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3.1 Wider Urban Context

3.1.1 Site Location
The subject site is located at 36-44 Doonside Street, with frontages
to Appleton Street, David Street and Doonside Street in Richmond,
approximately 3.5km to the east of Melbournes CBD.
3.1.2 Urban Structure
The City of Yarra is traditionally an industrial municipality, and may be
defined as an interface location, between contrasting land uses and built
form types, adjoining major roads and local streets.
The subject site is surrounded by a wide range of urban conditions,
including:
Close proximity to the Yarra River Corridor and opportunities to
improve accessibility / linkages to riverside open spaces.
Established residential neighbourhoods to the south and west
Proximity to Burnley Street and Victoria Street, which are major
arterial roads with high traffic levels, providing key connections to
the CBD, freeway systems, and public transport access provided by
Route 109 tram.
Immediate proximity to the Victoria Street Major Activity Centre
(including Victoria Gardens Shopping Centre) to the north, comprising
large-footprint, bulky buildings facing Victoria and Burnley Streets.
Industrial areas of the subject site to the south, east and west.
Proximity to five local schools and educational facilities within 800m
(or 10 minute walking distance).
Taking these different urban conditions into account, the subject sites
location demands a comprehensive contextual response.
The impacts of structural economic change on Yarras traditional
manufacturing base are well recognised, with promotion of new
opportunities for surplus industrial land. As such, the local area around the
subject site is undergoing significant change through recent and proposed
developments, for mixed-use, residential and commercial buildings.
Victoria Gardens Shopping Centre is also set to expand in the near future.
Melbourne
CBD
Subject Site:
Doonside Street
approx. 3.5km
Regional location of the subject site
(Aerial Source: Google Earth 2010) 0
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3.1.3 Activity Nodes
It is understood that the Victoria Street East Precinct (which includes the
subject site) forms part of the Victoria Street Major Activity Centre (identified
in Melbourne 2030). Other nearby activity centres include:
Bridge Road, Richmond - Major Activity Centre
Swan Street, Richmond - Major Activity Centre
Hawthorn, Glenferrie Road
Melbourne CBD
400m
800m
5 min walking distance
10 min walking distance
Trinity
Catholic
School
Yarra
Primary
School
Melbourne
Girls
College
Hawthorn West Primary School
Lynall Hall
Community
School
retail / commercial strip
retail / commercial strip
Victoria
Gardens
shopping
centre
retail / commercial strip
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Industrial
Retail / Commercial
School / college
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BRIDGE ROAD
SWAN STREET
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Yarra River
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400m
800m
5 min walking distance
10 min walking distance
Trinity
Catholic
School
Yarra
Primary
School
Melbourne
Girls
College
Hawthorn West Primary School
Lynall Hall
Community
School
retail / commercial strip
retail / commercial strip
Victoria
Gardens
shopping
centre
retail / commercial strip
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Industrial
Retail / Commercial
School / college
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VICTORIA STREET
BRIDGE ROAD
SWAN STREET
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Yarra River
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Urban structure surrounding the subject site
(Aerial Source: Google Earth 2010)
3.1.4 Green Space Network
Proximity to the Yarra River provides links between the activity centre
on Victoria Street and the areas most important open space corridor.
The Yarra River open space corridor includes Studley Park Golf Course,
Flockhart Reserve and Dickinsons Reserve to the north of the subject site,
Pridmore Park to the east and Burnley Park to the south, as well as smaller
green spaces and the established riverside trails, including the Capital City
Trail.
Other public open space in the vicinity of the subject site is currently very
limited, within this highly urban, ex-industrial precinct.
The importance of the river corridor as a local and regional open space
is paramount. However, existing links to the riverside and its pedestrian
paths are insufficient, as identified in the Urban Design Framework.
SJB Urban Urban Context Report | 36-44 Doonside Street, Richmond
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3.1.5 Movement Network
Vehicles: Victoria Street and Burnley Street are the key routes for vehicular
traffic close to the site. Victoria Street extends to Hawthorn and beyond,
and into the CBD, while Burnley Street connects the precinct to City Link.
The fine-grained, grid-based network of streets provides for local vehicle
access.
Bicycles: The local street network provides good access for bicycles, with
connections to the Capital City trail along the Yarra River. Burnley Street
provides demarcated bicycle lanes on both sides.
Public Transport: The Victoria Street tram route (109) is part of the
Principle Public Transport Network. Burnley Station is approximately 15
minutes walk away, and provides access to the Glen Waverly, Alamein,
Belgrave and Lilydale Railway Lines.
Pedestrians: The fine-grained, grid-based network of streets provides a
high level of pedestrian accessibility. The environments and intersection
of Victoria Street and Burnley Street have limited amenity for pedestrian
movement. The UDF also outlines the potential for new development to
provide more mid-block pedestrian links and enhanced access to the River
corridor.
400m
800m
5 min walking distance
10 min walking distance
Tram Route Nos 24 & 109
Tram Route No. 48 & 75
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Pridmore
Park
Citizens Park
(Richmond Oval)
Burnley Park
(Burnley Oval)
W.H.S Dicksons
Reserve
Studley Park
Golf Course
Subject
Site
Transport routes and open space surrounding the subject site
(Aerial Source: Google Earth 2010)
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The subject site location
(Aerial Source: NearMap 2010)
Doonside Street
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Appleton Street
Subject site from the corner of David / Appleton Streets (above)
Subject site from Doonside Street looking south (below)
3.2 Local Urban Context
The subject site measures 5179 m
2
(0.52 ha) in area and is L-shaped in
plan. It has frontages onto Doonside Street, David Street and Appleton
Street, to the north, east and south respectively.
At present the subject site is partially fenced to the south on Appleton
Street, with no boundary fencing on David or Doonside Streets. The site
has been cleared of all industrial built form and now sits vacant.
The main existing entrance and vehicular access to the site is via a
crossover on Doonside Street, with a secondary entrance on Appleton
Street.
The site is predominantly flat and as such, there are no significant
topographical issues affecting future development.
3.2.1 Site Description
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3.2.2 Streetscapes
The subject site is located between residential, industrial and retail land
uses and therefore has a varied streetscape context.
Appleton Street defines the sites southern boundary, and incorporates
predominantly fine-grain, traditional residential houses/cottages on the
southern side extending to Burnley Street. These houses typically have
small street setbacks form front gardens and verandah spaces. This
residential area transitions into light industrial/small warehouse buildings to
the east near the intersection of David Street, with typically zero-setback
frontage conditions. Appleton Street is approximately 12m wide (between
property boundaries).
The large 1-2-storey warehouse building of Harry the Hirer adjoins the
subject site, and fronts Appleton, Burnley and Doonside Streets.
The northern frontage of the subject site to Doonside Street sits opposite
large retail buildings of Victoria Gardens Shopping Centre, and its rear car
park area fronting Doonside Street. Doonside Street is approximately 15m
wide (between property boundaries).
The streetscape facing the subject site along David Street currently
comprises predominantly low-scale (1-2 storey) warehouse or small
industrial buildings, built up to the street (zero setbacks). David Street is
approximately 15m wide (between property boundaries).
All streets adjoining the subject site provide for two-way traffic, with on-
street parking on both sides. There is no nature strip or open space on the
accommodated on the streetscapes,
Doonside Street looking east towards the subject site
David Street looking north, subject site at left
Appleton Street looking west towards the subject site
SJB Urban Urban Context Report | 36-44 Doonside Street, Richmond
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3.2.3 Built Form
Built form in the local area is highly diverse in terms of land use, typology,
scale, siting, design and materiality.
The precinct exhibits a highly urban character, as typical of Melbournes
inner, former industrial/working class suburbs, with bold industrial buildings,
compact dwellings, narrow grid-based streets and limited open space
relief.
The current and former industrial/warehouse buildings around the subject
site typically display the following built form characteristics:
Zero- or minimal setbacks to the street
Large footprints, occupying most or all of the site
Bold, rectilinear forms and large wall expanses
Defined street corners right-angled or chamfered at 45 degrees
Parapet walls
Solid, massive forms and heavy materials (typically brickwork)
Punched windows
Inactive frontages, not visually permeable
The existing, traditional residential areas to the south and west of the site
also display distinct characteristics:
Typically narrow street frontages, typically 6-12m
Limited street setbacks, typically 3-5m
Front verandah spaces
Buildings occupying most or full width of the site
Rear laneway access for vehicles
Solid materials, typically brickwork or weatherboard/timber
Punched windows
Active, visually permeable frontages
Recent development in the precinct includes large-format retail (Victoria
Gardens), and medium-rise commercial and residential buildings, especially
close to Victoria Street. These developments typically display the following
characteristics:
Contemporary architectural design and materiality, with extensive
glazing
Bold rectilinear forms, with faade articulation related to structural
configuration
Large building footprints
Minimal or zero setbacks to the street
This complex range of built form types and characteristics reflects the
transitory nature of the precinct, and sets an important challenge for new
development to respond to.
Rear of Victoria Gardens and recent commercial development
Traditional fine-grain residential development
Large warehouse building, Burnley Street
Light-industrial buildings on David Street
Residential development on Burnley Street
SJB Urban Urban Context Report | 36-44 Doonside Street, Richmond
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The subject site location next to 26 Doonside Street
(Aerial Source: NearMap 2010)
Doonside Street
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Appleton Street
Heritage signifcant building at 26 Doonside Street
(HO252)
3.2.4 Heritage
Heritage is not a core focus for this Urban Context Report, or within the
expertise of the authors of this report, but we have incorporated the
following outline information at Councils request.
An individually heritage-significant building exists close to the subject site,
at 26 Doonside Street (under Heritage Overlay HO252). known as the
Former Repco Office Building. This is a two storey offices and laboratories
buildings in the Moderne or Art Deco idiom, at present free standing on the
land. The statement of significance for this building is as follows:
The former Repco office building at 26 Doonside Street, Richmond, is of
local architectural significance. It is a particularly sophisticated example
of a small building in the Moderne style, which exhibits an interesting
composition of a limited palette of materials. It is thus distinctive for a
building of its size and type. The demolition of other adjacent buildings
has increased the aesthetic contribution of this building to an otherwise
architecturally undistinguished industrial streetscape.
(Source: Bryce Raworth memo, dated 17 July 2007)
This building is located approximately 25m from the subject site (measured
at nearest points along Doonside Street), so not immediately adjoining.
The proposed development should respond to this heritage building
and minimize detrimental impacts, but in some respects, the potential
redevelopment on the land around this building, immediately west of the
site, will have a more significant bearing on this heritage building.
Yarras MSS Clause 21.05-1 Objective 14, is to protect and enhance
Yarras heritage places, and includes Strategy 14.6 Protect buildings,
streetscapes and precincts of heritage significance from the visual intrusion
of built form both within places and from adjoining areas.
DDO9 suggests a street frontage building height maximum of 11m, which
equates to three storeys, with appropriate setbacks above. This also allows
for a street frontage height which is consistent with the heritage building
(which is a tall two-storey building, equivalent to perhaps three modern
storeys).
The visually strong form of the building at 26 Doonside Street is heavy and
bold in its architectural expression, with an expressed corner element and
solid, massive materiality.
SJB Urban Urban Context Report | 36-44 Doonside Street, Richmond
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3.3 Site Assessment
3.3.1 Site Constraints
Residential interfaces
Higher density development on the subject site will need to be carefully
planned in order to minimise interface issues to the existing residential
urban fabric and neighbouring properties. Design objectives in Schedule
9 to the Design and Development Overlay (DDO9, Yarra Planning Scheme)
specifically outline the need to respect the scale of development on the
south side of Appleton Street. New higher density development will need
to be carefully managed to ensure an appropriate transition in built form
type and scale.
Visual bulk
Changing urban form, increased development density and more intensive
built form inevitably present issues of potential visual impacts to existing
public and private spaces, caused by the visual intrusion of new, larger
or taller building forms. As the precinct is currently in the process of
significant redevelopment and transition, new development should reflect
an understanding of the future context what will change and what should
be protected and address the interfaces to valued urban fabric carefully,
to minimise negative impacts from new development, beyond what may be
reasonably expected within a Major Activity Centre context.
Overlooking / overshadowing
New development on the subject site will need to be carefully planned in
order to minimise interface issues with the residential area to the south-
west, such as overlooking into existing neighbouring residential properties,
and excessive overshadowing of public and private space.
Managing vehicle access and parking
New higher density residential development will need to provide for on-site
parking for residents and visitors. The proposed development will provide
an increase to the local population, and therefore, the number of vehicles
using local roads. Reduced parking provision rates may be considered
due to the activity centre location, but without causing significant extra
demand for on-street parking. Vehicular access to the development should
be carefully located to avoid conflicts with pedestrians and congestion
on streets at peak times. DDO9 states that vehicle access and traffic
movements should be minimised on Appleton Street.
Noise Impacts
The road network in and around the subject site is prone to high volumes
of traffic, especially on Victoria Street (the main east-west road linking to
the CBD), and Burnley Street (a major north-south route). In general, it
appears that local roads around the subject site carry relatively low traffic
volumes, as access to Victoria Gardens and other major developments is
gained from Burnley Street, Victoria Street and River Boulevard to the north
of the site.
As such, any new development should be aware of the impact of increased
levels of traffic and congestion on local and arterial roads caused by more
cars, and the associated noise impacts.
Local character
The subject site is located within a neighbourhood of mixed commercial,
industrial and residential character, with an identified preferred future
character which encompasses new, higher-density development, while
maintaining and protecting key aspects of the established/traditional
context. New development must therefore address this complex challenge,
by responding to the established urban fabric and urban qualities, through
contemporary architectural design.
Defined street corner - Burnley Street
Residential street and on-street parking
SJB Urban Urban Context Report | 36-44 Doonside Street, Richmond
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3.3.2 Site Opportunities
Building on a strategic location
The subject site forms a strategic redevelopment opportunity in Richmond,
within close proximity to Victoria Gardens Shopping Centre, the Major
Activity Centre/retail core along Victoria Street, local schools, the Yarra
River corridor and the public transport network.
The Victoria Street East Precinct Policy (Clause 22.11 within the Yarra
Planning Scheme) and associated UDF, outline the key objectives for
development within the precinct, notably the land use, activity and
development opportunities the area can provide. The strategic location
of this site lends itself to higher density residential development, which
can accommodate a sustainable population within the activity centre and
additionally, can address the interface between the retail / commercial and
industrial context of the site and the established residential setting to the
south and west.
Increasing population and critical mass
The projected future population growth of Melbourne requires higher
density residential development, especially in close proximity to retail
centres, employment corridors and public transport services. In addition,
activity centres rely upon local population critical mass to support local
infrastructure and services. The redevelopment of the subject site will
provide for an increase in the local population, whilst providing housing
diversity within the area, to support local services and facilities, and
increase activity levels in local streets and spaces.
Increasing housing diversity
Melbourne 2030 and Melbourne @5 Million outline the requirement for
compact living around activity centres, and for responding to changing
demographics through provision of more diverse housing models and
tenure types. Future populations will require accommodation for other
housing tenures, such as the elderly, young couples, single dwellers and
more affordable housing, as well as larger dwelling for families or groups.
New development should seek to increase the diversity of housing choice
in the local area.
Enhancing edges and frontages
Victoria Street East Precinct Policy (Clause 22.11) outlines policy for new
built form in commercial and industrial interface areas to respond to the
strong urban and ex-industrial character of the area by maintaining the
built form pattern of the locality which predominantly comprises zero
front or side setbacks. Reduced setbacks and active, engaging and
visually permeable building frontages also help to activate and enliven the
streetscape, increasing the sense of activity and safety.
Enhancing the public realm
New development should achieve significant improvements to the
surrounding public environment. This may be achieved in several ways:
Improving the appearance of streetscapes through attractive, active
frontages andn minimal setbacks
Increasing activity levels in adjoining streets
Creating new publicly-accessible spaces
Landscaping to streets and spaces
Enhancing legibility and accessibility.
Stronger definition of street corners
The development of the subject site with a prominent, contemporary
building will significantly reinforce and add stronger definition to the corners
of Appleton, David and Doonside Streets. Such definition will reflect the
contextual condition of defined street corners through built form.
Increasing activity and safety
An increase in local residential population typically increases levels of
pedestrian activity, visual surveillance and the vibrancy of nearby streets
and spaces. Frontage design, at ground floor as well as upper levels,
should support passive surveillance and the perception of activity and
safety though numerous entrances to the street and visually permeable
facades.
Catalyst for other high density development and public realm
improvements
As envisioned by the Victoria Street East Precinct Policy (Clause 22.11),
the redevelopment of the subject site could be a catalyst for other higher-
density residential developments within the activity centre, and for further
improvements to the public realm and streetscapes, for increased amenity
and safety in the local area.
Enhanced use of land
The redevelopment of the subject site will provide a significant visual
upgrade from its existing/former industrial use, through new built form
and new residential focus. In addition, there is the opportunity to add high
quality, contemporary architecture to the local streetscapes, providing an
enhanced urban environment.
Proximity to activity centres and services
Higher density residential development in this strategic location will take
advantage of its location near Victoria Street shopping precinct and
immediately south of Victoria Gardens, in addition to the sites proximity to
local schools and public transport routes.
Access to Public Transport
The subject site is well-located for access to the public transport network,
with direct access to the Victoria Street tram route (109) between the CBD
and Box Hill. Tram Routes 48 and 75 (Bridge Road) are approximately
600m from the subject site. Burnley Station is approximately 15 minutes
walk away, and provides access to the CBD and Glen Waverly, Alamein,
Belgrave and Lilydale Railway Lines.
SJB Urban Urban Context Report | 36-44 Doonside Street, Richmond
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