BRUNSWICK STRUCTURE PLAN

ADDENDUM JUNE 2012

SUMMARY OF PROPOSED CHANGES

Current BSP guideline / RECOMMENDED CHANGE / JUSTIFICATION / BSP –REFERENCE
*other diagrams, maps or guidelines may be affected
  1. ACTVITY CENTRE BOUNDARY

1.1. / Current activity centre boundary includes the Sydney Road, Lygon Street and Nicholson Street Local Areas as well as some properties and areas that are outside of these. / Reduce the activity centre boundary to only include those areas forming part of the three local areas.
These areas are defined in Volume 2 Part 1 (Sydney Road Local Area), Part 2 (Lygon Street Local Area) and Part 3 (Nicholson Street Local Area).
The following areas are to be removed from the activity centre boundary:
  • Residential 1 zoned land fronting east-west streets (Glenlyon Road, Albert Street, Victoria Street Albion Street and Moreland Road)
  • Holmes Street
  • Core Industry and Employment Precinct (future investigation area)
Built form guidance for areas to be excluded from the activity centre boundary will no longer apply but will be guided through the provisions of the underlying zone, ResCode and any other relevant planning policy. / To clarify the interpretation of the Structure Plan with regard to the State Planning Policy – development “within and around” the activity centre.
To clarify that residential zoned land between the three local areas and the east-west streets are not expected to undergo the same level of change as areas within the activity centre. Rather, the change in these areas is to be in accordance with Council’s Neighbourhood Character Policy and general ResCode provisions.
The Brunswick CIEP has been identified as a future investigation area. Currently the Moreland Industrial Land Use Strategy (MILUS) provides the strategic direction for the future of this area. There is clear policy support for this area to be retained for industrial and commercial purposes. The level of change is therefore expected to be limited and the area should not be considered part of the Brunswick Major Activity Centre (BMAC). / VOL 1: Map 2 -Brunswick Major Activity Centre
VOL 1: Section 1.1 Brunswick Activity Centre
VOL 1: 4.1 Planning & Land Use: p..22
1.2. / Sydney Road, Lygon Street and Nicholson Street Local Areas are identified as ‘Areas of major change’ / Removal designation of the three Local Areas as “Areas of major change”. / This terminology is not required with the reduction of the activity centre boundary to include only those areas forming part of designated precincts (Vol.2). The wider boundary under the 2010 adopted version included areas within the activity centre that were not expected to undergo significant levels of change – such as the east-west links (which are more about improvements to the public realm and provision of high quality pedestrian and cycling connections rather than increased residential and/or mixed use developments).
The revised boundary of the activity centre is a clear demarcation of where Council expects change to occur whereas areas outside the boundary (mostly Residential 1 zoned land) are expected to undergo change in accordance with Council’s Neighbourhood Character Policy. / VOL 1: Map 2 – Brunswick Major Activity Centre , Legend, pg.6
1.3. / N/A / Defining “Activity Corridor” as land areas on MAP 2 / The Activity Corridor is defined as those sites that front either onto Sydney Road, Lygon Street or Nicholson Street.
There is a clear difference between development and land use expected on these lots compared to areas that are off-corridor.
The activity corridors function as the core retail areas with residential and office uses at upper levels. In contrast, off-corridor areas are expected to be more heavily focussed on commercial and other employment-generating uses (offices, small businesses). Retail activity and wholly residential developments are generally discouraged in off-corridor areas. / VOL 1: Map 2, pg.7
  1. STREETSCAPE CONTROLS

Front setback
2.1. / The built form guidelines in all Volumes and Parts require “all new buildings next to activity streets should be built to street edge. On other streets the setback can vary subject to context” / Allow for provision of front setback where residential uses are located at ground floor in accordance with Standard 1.3 Front Setback of the Moreland Higher Density Design Code (p.33).
The Design Code provides built form guidance based on whether the ground floor use is residential or commercial. Developments with commercial uses at ground floor are expected to have zero lot setback while developments with residential uses are expected to provide a front setback. / The front setback primarily depends on whether the ground level use is commercial or residential rather than whether a site is located on an identified activity street.
Allowing for a ground floor setback where a residential use is located at the ground floor allows for clear separation between street activity and residential uses. It also recognises the need for some residential privacy.
In many locations (such as Nicholson Street) a front setback will ensure that new development complements and fits into the established residential character.
This approach to front setbacks is clearly articulated in the Moreland Higher Density Design Code. / VOL 1: Guidelines: Built Form , Setback from street boundary, p.48
Overrides general guideline – “All new buildings next to activity streets should be built to street edge. On other streets the setback can vary subject to context”
Active frontages
2.2. / The BSP currently contains three types of active frontages:
  • Active frontage type A – retail core
  • Active frontage type B - activity streets and links
  • Other frontages
/ Require development to provide active frontages in accordance with Standard 1.2 Street Setback of the Moreland Higher Density Design Code rather than the three typologies in the BSP.
The Design Code provides built form guidelines for developments to provide active frontages based whether the ground floor use is commercial or residential and whether the development faces a public park or space. The active frontage guidelines for commercial uses align closely with Type A in the BSP. Additional guidelines in the Design Code relate to passive surveillance and vehicle access. / To provide greater clarity and guidance on appropriate active frontages and reduce complexity.
Active frontage Type B provides for a broad range of circumstances that are better covered through the design objectives for street setback of the Higher Density Design Code (standard 1.2).
Overall the Design Code provides detailed guidance on how to design active frontages. The guidelines provide greater clarity around the design objectives to be achieved. Importantly the Design Code objectives and guidelines are consistent with the intent of the three active frontage typologies in the BSP. Accordingly it is not necessary to provide additional guidance in the BSP. / VOL 1: Guidelines – Active Frontages(p.49)
VOL 2, Part 1 – Sydney Road Local Area:
  • Guidelines Active Frontages (p. 29)
  • Public Realm and Active Frontages Maps 12, (1A, p.37), 14 (1B, p.45), 16 (1C, p.51), 18 (1D, p.57) and 20 (1E, p.63)
VOL 2, Part 2 – Lygon Street Local Area:
  • Guidelines Active Frontages, p. 25
  • Public Realm and Active Frontages Maps 12, (2A, p.33), 14 (2B, p.39) and 16 (3C, p.45)
VOL 2, Part 3 – Nicholson Street Local Area:
  • Guidelines Active Frontages, p. 25
  • Public Realm and Active Frontages Maps 12, (3A, p.33), 14 (1B, p.37) and 16 (3C, p.43 – incorrectly labelled as Map 14 in BSP)

Remove the requirement for active frontage to be provided along rear laneways. / The recommended change removes a conflict between competing objectives and guidelines in the BSP.
The provision of active frontages along rear laneways is incompatible with another key objective of the BSP to ensure rear laneways are the primary access point for new development. It is considered that rear laneways should primarily serve a transport and site access function with active frontage to be subservient to this objective.
Podium/Street Wall controls
2.3. / Adopted BSP uses the term ‘podium’ defined as “a low continuous structure serving as a base for a building, often built to the street edge’. / Use term “street wall” instead of “podium”. / The term ‘podium’ implies a minor part of the building with the larger building component at upper levels (such as a podium/tower composition). This term implies that the number of storeys above the podium is greater than the number of storeys contained in the podium. This is not the intended design outcome for the BMAC.
The intention is for the lower part of the building to be the visually dominant element of the building and the defining element of the streetscape. The term ‘street wall’ expresses this desired design outcome much clearer.
Generally the term ‘street wall’ implies that the number of storeys above the street wall is lower than the number of storeys contained within the street wall component.
Throughout the activity centre the general guidelines is for a three (3) storey podium. This achieves appropriate building and street proportion with respect to the overall five (5) storey maximum building height. It also ensures that the street wall is the dominant element while upper storeys are visually recessive and do not dominate the streetscape.
Variations to the three (3) storey street wall are only allowed in some locations where clear and specific design objectives are to be achieved (see below). / VOL 1: MAP 10 – Built Form (Legend, p.47)
VOL 1: Glossary, “podium” (p.65)
VOL 2, Part 1 – Sydney Road Local Area: MAP 8 – Built Form (p.27)
VOL 2, Part 2 – Lygon Street Local Area: MAP 8 – Built Form (p.23)
VOL 2, Part 3 – Nicholson Street Local Area: MAP 8 – Built Form (p.23)
2.4. / Sydney Road Local Area
2.4.1. / Barkly Street, Weston Street (Precinct 1A):
The BSP currently requires development on Barkly Street and Weston Street to provide a three (3) storey podium. / Remove the requirement for development to provide a street wall. / Street wall is primarily intended to achieve a consistent streetscape along the Sydney Road, Lygon Street and Nicholson Street Corridors. These side streets are defined by a more diverse built form character (compared to the activity corridor). This diversity is intended to be preserved into the future. Removing the requirement for a consistent street wall to be provided in these side streets allows for the ability to provide a more context specific design response. It also removes unnecessary prescription and development constraints.
A majority of areas off the activity corridors do, and can continue to support a diversity of built form types with respect to public realm interface. / VOL 1: MAP 10 – Built Form (p.47)
VOL 2, Part 1 – Sydney Road Local Area:
  • MAP 8 – Built Form (p.27)
  • MAP 11 – Precinct 1A Built Form (p.36)
  • MAP 13 – Precinct 1B Built Form (p.44)
  • FIGURE 2 – Precinct Built Form Guidelines, Section 1A.2 (Barkly Street) and 1A.3 (Weston Street) (p.35)

2.4.2. / Glenlyon Road (Precinct 1B)
The BSP currently requires development on Glenlyon Road to provide a three (3) storey podium.
2.4.3. / Breese Street Precinct (Precinct 1D)
Currently the BSP contains the following podium guidelines:
  • Four (4) storey podium height for developments in Breese Street and Hope Street.
  • No podium guidelines for Duckett Street, West Street and Florence Street.
/ Breese Street Precinct (Precinct 1D)
  • Reduce street wall height along Breese Street and Hope Street to three (3) storeys;
  • Introduce a three (3) storey street wall height in Duckett Street, West Street and Florence Street
/ The three (3) storey street wall provides a more comfortable street proportion that corresponds to the 12m width of these streets.
This street wall height ensures appropriate building proportion and massing with respect to the five (5) storey height limit.
Note: It is also proposed to increase the maximum height allowed in Duckett Street, West Street and Florence Street from four (4) to five (5) storeys (Refer to discussion under 3.1.2) / VOL 1: MAP 10 – Built Form (p.47)
VOL 2, Part 1 – Sydney Road Local Area:
  • MAP 8 – Built Form (p.27)
  • MAP 17 – Precinct 1D Built Form (p.56)
  • Sections 1D.3 (Hope Street), 1D.4 (Breese Street) (p.55)

2.5. / Lygon Street Local Area
2.5.1. / Lygon Street (Precinct 2B)
Currently the BSP requires development on Glenlyon Road, Albert Street and Victoria Street to provide a three (3) storey podium. / Lygon Street (Precinct 2B)
Remove the requirement for development to provide a street wall. / Refer to discussion under 2.5.1 and 2.5.2 above. / VOL 1: MAP 10 – Built Form (p.47)
VOL 2, Part 2 – Lygon Street Local Area:
  • MAP 8 – Built Form (p.23)
  • Map 13 – Precinct 2B Built Form (p.38)
  • FIGURE 4 –Precinct Built Form Guidelines, Section 2B.2 (p.37)

2.5.2. / Lygon Street (Precinct 2B and 2C):
Currently the BSP contains the following podium guidelines:
  • Four (4) podium wall height along the western the western side of Lygon Street between Albert Street and Anderson Park.
/ Lygon Street (Precinct 2B and 2C):
Reduce the height of the street wall to three (3) storeys in the following locations along Lygon Street:
  • on the eastern side from Glenlyon Road to Methven Park;
  • western side from Albert St to Stewart Street;
  • eastern side between Blyth and Stewart Street.
/ This section of Lygon contains a number of potential heritage places. A three (3) storey street wall height would sit more comfortably amongst these adjoining sites and represent a more sensitive built from response to the existing streetscape. / VOL 1: MAP 10 – Built Form (p.47)
VOL 2, Part 2 – Lygon Street Local Area:
  • MAP 8 – Built Form (p.23)
  • Map 13 – Precinct 2B Built Form (p.38
  • MAP 15 – Precinct 2C Built Form (p.44)
  • FIGURE 6 –Precinct Built Form Guidelines, Sections 2C.1 and 2C.2 (p.43)

2.5.3. / Lygon Street (Precinct 2C):
Currently the BSP contains the following podium guidelines:
  • Three (3) storey podium height for development on the eastern side between Stewart Street and Albion Street
/ Lygon Street (Precinct 2C):
Reduce the street wall height to two (2) storeys on the eastern side between Stewart Street and Albion Street. / This street wall height ensures a coherent streetscape that is consistent with the consistent single and double storey, interwar character of this shopping strip. / VOL 1: MAP 10 – Built Form (p.47)
VOL 2, Part 2 – Lygon Street Local Area:
  • MAP 8 – Built Form (p.23)
  • MAP 15 – Precinct 2C Built Form (p.44)
  • FIGURE 6 –Precinct Built Form Guidelines, Section 2C.2 (p.43)

2.6. / Nicholson Street Local Area
2.6.1. / Nicholson Street (Precinct 3B and 3C)
Currently the BSP contains the following podium guidelines for land zoned Residential 1 (R1Z) and Mixed Use (MUZ):
  • A three (3) storey podium between Glenlyon Road and Victoria Street.
  • A four (4) storey podium between Victoria Street and Stewart Street.
/ Nicholson Street (Precinct 3B and 3C)
Remove the requirement for development to provide a three (3) storey street wall on land zoned R1Z and MUZ between Glenlyon Road and Stewart Street. / Given the maximum building height of three (3) storeys there is no need for a street wall to be provided. The BSP envisages a new character to be established along Nicholson Street including new residential development.
As noted above, developments with residential uses at ground floor need to provide a front setback that maintains the established residential character. / VOL 1: MAP 10 – Built Form (p.47)
VOL 2, Part 3 – Nicholson Street Local Area:
  • MAP 8 – Built Form (p.23)
  • MAP 13 – Precinct 3B Built Form (p.36)
  • MAP 15 – Precinct 3C Built Form (p.42) – incorrectly labelled as Map 13
  • FIGURE 3 –Precinct Built Form Guidelines, Sections 3B.1 and 3B.2 (p.35)
  • FIGURE 5 –Precinct Built Form Guidelines, Sections 3C.1 and 3C.2 (p.41)

2.6.2. / Nicholson Street/Blyth Street intersection (Precinct 3C)
Currently the BSP requires a four (4) storey podium to be provided for development fronting onto Nicholson Street around this intersection. / Nicholson Street/Blyth Street intersection (Precinct 3C)
Reduce street wall height to three (3) storeys within the Activity Node at the intersection of Nicholson Street and Blyth Street / Given the confined area of this activity node around the intersection and the reduced maximum building height of four (4) storeys (see below 3.6), a four (4) storey maximum height seems unwarranted and not responsive to its context.
The general rule of a three (3) storey podium (see 2.5 above) should also apply in this instance and no variation is justified. / VOL 1: MAP 10 – Built Form (p.47)
VOL 2, Part 3 – Nicholson Street Local Area:
  • MAP 8 – Built Form (p.23)
  • MAP 15 – Precinct 3C Built Form (p.42) – incorrectly labelled as Map 13
  • FIGURE 5 –Precinct Built Form Guidelines, Sections 3C.1 and 3C.2 (p.41)

Upper level setbacks
2.7. / BMAC-wide
Currently the BSP guidelines contain six upper level setbacks Various setback requirements ranging from two (2) to 14 metres. / Clarify the guidelines relating to upper level setbacks throughout the BMAC:
  • A general 3-5 metres setback applies in all instances with the exception of locations where specific design objectives are to be achieved (e.g. heritage context).
  • The requirements for 2, 3, 4 and 5 metres setbacks above the street wall will be superseded by a discretionary 3-5 metres setback.
/ The variation of upper level setbacks provided in the BSP appears unnecessarily complex and lack a clear urban design justification.
Allowing for a range of 3-5 m upper level setback provides the ability for a more flexible, site-responsive approach to each site. At the same time it allows for sufficient articulation of massing to reinforce the dominant (lower) and recessive (upper) levels of typical built forms anticipated in the BMAC. / VOL 1: 4.5 Built Form (p.44)
VOL 1: MAP 10 – Built Form (p.47)
VOL 2, Part 1 – Sydney Road Local Area: MAP 8 – Built Form (p.27)
VOL 2, Part 2 – Lygon Street Local Area: MAP 8 – Built Form (p.23)
VOL 2, Part 3 – Nicholson Street Local Area: MAP 8 – Built Form (p.23)
2.8. / Sydney Road Local Area
2.8.1. / Sydney Road (Precinct 1E)
Currently the BSP requires a seven (7) metres front setback for development above the street wall between Albion Street and Moreland Road. / Sydney Road (Precinct 1E)
Reduce the upper level setbacks along Sydney Road between Albion Street and Moreland Road to the general 3-5 metres setback. / The BSP does not provide a clear justification for the substantial seven (7) metres setback. This section of Sydney Road is not constrained by a Heritage Overlay. A substantial setback to preserve a heritage streetscape or ensure that development above the street wall is invisible is therefore not considered necessary. / VOL 1: MAP 10 – Built Form (p.47)