The 3068 Group Objection – The Foundry, CLIFTON HILL – PLN19/0845 p
Objection to PLN19/0845 on Urban Design Grounds
The Foundry
592 - 622 SMITH STREET AND 2 - 12 ALEXANDRA PARADE AND 1 - 7 REEVES STREET, CLIFTON HILL
The 3068 Group Inc.
July 23 2020
The 3068 Group Inc.
PO Box 118, Clifton Hill 3068
Incorporated 1998
ABN 61 907 325 331
Community protecting heritage for present and future generations
The overall aim of the 3068 Group is to maintain the heritage character, streetscape and amenity of the postcode area of 3068 and the City of Yarra.
The 3068 Group objects to the Foundry Planning Application PLN19/0845 592-622 Smith Street and 2-1 Alexandra Parade and 1-7 Reeves Street, Clifton Hill, on Urban Design Grounds.
The 3068 Group submits that, since the subject site does not yet have a Development Plan Overlay or Design and Development Overlay, the most relevant guidance for height is the DPO and DDO’s applied to nearby sites.
The 3068 Group submits that relevant guidance for height can be inferred from the nearby site controls including:
- Development Plan Overlay Schedule 16 that covers the former Fitzroy Gasworks on the opposite side of Smith Street.
- Design and Development Overlay 13, Emma Street Precinct Collingwood and
- Design and Development Overlay 19, 64 ALEXANDRA PARADE, CLIFTON HILL (Former Provans Site)
- DDO20 Proposed Queens Parade C231.
The 3068 Group submits that new development between Alexandra Parade and HO317 should certainly be less than mandatory height controls for the gasworks site.
The gas works site, being a former industrial site on a 4 ha traffic island, has fewer constraints and offsite impacts. The gasworks can accommodate greater height than the subject site.
The height controls for Queens Parade Precinct 3 (18m mandatory ) is relevant to Smith Street Frontage and should be adopted for the proposal.
The height controls for Queens Parade Precinct 2 (28m mandatory) is relevant to Alexandra Parade Frontage and should be adopted for the proposal.
Emma Street Precinct is applicable for the interfaces between the subject site and HO317 and Smith Street.
Former Fitzroy Gasworks DDO16
The height controls for the Gasworks site are specified in Table 1 of SCHEDULE 16 TO CLAUSE 43.04 DEVELOPMENT PLAN OVERLAY Shown on the planning scheme map as DPO16. 111 QUEENS PARADE AND 433 SMITH STREET, FITZROY NORTH (FORMER FITZROY GASWORKS)
The gas works site, being a former industrial site on a 4 ha traffic island, has fewer constraints and can accommodate greater height than the subject site without offsite impacts.
Table 1: Building heights and street wall setbacks
Street | Distance from boundary | Maximum height within setback* |
Smith Street between Queens Parade and Council Street | 0 – 8 metres | 17 metres (5 storeys) |
Greater than 8 metres | 33 metres (10 storeys) | |
Alexandra Parade | 0 – 22 metres | 33 metres (10 storeys) |
Greater than 22 metres | 33 metres (10 storeys) |
* Height in metres is the primary measure of height. Storey measure provides a guideline.
Emma Street Precinct, Collingwood DDO13
This precinct is directly south of the subject site and shares many similarities. It has the following controls.
Preferred future character An area where future development respects the scale and character of buildings in the area, particularly the heritage buildings in Smith Street. The valued low-rise character of the heritage areas retained. The remaining non-heritage sites may be redeveloped in scale with surrounding buildings.
Design objectives To retain the valued features which contribute to the preferred future character and heritage of the area. To ensure development fits with its context and the preferred future character.
To encourage an appropriate transition between the scale and character of the traditional retail strip centre in Smith Street and lower-rise residential areas to the east.
Buildings and works
The street frontage façade of infill development should complement the predominant street frontage height of nearby and abutting properties.
The street façade height should not exceed three storeys or 12 metres.
Development above street façade height should be set-back and the scale should be subservient to contextual buildings along Smith Street.
Former Provans Site, 64 Alexandra Parade
SCHEDULE 19 TO CLAUSE 43.02 DESIGN AND DEVELOPMENT OVERLAY Shown on the planning scheme map as DDO19.
Buildings on the site are a maximum 8 storeys and 25 metres.
Future development on the site provides a consistent street wall height to the public realm along Alexandra Parade and Gold Street of a maximum of 3 storeys and 12 metres.
Heritage
Preserve identified primary views to the Shot Tower, particularly from the north west corner of the median strip and south west corner of Brunswick Street and Alexandra Parade by providing adequate setback and building separation to maintain clear sky between new development and the Shot Tower to retain the prominence of at least the top one-third of the height of the structure.
Preserve identified primary views to at least the top one-third of the Shot Tower, particularly from the Eastern Freeway (west of the overpass) by providing clear sky in the backdrop of at least the top one-third of the height of the structure
Upper levels of development are appropriately sited so as not to diminish the appreciation of, or impact primary views to at least the top one third of the height of the Shot Tower from the west on Alexandra Parade.
Provide for a range of dwelling types to cater for a variety of housing needs including the provision of up to 10% of dwellings as affordable housing (as defined at section 3AA of the Planning and Environment Act 1987).
An assessment of the level, nature and distribution of any contamination within, or in close proximity to, the land, if required).
Decision guidelines
The response to identified heritage values of the site and broader precinct, including primary views to at least the top third of the height of the Shot Tower.
The recommendations of a contamination assessment and remediation strategy.
C231 Queens Parade
These controls have been adopted by the City of Yarra but not yet gazetted.
Amendment C231 controls:
- Queens Parade Precinct 2 - 28m mandatory plus plant and equipment
- Queens Parade Precincts 3 - 18m mandatory
- Queens Parade Precincts 5 - 43m preferred
Map of C231 precincts with subject site highlighted
Built Form in Alexandra Parade
British United Shoe Machinery Co Alexandra Parade 1948
Existing Built form on Alexandra Parade
