Professional Documents
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Boroondara C53 Planning Scheme Amendment UDF+Incorp+Doc +Kew+Residential+Services
Boroondara C53 Planning Scheme Amendment UDF+Incorp+Doc +Kew+Residential+Services
Boroondara C53 Planning Scheme Amendment UDF+Incorp+Doc +Kew+Residential+Services
Description
The redevelopment of the KRS site will embrace the “triple bottom line” approach to sustainability. The
following strategies will form a platform for the sites development.
Description
Overarching strategy for the site is to utilise opportunities for the maintenance, enhancement and
celebration of significant cultural and landscape assets on the site, generally within the future public realm.
Key Concepts Principles + Objectives Design Guidelines
4 Protection of major landscape elements. Movement 4 Develop new street and path pattern to reinforce the
4 Protection of important built heritage elements. 4 (M1) To invite people into the site. strength of existing avenues.
4 Protection of other cultural heritage components, including 4 (M1) To provide a good movement network and 4 Provide visual linkages through the site.
indigenous heritage. connection within and around the site and through its 4 Develop public open space network to maximise
4 Recognition of the axial nature of the main avenue in open space. enjoyment of existing stands of mature vegetation.
ordering the site. 4 (M1) To facilitate pedestrian and cycle access to/ through 4 Provide new landscaping to integrate and enhance
4 Recognition of the amenity and neighbourhood character site for people of all abilities, existing tree lined avenues.
provided by the significant stands of mature trees along and to minimise conflict with vehicular traffic. 4 Retain identified avenues for pedestrian networks.
the avenues. 4 (M2) Design movement and public space network that is 4 Recognise other cultural assets, including 'scar tree'.
- legible
- safe
- charming
- encouraging pedestrian use
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CHIN 4 (M4) To facilitate movement to and from site with existing
SON
DRIV
E Yarra Bend Park, Studley Park and Chandler Park.
Existing Recreation Facilities Built Forms
River Red Gum 4 (B1.1) To ensure significant vegetation/ buildings
incorporated in design concept.
Boundary Road Avenue River Red Gum Grove 4 (B1.3) To design public realm elements that reinforces
and acknowledges the topography of the site.
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Heritage Buildings
P R IN C E
W IL L S S
TREET
Retained Avenues
Cultural + Landscape Aspects
02 Kew Residential Services
Landscape Axes
4
Description
The existing site includes a number of strongly defined and environmentally significant avenues. Buildings on the site,
including those proposed for preservation, are also orientated to reinforce the primary landforms and contours of the
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north facing hillside.
CHIN
SON
DRIV
E
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Key Concepts Principles + Objectives 4 (B1.1) To connect and integrate existing heritage
Heritage Buildings P R IN C E
4 Public realm to incorporate significant existing landscape Movement structures and landscapes.
and cultural assets. 4 (M1) To invite people into the site. 4 To design public realm elements that reinforce and
Main Drive Avenue 4 Provision of clearly articulated and legible public realm
Lower Drive Avenue 4 (M1/M4) To provide a good movement network and acknowledge
and
Bishops circulation paths.
Pine connection - (B1.3) existing topography view corridors.
4 Integrated nodal point and avenues. - within/ around site and its open space. - (B2.1) link all parts of the development.
W IL L S S
TREET 4 Linking of existing cultural and landscape elements within - to surrounding areas and parklands, particularly to - (B2.3) create positive new visual experiences.
an integrated public realm. north and west: Yarra Bend Park, Studley Park and 4 (B1.2) Recognise the historical significance of the
4 Maintenance and enhancement of existing address points Chandler Park. Willsmere precinct and reinforce it as a dominant building
into the site. 4 (M1) Facilitate and enhance pedestrian and cycle access element of the precinct.
4 To provide a unifying landscaped axis across the site that to/ through site for people of all abilities. 4 (B3.1) Create positive character to promote community
will integrate cultural and landscape assets. 4 (M2) To design access points and movement network that is identity.
4 To complement and enhance the existing treed character - safe 4 Key elements of landscape setting
of the site. - legible/ clear of site maintained.
4 To provide access to public open space for residents - charming 4 To provide public amenity through significant tracts of
and visitors. - gives pedestrian priority landscaped open space across the site.
4 Visual and physical connection of the lower (northern) and - minimises pedestrian/ cycle/ vehicular conflict
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CHIN
upper (southern) points of the site. Uses Design Guidelines
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DRIV
E 4 (U4) To provide appropriate public open space that 4 Provide comprehensive network of pedestrian and cycle
Landscape Axis
- enhances the site use and surrounding area. paths throughout the site.
- encourages community interaction. 4 Existing main central avenue to be emphasised and
Built Form intercepted orthogonally by major new landscaped axis.
4 (B1.1) Ensure significant vegetation is acknowledged and 4 Maintain public permeability through the site and invites
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incorporated into design. Incorporate existing vegetation public into the site and incorporating heritage structures.
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(not identified as significant) where practicable. 4 Create multi-use public open space linking main
recreational and any community facilities across the site.
P R IN C E
Landscape Axes
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The Commons + The Grove
5
Description
Two areas, at the lower (northern) and upper (southern) ends of the
site have been identified as opportunities to consolidate substantial
open landscaped zones as public open space.
The upper site – “Yarra Bend Grove” – is also an important linkage into the
site, and provide the direct link into Yarra Bend Park.
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CHIN
SON Key Concepts Principles + Objectives
DRIV
E
4 Maintenance and enhancement of linkage to Uses
Yarra Bend Park. 4 (U1) To encourage a range of complementary community
Wetlands 4 Utilising landscaped space at northern and southern uses for local and surrounding residents.
The Terraces The Common parts of site as entry-points to site. 4 (U1) To encourage an integrated residential community.
4 Integration of community facilities into the Common and Built Form
other public areas where practicable. 4 (B4.1) To facilitate safe use and access for recreation.
4 Recognition of the high ground adjacent to Yarra Bend
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HUT Description
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DRIV SON
E
The existing site has a strong and consistent topographical structure
that has been further reinforced by the siting of existing buildings and
avenue planting. The primary contour lines support (ideal) northern and
north-eastern orientation patterns that can be strengthened with street
Ridge alignments consistent with and reinforcing of the contour structure.
Key Concepts Principles and Objectives
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4 Alignment of secondary street pattern with underlying Built Form
SS STR contour structure. 4 (B1.1) Align new street network and built form to the
4 Use streets to reinforce significant internal vistas. topography of the site.
4 Maintenance and enhancement of building / - Terracing of site.
P R IN C E
Design Guidelines
4 Integrate streets and buildings within the contour structure of
site to minimise their impact and reinforce natural topography
of site.
4 Street network to be legible to enable ease of navigating
and understanding the site.
4 Drainage facilitated across the contours. Stormwater
collected in Wetlands in the lower ‘basin’ of the site.
P R IN C E
05
Topographically
Aligned Streets
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SON
DRIV
E
Description
Community Hub
This strategy aims to optimise the accessibility of the site which has
traditionally been isolated from its neighbourhood, by providing good
public transport and pedestrian linkages.
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SS STR
Key Concepts User
General: 4 (U1) To encourage an integrated residential community
P R IN C E Actively link site to its neighbourhood. Access for all abilities.and complementary uses including community uses.
4 (U1) Road network designed for ease of
Pedestrian Network: reaching local destinations for residents
4 Pedestrian linkages on all site frontages. without traversing entire site by car.
4 Provision for future pedestrian linkages to adjacent - Main avenue
W IL L S S
TREET developments. - Secondary links
4 Combined pedestrian and bike paths. 4 (U1) To allow for potential future pedestrian linkages to
Indicative Public Transport Link 4 Public transport link to community hub and middle terraces. adjacent development.
Local Bus Services
and through the site. 4 Open space networks linked in a clear, legible and safe
SS STR
4 (M2) To facilitate access for people of all abilities. manner and encourage community interaction.
4 (M3) To ensure roads/ networks are designed to 4 Provision of local link to public transport system.
P R IN C E
encourage pedestrian use and links through the site to 4 All major public open space elements to incorporate
surrounding environs including recreational, retail and bicycle and pedestrian pathways that provide access for
community facilities. all abilities.
4 (M4) To facilitate effective use of the sites public open
space areas.
W IL L S S
TREET
Description
Edge conditions need to be designed in a site specific manner for each area to promote an interface which
integrates the site with its surrounds, recognising adjacent amenity as well as the design opportunities
stemming from the characteristics of the site.
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D
S S S TR
S S S TR
D
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P R IN C E
C
P R IN C E
C
W IL LI S W IL LI S
STREET STREET
F
HUT HUT
C H IS C H IS
ON ON
D R IV D R IV
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F
B
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Boundary Road
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S S S TR
S S S TR
4 Existing avenue to be maintained as pedestrian path, access for all abilities. B
(Recognising existing slope condition constraint of sites topography)
P R IN C E
P R IN C E
4 New vehicular road east of existing avenue.
4 Provision of sheltered rest points where practicable.
W IL LI S W IL LI S
STREET STREET
E
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C H IS HUT
ON C H IS
D R IV ON
E D R IV
E
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S S S TR
A
P R IN C E
A
Section B - B | Willsmere Walk | Edge Condition
W IL LI S W IL LI S
STREET STREET
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Interfaces + Edges
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C H IS
ON
Main HDrive
UTC
H IS O
N
D R IV
E
D R IV
E
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boundary interface through treatment of fence line
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S S S TR
S S S TR
P R IN C E
C
P R IN C E
W IL LI S W IL LI S
STREET STREET
F
HUT HUT
C H IS C H IS
ON ON
D R IV D R IV
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F
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S S S TR
S S S TR
P R IN C E
P R IN C E
W IL LI S W IL LI S
STREET STREET
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Interfaces + Edges
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C H IS
HUT ON
D R IV
Princess Street C H IS
ON
D R IV
E
E
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4 Pedestrian permeability. D
S S S TR
S S S TR
4 Primary address from interior of site D
P R IN C E
C
– not Princess Street.
P R IN C E
4 To encourage passive surveillance.
4 To promote and allow for future linkages.
4 Visual penetration into site
4 Open space / landscaping
C
W IL LI S W IL LI S
STREET STREET
F
HUT HUT
C H IS C H IS
ON ON
D R IV D R IV
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F
B
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S S S TR
S S S TR
P R IN C E
P R IN C E
W IL LI S W IL LI S
STREET STREET
F
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HUT HUT
C H IS
F
Interfaces + Edges
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S S S TR
S S S TR
B
P R IN C E
P R IN C E
W IL LI S W IL LI S
STREET STREET
E
Hutchinson Drive HUT
C H IS HUT
ON C H IS
D R IV ON
E D R IV
E
E
4 “New address” to site.
4 Open landscape vista to site protected and enhanced by creation of public
common and open space along Hutchinson Drive.
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4 Access/ proximity to public facilities/ activity centre and common.
S S S TR
4 Vista to Willsmere Towers protected.
A
P R IN C E
A
W IL LI S W IL LI S
STREET STREET
06
HUT C H IS
C H IS ON
F
Interfaces + Edges
B 13
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S S S TR
S S S TR
B
P R IN C E
P R IN C E
W IL LI S W IL LI S
STREET STREET
E
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C H IS HUT
ON C H IS
D R IV ON
E D R IV
4 Recognise significance of the high ground adjacent to Yarra Bend E
E
Park as an important public feature.
4 Extension of Yarra Bend parkland into site.
4 Formal pedestrian link to ‘The Terraces’ central green spine pedestrian
link to Willsmere Avenue and through to Hutchinson Drive.
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S S S TR
4 Protection of existing trees and public open space amenity.
A
P R IN C E
A
W IL LI S W IL LI S
STREET STREET
06
ON E
D R IV
Interfaces + Edges
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D
S S S TR
S S S TR
D
P R IN C E
C
P R IN C E
C
W IL LI S W IL LI S
STREET STREET
F
HUT HUT
C H IS C H IS
ON ON
D R IV D R IV
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F
Kew Gardens Interface
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S S S TR
4 Identify opportunity for future pedestrian link where possible.
S S S TR
P R IN C E
P R IN C E
W IL LI S W IL LI S
STREET STREET
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C H IS HUT
ON C H IS
D R IV ON
E D R IV
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S S S TR
A
P R IN C E
Willsmere
complex
behind
site boudary
Site
Boundary
The Common Hutchinson
Drive
Exisiting heritage
buildings retained
Description
The provision of an extensive, integrated public open space network on the site demands a well considered
approach to relationships between the public and private realms. Private development should be designed to
contribute positively to the safety and amenity of adjacent public areas. It can also define more structured open
spaces. Edge treatments should reflect the nature and function of the adjacent open space.
Design Guidelines
4 Public open spaces will be integrated with residential
development.
4 Street frontage and building interfaces designed to:
- maximize passive security
- protect and enhance street amenity
- provide quality, habitable private open space
4 Pedestrian network maximizes access to public open
space for all residents and visitors.
Description
The site’s topography, orientation, views, landscape, corridors and public open spaces suggest a range
of housing types and forms.The existing primary structures and landmarks and the broad topographical
structure of the site establish a pattern of building forms and massing which varies across the site.
The dramatic and robust quality of the site's topography, together with the site’s well established and
mature vegetation will support strategically located building envelopes of up to five levels. Other areas will
be limited to lower scaled development in order to maintain the integrity and quality of existing residential
precincts adjacent to the site.
Willsmere
complex
behind
Site
Boundary
The Common Hutchinson
Drive
Exisiting heritage
buildings retained
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C H IS
ON
D R IV
E
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S S S TR
P R IN C E
W IL LI S
S TR E E T
08 Kew Residential Services
Building Envelopes and Setbacks
19
2
HUT
4m single storey CHI
setback SON
DRI
6m VE Possible Future
double Wetland
storey
setback
3
2
2
4 3
3
5
3
26m 5
setback 3
ET
3
4
STRE
3
Links to existing
5
open space to 3
5
Studley Park 3
CESS
5
PRIN
4 3
4
3
3 3
Potential Public
Transport Route
09 Kew Residential Services
Framework Plan - The Vision
Potential
20
Residential
Development Sports +
h)
Recreational
ut
Zones
So
Facilities
th
or
(N
e
in
Sp
Landscape Edge
e
ac
Sp
Willsmere Walk
n
Wetlands - Retarding basin
pe
O
ic
bl
Pu
Major Public
Open Space No.2
Public Common
“The Terraces”
Pu
bl
ic
O
Major Public Public Transport pe
n
Open Space No.1 Route Sp
Landscape Edge ac
Yarra Bend Grove e
Wills Street Walk Sp
No vehicular access in
e
from Wills Street (E
as
tW
Existing Heritage es
Buildings t)