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Latest Council decision on Queens Parade

8 February 2017

Yarra Council last night considered interim planning controls for a precinct at the western end of Queens Parade, including the site at 26 – 56 Queens Parade, North Fitzroy.

The site is subject to a planning application that proposes to develop the land into a 16 storey building with 476 dwellings. The application is scheduled for a VCAT hearing in April 2017.

At its meeting on 7 February 2017, Council considered a report, which included urban design and heritage analysis of the precinct and a draft Design and Development Overlay.  

Council resolved:

(a) note the completion of the urban design and heritage analysis for the precinct at the western end of Queens Parade, including the site at 26-56 Queens Parade, North Fitzroy (Stage 1 and Stage 2) and noting the articulate and well researched evidence provided by the community in its submissions to Council on 7 February 2017;

(b) receive a further report following the completion of the urban design and heritage analysis for  the other parts of Queens Parade (Stage 3); and

(c) note the strategic justification for an 8 storey mandatory maximum height limit for Precinct 2A, 26-56 Queens Parade as follows:

(i) A 10 storey height was informed by the assessment of the Gasometer site streetwall. However, this is a much larger strategic development site of some 4 hectares on a main arterial road, compared with 26-56 Queens Parade of some 0.8 hectares;

(ii) The 26-56 Queens Parade strategic development site is constrained in being surrounded by NRZ or need for an appropriate transition in building scale from 1-2 storey heritage fabric adjacent, i.e. low scale fine grain surrounding land use with some higher development in this area at 5-6 storeys. This contrasts with the less constrained island nature of the Gasometer site;

(iii) The 26-56 Queens Parade site is not in a Major Activity Centre, not serviced by a rail station or directly on a tram line. The adjacent Brunswick Street tram service is at capacity and there is an absence of east west public transport services;

(iv) A transition in building scale from adjacent 1-2 storey, the heritage façade on Queens Parade, and the Queens Parade Boulevard would seem to be more appropriately met by a more gradual 3 storey transition to 5 to 8 storey than 3 to 8 to 10; and

(v) Apart from sensitivity to views from Newry Street and the Edinburgh Gardens, there needs to be sensitivity to views from Coleman Street, where existing 1 storey cottages are required to comply with sightlines of non-visibility on extensions, compromised by a 10 storey structure visible and dominantly so from Coleman Street; and

(d) amend the DDO 16 in Attachment 4 to include:

(i) A new design objective under Clause 1.0 Design objectives for Precinct 2a as follows:

“To encourage permeability within and through the site.”

(ii) An alteration to the mandatory building height in column 2 of Table 2 to “maximum 25m (8 storeys)”;

(iii) An alteration to the mandatory upper level setback from front of building in column 2 of Table 2 above the heritage façade to “minimum of 8m setback from 10m (3 storeys) to 16m (5 storeys)” and “minimum of 11m setback from 16m (5 storeys)”;

(iv) An alteration to the mandatory upper level setback from front of building in column 2 of Table 2 above new street wall (where no heritage façade exists) to “minimum of 5m setback from 10m (3 storeys) to 16m (5 storeys)” and “minimum of 8m setback from 16m (5 storeys)”;

(v) alterations to the mandatory controls for the setbacks in column 2 of Table 2 to reflect the amended mandatory maximum building height of 25m (8 storeys);

(vi) the following alteration to the text in Table 3:

“Façade design treatments and the articulation of new buildings should respect the detailing of heritage buildings.”

“Any part of a building above a non-heritage street wall height should use materials at the upper levels of the building that are recessive in finish and colour.”

“Incorporate fenestration patterns and solid to void ratios that respect heritage facades.”

(vii) changes to the built form outcomes in Table 2, Clause 2.0 Application requirements and Clause 4.0 Decision guidelines to ensure consideration of the visual dominance of development on the skyline when viewed from Coleman Street;

(viii)  the following alteration to the text in Table 1 regarding precinct 1B: maximum of 2 storeys for the rear laneway site known as Lot 1 on Title plan TP806921; and

(ix) other changes to the DDO necessary to reflect these amendments; and

(e) request that the Minister for Planning urgently introduce the draft interim Design and Development Overlay by way of a Ministerial Amendment under Section 20 (4) of the Planning and Environment Act 1987 to provide the required design guidance in the Yarra Planning Scheme for precinct at the western end of Queens Parade, including the site at 26-56 Queens Parade while a full Planning Scheme Amendment to introduce a permanent DDO for the same precinct and other parts of Queens Parade is advanced through the normal amendment process following completion of the Stage 3 work; and

(f) that the resolution, full report and attachments be forward to the Minister for Planning.

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