Kingston Planning Scheme

SCHEDULE 18 TO THE DESIGN AND DEVELOPMENT OVERLAY

Shown on the planning scheme map as DDO18.

MENTONE ACTIVITY CENTRE

1.0Design objectives

  • To ensure new development achieves appropriate transitions in height and form from significant heritage places and to established surrounding neighbourhoods.
  • To encourage contemporary architecture and urban design treatments at gateway locations identified in the Framework Plan.
  • To ensure development enables the preservation of view lines of iconic Mentone buildings such as the former Coffee Palace, Mentone Railway Station, Abbott and Comber’s Building and the building located on the Como Parade West island.
  • To ensure built form provides articulation, minimises overshadowing and provides for high quality architecture.
  • To achieve a built form and urban fabric which features ‘fine grained’ elements, such as narrow ground level shop-fronts, articulated facades, and regular openings/entrances to the street.
  • To ensure new development adjacent to a heritage place is contemporary in nature and demonstrates architectural detailing to sensitively respond to the heritage characteristics of the adjoining place.
  • To ensure development is respectful of the heritage characteristics of the centre.

2.0Buildings and works

A permit cannot be granted for buildings or works which exceed the Maximum Building Height specified in the Table to this Schedule.

For the purposes of this Schedule the Maximum Bulding Height does not apply to service equipment, including plant rooms, lift overruns, solar collectors, and other such equipment provided that the following criteria are met:

  • No more than 50% of the roof area is occupied by the equipment.
  • The equipment is located in a position on the roof so as to minimise additional overshadowing of neighbouring properties and public spaces.
  • The equipment does not extend higher than 3.6 metres above the Maximum Building Height as specified in Precinct A of this Schedule.
  • The equipment is designed and screened to the satisfaction of the responsible authority.

The above is not permissible in Precincts E, F1 and G.

A permit may be granted to replace a building or works existing on the approval date but which does not meet the height requirements of this Schedule. The replacement building may be higher than the requirements of this Schedule only if the responsible authority is satisfied an increased height improves the amenity of the area.

Building Setbacks

Development must not be setback less than the identified Building Setbacks specified in the Table to this Schedule.

Minor buildings and works such as verandas, architectural features, sunshades, screens, artworks and street furniture may be constructed within the setback areas specified in the Table to this Schedule.

Roof Terraces

A roof terrace should:

  • Be designed and constructed of materials that integrate with the architectural style and form of the building.
  • Be set back at least 2 metres from the roof edge immediately below on all sides to minimise the visual impact on the street, coastal environs and adjoining properties.
  • Be designed to limit views into secluded private open space and habitable room windows of adjacent dwellings.
  • Not include any structures or elements that exceed a height of 1.7 metres, apart from an access structure.
  • Be accessed by a structure that is designed and located to have minimal impact on the street and adjoining properties, does not enclose any useable floor space and does not exceed 2.4 metres in height (measured from floor level at the point of access onto the roof deck).

For the purposes of this Schedule a ‘roof terrace’ means an area designed and used as communal and private open space that is located above the upper storey of a building.

Table to Schedule 18

Height Control Area as shown on the plan to Schedule 18 / Maximum Building Height / Building Setback
Precinct – A1 / 14 metres /
  • Any 3rd and 4th storey must be setback a minimum of 5 metres from the frontage and laneway edge.
  • Any 4th storey must be setback 14 metres from the boundary to land directly abutting or adjacent to a residential zone.
  • Balconies may encroach within the 3rd and 4th storey setback but must be setback 2.8 metres from the front of the site and be of a visually transparent nature.

Precinct – A2 / 14 metres /
  • Any 4th storey must be setback a minimum of 5 metres from the frontage to provide a robust street wall of 3 storeys reinforcing the north axis of Como Parade.
  • Any 4th storey must be setback 14 metres from the boundary to land directly abutting or adjacent to a residential zone.
  • Buildings must be setback 3 metres from the title boundary of directly abutting land or adjacent to a residential zone.
  • Balconies may encroach into the 4th storey setback but must be setback 2.8 metres from the front of the site and be of an open appearance.

Precinct – A3 / 14 metres /
  • Any 3rd and 4th storey must be setback a minimum of 5 metres from all frontages of the building.
  • Any 3rdand 4th storey must be setback a minimum of 3 metres from a rear building edge abutting a laneway/pedestrian thoroughfare.

Precinct – A4 / 9 metres / Not specified.
Precinct – A5 / 6 metres / Not specified.
Precinct – A6 / 7.6 metres (no additional height permitted) / Not specified.
Precinct - A7 / 7 metres (no additional height permitted) / Not specified.
Precinct – B1 / 14 metres /
  • Any 3rd storey must be setback in accordance with ResCode with any 4th storey to be setback 14 metres where sites directly abut or are adjacent to a residential zone.

Precinct – B2 / 11 metres /
  • Any 3rd storey must be setback 12 metres from the Florence Street frontage.
  • Balconies may encroach into the 3rd storey setback but must be setback 9 metres from the Florence Street frontage.

Precinct - C / 11 metres / Not specified
Precinct – D / 9 metres / Not specified
Precinct – E / 14 metres /
  • Setbacks must be in accordance with ResCode with any 4thstorey setback 14 metres from the boundary to land directly abutting or adjacent to a residential zone.

Precinct – F1 / 11 metres /
  • Any 3 storey development to areas of the precinct away from the original historic building must be setback 1.2 metres from the Mentone Parade title boundary and 3 metres at the Como Parade West title boundary.
  • Buildings must be setback a minimum of 3 metres from the title boundary from the boundary to land directly abutting or adjacent to a residential zone.
  • Any 3rd storey must be setback a minimum of 7 metres from the boundary to land directly abutting or adjacent to a residential zone.
  • Buildings must be setback a minimum 5 metres from the Commercial Road frontage.

Precinct – F2 / 11 metres (no additional height permitted) / Not specified
Precinct - G / 8.5 metres / Not specified

3.0Decision guidelines

Before deciding on this application, the responsible authority must consider:

  • Whether the development provides easy, safe, accessible entry/exits for pedestrians, cyclists, and people with a disability demonstrating how access needs are accommodated.
  • Whether the development provides vehicular access to buildings fronting key roads off side streets or via rear access.
  • Whether the proposed development ensures that all site services, roof plant and equipment is sufficiently screened or hidden from view.
  • Whether the development complements the form, scale, materials, colour of a heritage place on the same site or adjoining place.
  • Whether the development achieves the stepping down in built form to established residential neighbourhoods.
  • Whether the development integrates car parking requirements into the design of buildings by encouraging the use of under croft or basement car parking and minimises the use of open ground floor car parks.

4.0Reference Documents

PLAN Moorabbin to Mordialloc Integrated Framework Plan, July 2008

Mentone Activity Centre Structure Plan, July 2011

Kingston Planning Scheme – Schedule to DDO18

Design and Development Overlay – Schedule 18Page 1 of 5