 32). It is proposed to reduce the maximum building height on this northern block from 24 storeys to 12 storeys (see Figure 33). This height also supports campus style development sought by Council for Sandridge North (see Figure 32). 12 storey height to prevent overshadowing of the new park. Substantial opportunities for FAU would be available. This change also supports the potential for campus development in Sandridge North. 40 storey development would allow the proposed public open space to be achieved through the FAR provisions in the CCZ. A lower built form is required to the northwest of the proposed open space opposite the park to prevent overshadowing. Floor Area Ratio Floor Area Uplift potential Building height Proposed overshadowing control Private (communal) open space Figure 32. Built form outcomes proposed by Council Fishermans Bend Urban Design Report 41

42 EMPLOYMENT PRECINCT TURNER ST WURUND OHASKY ST E 10 8 The majority of the northern block is within a Non- Core Area with a small proportion in the Core Area. The entire site should be amended to be included in the Non-Core Area (see Figure 34). The Non-Core Area FAR of 3.3:1 is easily accommodated within this proposed height. Impacts on building heights on surrounding sites within Sandridge Sites to the north-east of the open space (bound by WIRRAWAY Freeway to the north, Bertie Street to the west and the new 12 metre street OPEN to the SPACE south) will overshadow the proposed park if constructed to the maximum building heights allowed under DDO30. TARVER ST SMITH ST WOOLBOARD RD The maximum height that can be achieved on this street block with Council s proposed overshadowing controls on the Sandridge North Park is 12 storeys along Bertie Street, storeys in the centre of the block and storeys to the 8 rear, towards West Gate Freeway 8 / Ingles Street (see Figure 32). A 30 storey height is proposed for the rear of the block (towards Ingles Street), to address 10 overshadowing and to provide a transition to higher scale development SALMON ST south of the Woolboard Road extension (see Figure 33). The Core Area FAR of 8.1:1 is easily accommodated within these proposed heights. THACKRAY RD 42 Fishermans Bend Urban Design Report BOLTE BRIDGE ONRAMP 40 PLUMMER ST PLUMMER ST PORT MELBOURNE Reduce 24 storey height to 12 storeys within the northern block and increase 12/24 storey height to 40 storeys within the southern block of 155 Bertie Street. EXT. Reduce unlimited height to 12, and 30 storeys on 1 Bertie Street. Reduce unlimited height to 12 storeys on 140 Bertie Street Reduce unlimited height to storeys on 118 Bertie Street. Figure 33. Building height and overshadowing controls proposed by Council 2 Reduce unlimited height to 30 storeys on 297 Ingles Street. BAY ST Equinox overshadowing control Solstice overshadowing control 4 storeys (mandatory) 8 storeys 12 storeys 15 storeys 24 storeys (unless noted) 30 storeys Unlimited (unless noted) WEST GLADSTONE ST PICKLES ST MONTAGU BUCKH

43 EMPLOYMENT PRECINCT WURUND TURNER ST. OHASKY ST E It is proposed to change the maximum building heights to 12, and 30 storeys through (see Figure 33): TARVER ST -- reducing unlimited height to 12 storeys on 140 Bertie Street -- reducing unlimited height to 12, and 30 storeys on 1 Bertie Street -- reducing unlimited height to storeys on 118 Bertie Street -- reducing unlimited height to 30 storeys on 297 Ingles Street. SMITH ST WIRRAWAY OPEN SPACE Council s proposed changes to building heights will: create a focus and enhance the amenity of the area for workers and residents through the creation of the new park in a high intensity commercial area WOOLBOARD RD reinforce a campus form of development to provide for large commercial floorplates (see Section Building heights, typologies and street walls) reinforce the transition in heights between the Core and Non-Core Areas of Sandridge SALMON ST THACKRAY RD PLUMMER ST PLUMMER ST All of these sites will be able to meet their FAR and there is also the opportunity for a small amount of FAU for the sites closest to the new park (see Figure X). Overshadowing diagrams are included at Appendix 3. BOLTE BRIDGE ONRAMP EXT. Amend northern block within 155 Bertie Street to be wholly Non-Core Area. Amend southern block within 155 Bertie Street to be wholly Core Area. Figure 34. Core / Non-Core Areas proposed for 155 Bertie Street by Council Sandridge Core Sandridge Non-Core WEST MONTAGU GLADSTONE ST BUCKH PORT MELBOURNE BAY ST Fishermans Bend Urban Design Report 43 PICKLES ST

44 Impacts on building heights on surrounding sites within Lorimer Built form testing shows that heights of between storeys will begin to overshadow proposed public open space in the north of Sandridge (see Figure 35). It is recommended that the requirements for Lorimer are amended to ensure development cannot overshadow proposed open space south of West Gate Freeway. The approach ensures consistency of the controls in the two planning schemes and that one requirement does not undermine another Equinox overshadowing control Solstice overshadowing control Building height Building shadow Figure 35. Building heights in Lorimer which will begin to overshadow Council s proposed public open space in Sandridge 44 Fishermans Bend Urban Design Report