Amendment C273Yara - Heidelberg Road

Jeffrey Street road leading to commercial area

Yarra City Council is proposing to introduce permanent built form and design requirements for commercial areas along Heidelberg Road, Alphington/Fairfield.

This refers to land within the Commercial 1 and 2 Zone along the south side of Heidelberg Road within Yarra.  The permanent built form and design requirements are to be progressed through Draft Amendment C273yara. 

These changes will help guide potential future development, ensure development responds to heritage fabric, and minimise impacts on sensitive residential interfaces such as backyards, and public spaces like footpaths, kerb outstands and parklands.  An objective of the proposed draft built form control is to ensure development delivers a high quality landscaped interface that incorporates canopy trees (where appropriate), openness and a significantly improved pedestrian amenity along Heidelberg Road providing passive surveillance and activated, pedestrian-oriented facades.

The draft amendment also proposes to apply the Heritage Overlay (HO) to several properties and delete the Heritage Overlay from one property.

What stage is this amendment at and what are the next steps?

There are six stages in the draft amendment process.  

 

Draft amendment process explained: Step 1 Request Consent

Draft Amendment C273 is at Stage 1 of the Advisory Committee Process – request consent to prepare and notify a draft amendment. 

At the Council meeting on 25 October 2022, Council resolved to (in summary) request consent from the Minister for Planning to prepare and exhibit Draft Amendment C273 as per the Terms of Reference  for the Yarra Activity Centre Standing Advisory Committee.  The Minutes of the Council Meeting can be found here.  

You can find more information on Yarra’s Advisory Committee Process and Amendments webpage or Planning Panel’s Victoria website and on the Yarra Standing Advisory Committee - Information Sheet.

What are the proposed changes to the planning scheme? 

The draft amendment proposes to:

  • Amend Local Area Policy at Clause 11.03-1L Activity Centres under the Heidelberg Road, Alphington subheading to include updated policy to guide built form within the Heidelberg Road Neighbourhood Activity Centre.  Note: this update is to the adopted Amendment C269 planning policy framework which is not yet approved.  This update could also be applied to existing Clause 21.08 Neighbourhoods, subheading Fairfield – Alphington.
  • Replace interim Design and Development Overlay Schedule 18 (interim DDO18) with permanent Design and Development Overlay Schedule 18 (DDO18) which applies to the land zoned Commercial (C1Z and C2Z) along Heidelberg Road. 
  • Apply Heritage Overlay HO451 to the properties at 730-734 Heidelberg Road, Alphington.
  • Apply Heritage Overlay HO455 to the property at 760-764 Heidelberg Road, Alphington.
  • Delete Heritage Overlay HO362 from the property at 2 Killop Street, Alphington.
  •  Amend the Schedule to Clause 43.01 Heritage Overlay to include HO451 and HO455.
  • Amend the Schedule to Clause 72.04 Incorporated Documents to include “The Post Office and the group of shops on Heidelberg Road Statement of Significance” and “Cooper Knitting Factory (former) Statement of Significance” and update the “City of Yarra Database of Heritage Significant Areas”.
  • Amend the Schedule to Clause 72.08 Background Documents to include: 
    •  Heidelberg Road Heritage Review (Stage 1), RBA Architects Conservation Consultants 2019;
    • Heidelberg Road Heritage Review (Stage 2), RBA Architects Conservation Consultants 2019;
    •  Part 2: Heidelberg Road Built Form Framework – Design Strategy and Recommendations, Hodyl & Co, November 2019; and 
    •  Traffic and Vehicle Access Assessment, Heidelberg Road, Fairfield/Alphington, Traffix Group, November 2019.
  • Amend Planning Scheme Map Nos. 3DDO and 4DDO by replacing interim DDO18 with a permanent DDO18.
  • Amend Planning Scheme Map No. 4HO by applying HO451 and HO455 and deleting HO362 from the property at 2 Killop Street, Alphington.

The draft amendment does not include changes to policy or planning controls for residential zoned land nor the approved Alphington Paper Mill Development Plan. 

The draft amendment documents can be viewed on the 25 October Council Meeting webpage.

What does proposed draft DDO18 try to achieve?

The proposed draft Design and Development Overlay – Schedule 18 (DDO18) aims to provide a balanced approach by guiding different levels of potential development across the Heidelberg Road Precincts.  It aims to ensure that new buildings will respond to heritage fabric and minimise impacts on sensitive residential interfaces such as backyards, and public spaces like footpaths, kerb outstands and parklands.

The built form and design requirements are split into ‘General Requirements’ that apply across the Precincts and ‘Precinct Design Requirements’ that are specific to each Precinct.  The requirements cover elements such as street wall height , upper level front and side street setbacks, building height, interface and rear setbacks, overshadowing and daylight access, front setbacks to street(s), building separation, building layout and access, parking and loading bay requirements.

Proposed draft DDO18 includes a mix of mandatory maximum requirements and preferred maximum requirements.

Proposed draft DDO18 provides built form and design requirements for 3 Precincts (Precinct 3 is split into two sub-precincts) along the south side of Heidelberg Road:

Precinct 1 – Commercial 1 zoned land that is immediately adjacent to large parklands which front the Yarra River.  It includes the Porta site and its large heritage industrial warehouse and distinctive brick chimney.

Precinct 2 – Commercial 2 zoned land in relatively close proximity to the Fairfield Neighbourhood Activity Centre.  The areas to the immediate south are in the Neighbourhood Residential Zone.

Precinct 3A – A single large site to the west of the former Alphington Paper Mill site on the corner of Chandler Highway and Heidelberg Road.  The site is zoned Commercial 1 and has a direct interface with Neighbourhood Residential zoned areas to the west and south. 

Precinct 3B – Commercial 1 Zone land that includes heritage significant, narrow-fronted buildings.  It is also affected by an existing Public Acquisition Overlay (PAO).  Draft Amendment C273 proposes to apply the Heritage Overlay (HO) to several properties within this precinct. 

What controls are currently in place for the area?

In terms of built form and design requirements, there are currently temporary requirements (interim DDO18 – Heidelberg Road Precincts) that apply to the area (introduced via Amendment C272yara). These will expire after 22 April 2023.  The permanent requirements that are proposed in Draft Amendment C273yara would replace interim DDO18.

Land Affected by proposed draft DDO18

The Maps below show where the draft Design and Development Overlay – Schedule 18 (DDO18) applies:

 

Map of land affected by proposed draft DDO18

How was the Amendment prepared?

Council prepared the following strategic background work to inform Amendment C272yara which introduced interim DDO18:

  • Heidelberg Road Heritage Review (Stage 1), RBA Architects Conservation Consultants 2019;
  • Heidelberg Road Heritage Review (Stage 2), RBA Architects Conservation Consultants 2019;
  • Part 1: Heidelberg Road Built Form Framework – Urban Context Analysis, Hodyl & Co, July 2019;
  • Part 2: Heidelberg Road Built Form Framework – Design Strategy and Recommendations, Hodyl & Co, November 2019; and
  • Traffic and Vehicle Access Assessment, Heidelberg Road, Fairfield/Alphington, Traffix Group, November 2019

We have undertaken a review of the interim DDO18 to test its suitability for translation into a permanent provision and recommend necessary refinements.  The review included:

  • Consideration of community consultation feedback from 2021;
  • Consideration of Victorian Civil and Administrative Tribunal (VCAT) cases within the area to enhance the clarity and workability of the provision;
  • Learnings from other recently adopted amendments
  • Ensuring it will achieve the development outcomes sought for the Precincts.

Further information

The documents that informed the preparation of draft permanent DDO18 can be viewed here:

Built Form Framework

Part 1: Heidelberg Road Built Form Framework – Urban Context Analysis, Hodyl & Co, July 2019

Part 2: Heidelberg Road Built Form Framework – Design Strategy and Recommendations, Hodyl & Co, November 2019

Heritage Review

Heidelberg Road Heritage Review (Stage 1), RBA Architects Conservation Consultants 2019

Heidelberg Road Heritage Review (Stage 2), RBA Architects Conservation Consultants 2019

The Post Office and the group of shops on Heidelberg Road Statement of Significance” 

“Cooper Knitting Factory (former) Statement of Significance

Traffic and Vehicle Access Assessment

Traffic and Vehicle Access Assessment, Heidelberg Road, Fairfield/Alphington, Traffix Group, November 2019

Draft Local Area Plan

For more information on the draft Local Area Plan can be viewed on its webpage.

Council Report

What is a design and development overlay?

The Design and Development Overlay (DDO) is a planning tool that is applied to areas where specific requirements relating to the built form and design of new development are needed. They set requirements for the height, form and the general design of buildings.

Find out more about what a DDO is on this information sheet.

Why have we prepared this draft amendment?

The State Government requires local councils to address population and employment changes to meet their city’s needs. Activity centres have been identified as appropriate areas to accommodate growth as they have good access to employment, public transport and other amenities.

The Yarra Spatial Economic and Employment Strategy (2018) seeks to support growth in retail and other employment uses in the Neighbourhood Activity Centre (NAC) and commercial areas along Heidelberg Road.

Council’s adopted Clause 11.03-1L Activity Centres policy includes the objective ‘to manage a sustainable network of activity centres that facilitate appropriate economic and housing growth to provide attractive places for social and community interaction’. 

The former Alphington Paper Mill site (APM) is identified in Plan Melbourne as an ‘urban renewal precinct’ and is categorised as a ‘high change area’ in Yarra’s Housing Strategy (2018) and in adopted Clause 16.01-1L ‘Location of residential development’.  Redevelopment of this site is guided by a site-specific Development Plan Overlay (DPO) and an approved Development Plan. The Yarra Housing Strategy notes that a large amount of development is already occurring within the APM site.

The above policy directions assist to reinforce the importance of the NAC and surrounding commercial areas and to limit changes in established residential areas.

The draft amendment is required to ensure new development responds sensitively towards residential areas, heritage buildings and public spaces and to provide greater certainty of potential built form outcomes.

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