Yarra City Council is proposing to introduce permanent built form and design requirements for the Collingwood South Precinct. This refers to the Mixed Use Zone land east of Smith Street, between Wellington and Little Oxford streets. These changes will help guide potential future development, ensure it responds sensitively to heritage buildings and minimise impact on sensitive residential interfaces such as backyards and public spaces like footpaths, parks and expanded street corners.
The permanent built form and design requirements would be introduced through an amendment to the Yarra Planning Scheme known as draft Amendment C293yara (Amendment C293) after it is considered by the independent Yarra Activity Centre Standing Advisory Committee and should the Minister for Planning approve it.
You can find more information regarding the Standing Advisory Committee process on Yarra’s Advisory Committee Process and Amendments webpage and Planning Panel’s Victoria website.
Land Affected by the Amendment
View the map below to see which DDO applies to your property or you are close to.
What controls are in place for the area?
At the moment, there are temporary requirements (interim DDO23) that apply to the precinct. These will expire on 30 June 2022. The permanent requirements that are proposed in Amendment C293 would replace interim DDO23.
What does the Amendment do?
The Amendment proposes to:
- Replace the current interim Design and Development Overlay (known as interim DDO23) with a new permanent DDO23 for the Yarra Planning Scheme to guide built form in the Collingwood South (Mixed-Use) Precinct.
- Delete the existing Design and Development Overlay that applies to Main Roads and Boulevards (DDO2) from the area that would be covered by the permanent DDO23.
- Amend Clause 21.11 Reference Documents to include the Brunswick Street and Smith Street Built Form Review: Collingwood Built Form Framework 2018, Collingwood Mixed Use Pocket Heritage Analysis and Recommendations 2018 and Supplementary Heritage Report: Collingwood South (Mixed Use) Precinct, 2021 as reference documents in the planning scheme.
How was the Amendment prepared?
The below graphic describes how Amendment C293 was prepared. Based on the background work that informed the interim DDO23, a review was undertaken and supporting documents were updated where necessary. The review informed the proposed draft DDO23 of Amendment C293.
What does the draft DDO23 try to achieve?
The proposed draft Design and Development Overlay – Schedule 23 (DDO23) aims to provide a balanced approach by guiding different levels of potential development across the Collingwood South Mixed-Use Zone Precinct. It aims to ensure that new buildings will be sensitive towards heritage buildings, minimising impact on sensitive residential interfaces (for example backyards) and public spaces such as footpaths, parks and expanded street corners.
Built form and design requirements relate to street wall height, front setbacks (distance from a building to the property boundary), upper level setbacks (distance from upper levels to the lower building parts, usually referred to as street wall), overall building height, setbacks to residential properties and transition of potential development towards adjoining heritage buildings and public spaces. In its current form, the proposed DDO23 would achieve a low to mid-rise building that responds to the character and topography of the Collingwood South Mixed-Use Zone Precinct.
The DDO provides built form and design requirements for three areas in Collingwood South:
Area 1 – Area around Peel Street and Oxford Street
Area 2 – Area around Derby Street and Cambridge Street
Area 3 – Area around Wellington Street and Langridge Street.
Areas 1 and 2 contain a mixed residential context and more consistent heritage streetscapes. Proposed street wall height requirements are generally low (2 storeys) and the proposed lower to moderate overall building height ranges from 3 to 6 storeys, depending on what is adjacent. New development in these areas would have to transition towards adjoining heritage buildings.
Sites in Area 3 are generally larger, the area lacks heritage buildings and there are minimal sensitive interfaces. This allows for a proposed modest street wall (4 storeys) and comparatively taller proposed overall building heights (ranging between 8-12 storeys). Buildings in this area were mostly approved and/or built before the current interim DD023 was in place.
The DDO also includes requirements regarding building separation, overshadowing of public spaces and residential properties, location of parking and loading areas, wind effects as well as façade design requirements.
The proposed DDO23 includes a mix of mandatory and preferred requirements to achieve the outcomes generally described above.
If you want to know more about what DDOs can and cannot guide in general and why not all requirement can be mandatory, please see the information sheet on DDOs.
Draft Amendment Documents
Below are the formal draft amendment documents that are currently on exhibition. The draft DDO23 is proposed to become part of the Yarra Planning Scheme. It is recommended that you refer to these and/or the supporting documents below, should you wish to make a submission.
- Draft C293yara – Proposed DDO23
- Draft C293yara – Proposed deletion of interim DDO23 and DDO2 from scheme maps
- Draft C293yara - Proposed permanent DDO23 Scheme Map
- Draft C293yara – Proposed Clause 22.11 Reference Documents for exhibition
- Draft C293yara – Explanatory Report for exhibition
- Draft C293yara – Instruction Sheet for exhibition
The supporting documents below have helped to inform the draft amendment documents of Amendment C293. They provide the strategic justification for the draft amendment.
- Brunswick Street and Smith Street Built Form Review Collingwood Built Form Framework 2018
- Collingwood Mixed Use Pocket Heritage Analysis and Recommendations 2018
- Supplementary Heritage Report Collingwood South Mixed Use Precinct 2021
- Traffic Engineering Assessment Brunswick St and Smith St Activity Centres 2019
The Council Meeting Report and relevant Council Meeting Minutes can also assist you in providing an overview of the draft amendment.
The information sheets were prepared to give a non-formal overview of how the draft amendment was prepared and to explain in a non-formal way what the proposed draft DDO23 would require of planning permit applications, should it be approved by the Minister for Planning.
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 Collingwood South Precinct has been identified to accommodate a mix of ‘high change’ and ‘incremental change’ where pockets of heritage buildings would accommodate lesser change. It is expected that the area will play a significant role in accommodating change in the long-term.
The draft amendment is required to ensure new development responds sensitively towards heritage buildings and public spaces and to provide greater certainty of potential built form outcomes.
What stage is this amendment at and what are the next steps?
There are six stages in the draft amendment process.
We are currently in the second stage of the draft amendment process. Yarra Council is seeking community feedback and/or submissions to the proposed draft amendment that will be considered by the independent Standing Advisory Committee.
Community members who make a submission will have an opportunity to speak to their submission at a Council Meeting prior to it being referred to the Standing Advisory Committee. The independent Advisory Committee will review and hear public submissions in its consideration of the proposed amendment.
You can find more information on Yarra’s Advisory Committee Process and Amendments on Yarra's webpage , Planning Panel’s Victoria website and on the Yarra Standing Advisory Committee - Information Sheet.
How to make a submission?
You are welcome to make a submission to the proposed draft Amendment C293yara.
Submissions must be made in writing and are due by 5pm on 27 October 2021.
Post: Attention Strategic Planning PO Box 168, Richmond VIC 3121 (Subject line: Amendment C293yara - Submission).
Email: firstname.lastname@example.org. If you do not receive a confirmation email on your submission after a few days, please get in touch with us on 9205 5555.
Please provide us with your name and contact details so that we can contact you about the next stages of the process.
Your submission must indicate if you support or oppose the amendment, or parts of the amendment, and you can also outline any recommended changes.
Please note: in accordance with the Planning and Environment Act 1987, Council must make a copy of any submission available for public inspection.