BURWOOD HIGHWAY DESIGN GUIDELINES - August 2016 - Knox City Council
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BURWOOD HIGHWAY
DESIGN GUIDELINES
PREPARED FOR KNOX CITY COUNCIL August 2016
BY HANSEN PARTNERSHIP
Acknowledgments Council Project Team Sarah Lane Spiros Manolakis Hansen Partnership Alastair Campbell, Project Director Ed Bolton, Urban Designer
BURWOOD HIGHWAY DESIGN GUIDELINES
Contents
introduction 4 Figures Appendices
vision and objectives 5 figure 1. Burwood Highway looking east
study area 6 figure 2. Burwood Highway and High Street Road junction
landuse 7 figure 3. Study Area
overall summary & corridor plan 9 - 10 figure 4. Landuse Framework Plan
1. design guidelines 10 - 19 figure 5. Artist Impression of Burwood Highay
1.1 commercial core 10 figure 6. Overall Burwood Highway Corridor Plan
1.2 burwood highway south 12 figure 7. Section AA - Commercial Core
1.3 lewis road - mixed use 14 figure 8. Section BB and CC - Burwood Highway South - Mixed Use
1.4 lewis road industry 16 figure 9. Section DD - Lewis Road - MIxed Use
1.5 strategic redevelopment site 18 figure 10. Section EE and FF - Lewis Road Industry
figure 11. Section GG - Strategic Redevelopment Site
Hansen Partnership in association with Knox City Council 3
BURWOOD HIGHWAY DESIGN GUIDELINES
Introduction
The purpose of the Burwood Highway Design Guidelines is to provide direction The resulting built form will be a well-defined and consistent urban corridor
for the appropriate form of development along Burwood Highway within the with key punctuations at key locations that emphasise the urban structure. The
Knox Central Activity Centre. built form will enhance Knox Central’s role as the civic and public heart of the
municipality by providing a distinct sense of place for the Activity Centre.
These Guidelines build upon various strategic studies that, have guided the These guidelines are not intended to be restrictive. As ‘guidelines’ they seek
form and function for the Knox Central Activity Centre and seek to inform the to provide direction for both designers and Council officers in relation to
Knox Central Structure Plan development applications fronting Burwood Highway.
The Guidelines generally relate to Burwood Highway between Stud Road and
Scoresby Road. This area is the main commercial corridor within the City of
Knox and is the ‘spine of’ the Knox Central Activity Centre.
Currently Burwood Highway presents as a disjointed strip with a diversity of
built form that provides little indication of the diversity of activities contained
within the Westfield Knox shopping centre, the valued landscape setting or the
topographical features.
It is envisaged that future development along Burwood Highway will provide
a well-defined and memorable urban corridor, with feature forms at the
topographical high points and primary intersections. Importantly future
development will be unified by the landscape spine characterised by the
landscape character which provides a distinctive environmental and design
feature.
The key built form recommendations for Burwood Highway can be summarised
as:
▪▪ A heightened sense of address to the Knox Central Activity Centre and
surrounds through consistency and high quality architectural forms
▪▪ Increased density through the introduction of a 6 storey prevailing building
scale along Burwood Highway with recessive upper levels and punctuations
of higher forms at corners/key sites and building height stepped-down to the
rear to protect sensitive interfaces
▪▪ A green boulevard with the landscape character reflected in the public and
private spaces where appropriate; and
▪▪ Frontages configured to orient development towards Burwood Highway and
provide activation and surveillance of the street.
Figure 1. Burwood Highway looking east
4 Hansen Partnership in association with Knox City Council
BURWOOD HIGHWAY DESIGN GUIDELINES
Vision &
Objectives
The vision for Burwood Highway is closely tied to the change envisaged in Knox Built Form Objectives
Central. As stated in the draft Knox Structure Plan the vision for the wider area
is that: ▪▪ Encourage high quality, robust and contemporary development, with larger
intensive nodes at key intersections and feature forms at identified key
intersections such as Stud Road, Lewis Street/High Street Road, and at
Knox Central will be a vibrant Scoresby Road. Promote building form that defines a distinctive sense of
place for Knox Central.
modern mixed-use activity centre that
attracts residents, workers and visitors ▪▪ Encourage high intensity and diverse of built form along Burwood Highway.
from across Melbourne’s east. It will ▪▪ Encourage frontages that relate to the human scale and provide a degree of
activation and surveillance to the street through entryways at grade,windows
be the most well known and popular
and balconies.
destination in the east of Melbourne.
▪▪ Design for increased activity along the Burwood Highway and side street
It will be a busy and attractive urban frontages with car parking structures concealed.
centre which has a strong connection to ▪▪ Ensure a sensitive transition of building height, profile and mass between
the natural environment. It will provide precincts.
a focus for public life, connecting ▪▪ Avoid large, unbroken expanses of street walls to public space or exposed
people and communities, and will be an to oblique side views.
attractive place to live, work and play. ▪▪ Step buildings in relation to the topography so that building profiles and floor
plates limit the presentation of blank walls as a result of level change.
▪▪ Encourage the setbacks scale and mass of buildings to allow substantial
This aspirational statement paints a picture of the future character of the wider landscape to reinforce the landscaped boulevard character.
area where Knox Central will become the capital of the east. To this end the
▪▪ Encourage buildings of a high quality architectural design incorporating ESD
vision for Burwood Highway in relation to its built form is to create:
design principles in their design and operation.
A distinctive and high quality, built form that provides: a contemporary entryway ▪▪ Encourage a consistent ‘rhythm’ in subdivision pattern by built form
into Knox Central and surrounds, improved frontages to the public realm, legible responding to the existing lot layout and development grain.
connections across Burwood Highway and development that strongly defines ▪▪ Develop frontages with a degree of consistency within areas but staggered
the Activity Centre. building heights and breaks to allow views through to north and south.
▪▪ Develop distinctive roof profiles with clear definition of the base, middle and
The following objectives have been formulated for the Burwood Highway
top of forms.
corridor and highlight the desirable features for this area based on themes of
built form, landscape and environment, and movement.
Figure 2. Burwood Highway and High Street Road junction
Hansen Partnership in association with Knox City Council 5
LONGWARRY URBAN DESIGN
BURWOOD HIGHWAY DESIGNFRAMEWORK
GUIDELINES
Study Area
The study area is divided by Burwood Highway with a range of
uses and built form to the north and south.
As is evident in Figure 1, Westfield Knox makes up the majority
of the north western portion of the study area.
Also to the north are car parks, offices, commercial, municipal
and vacant land owned by the Department of Environment,
Land, Water and Planning.
The south comprises a number of large sites where residential,
retail and commercial uses prevail, with a less intense built form.
The study area is unified by a strong landscape presence both
in the public and private space.
Figure 3. Study Area
6 Hansen Partnership in association with Knox City Council
LONGWARRY URBAN DESIGN
BURWOOD HIGHWAY DESIGNFRAMEWORK
GUIDELINES
Land Use
The background research and technical studies undertaken to guide the Lewis Road Mixed Use Lewis Road Industry
development of the draft Structure Plan determined a land use framework that
divides the Burwood Highway Corridor within the Knox Central Activity Centre, The Lewis Road mixed use area will see a transition from the existing industrial This area will support the on-going viability of existing commercial/industrial
into five land use based precincts. character to a mixed use precinct, characterised by high density residential uses. In addition, the area will support opportunities for emerging industry
development with vibrant commercial premises at ground floor. clusters and encourage a transition from traditional industrial uses to high
During this transition, the continuation of commercial and industrial uses with amenity, high value employment uses over time. Non-industrial uses, such as
These precincts and their key relevant objectives are as follows:
existing uses rights will be supported. New sensitive land uses will be required indoor recreational facilities and places of assembly, are considered appropriate
to address potential impacts to amenity resulting from existing commercial and given the Activity Centre context of this industrial areas. These types of uses are
Commercial Core industrial uses. supported in locations that minimise amenity impacts on adjoining and nearby
land uses.
The commercial core will provide a broad mix of land uses including residential, New land uses which are likely to result in poor amenity outcomes for residential
land uses within the precinct are discouraged. Development will continue to be of a low scale industrial nature, with the
employment, business, entertainment, community and leisure activities. A exception of sites fronting Burwood Highway. Burwood Highway provides
reorientation of the built form within the precinct will provide integration with Given the fine grain subdivision pattern in some locations, consolidation of lots
opportunities for a more intensive built form, in keeping with the development
Lewis Park to the north and the civic and mixed use precincts to the east. will be supported in order to achieve the desired land use outcomes.
vision for this central corridor.
Land uses that facilitate active frontages Burwood Highway will allow for Appropriate site remediation measures will be required to be undertaken prior to
the commencement of new sensitive land uses. Strategic Development Site
interaction with the street and make a positive contribution to the public realm.
The interface with Lewis Park will be capitalised through the development of The redevelopment of this underutilised site will provide a high amenity
high density residential development, which will provide activation of the open medium density neighbourhood in the northern portion of the site, which is well-
space. integrated with the Blind Creek corridor.
New development within the Commercial Core will improve permeability of the The neighbourhood will be supported by a mixed use precinct to the Burwood
precinct and support pedestrian amenity and safety. Highway frontage and Scoresby Road corner which will provide a small amount
a
b of local convenience retail and support local employment opportunities. The on-
Burwood Highway South Mixed Use c going use of part of the site by government departments is supported.
road
The southern side of Burwood Highway will provide a mixed-use environment stud
providing high density residential development and commercial uses at ground
d
floor. Commercial uses will be complementary to the activities within the
commercial core and will activate street frontages, particular in high pedestrian e
‘nodes’. f
In areas other than high pedestrian ‘nodes’, where active frontage may not
be critical, ground floor frontages will provide transparency and surveillance
a burw
opportunities. b
ood
high
g
way
Development will provide a consistent built form character to Burwood Highway, c
through the use of front setbacks, street wall heights and landscaping.
Development will contribute to an active, vibrant pedestrian environment.
road
ad
t ro
tree
hs
esby
d hig
scor
e
f
Figure 4. Landuse framework
g
Hansen Partnership in association with Knox City Council 7
BURWOOD URBAN
LONGWARRY HIGHWAY DESIGN
DESIGN GUIDELINES
FRAMEWORK
Overall Summary
Within the Knox Central Activity Centre, the Burwood Highway corridor will
present 5 distinct land use precincts, each comprising its own preferred future
Commercial Core
built form response. 4 of these precincts are located along the northern side
of Burwood Highway, being Commercial Core, Lewis Road Mixed Use , Lewis Land Use Built Form Setback
Road Industry and Strategic Development Site. While there is only 1 precinct Commercial 6-7 storeys with 4 storey 12m front setback from
along the southern side of Burwood Highway, being Burwood Highway South, streetwall Burwood Highway
which has a predominantly mixed use focus, with residential at upper levels. 10 storey ‘feature forms’ with 6
storey streetwall
The key preferred use, built form heights and frontage setbacks for each
precinct are summarised as follows: Burwood Highway South Mixed Use
Land Use Built Form Setback
Mixed use 6 storeys with 4 storey streetwall 12m front setback from
(prediminantly 10 storey ‘feature forms’ with 6 Burwood Highway
residential) storey streetwall (except where existing service
lane present)
Lewis Road Mixed Use
Land Use Built Form Setback
Mixed use 7 storeys with 4 storey streetwall 15m front setback from
10 storey ‘feature forms’ with 6 Burwood Highway
storey streetwall
Lewis Road Industry
Land Use Built Form Setback
Industrial/ 6 storeys with 4 storey streetwall 8m front setback from
commercial Burwood Highway service
lane (except 551 and part 557
Burwood Highway)
Strategic Development Site
Land Use Built Form Setback
Commercial 7 storeys with 4 storey streetwall 8m front setback from
10 storey ‘feature forms’ with 6 Burwood Highway
Figure 5: Artist Impression of Burwood Highway storey streetwall (property boundary)
8 Hansen Partnership Pty Ltd in association with Baw Baw Shire Council
LONGWARRY
BURWOOD URBAN
HIGHWAY
DESIGN
DESIGN
FRAMEWORK
GUIDELINES
Burwood Highway
d
roa
stud
a
Design Guidelines
burw b
ood
high
way
Cross Sections
12m
com c DRAFT
12m
me
rcia
l co
re
12m
bur
eet
str
wo
urne
a
od
o
melb
hig
b
rd
leva
hw
bou
ay s
city
12m
lew
ital
out 12m
cap
is r
c
hm oad d
ixe mix
du
se ed
ad
is ro
use e
lew
15m
Overall Burwood Highway Corridor Plan lew
f
12m
is r
oad
tyner road east
legend
ind
ust
vic roads reserve
existing median strips
d
ry
stra
8m
potential tram stops ad
eet ro
teg
str
high
ic d
potential tram line e
g
active ground floor
f eve
lop
me
landmark treatment
feature forms 8m
nt s
ite
ad
y ro
public open space
resb
ive
sco
r
od d
burwood highway setback
wo
lake
15 metre setback
12 metre setback g
8 metre setback
Figure 6: Overall Burwood Highway Corridor Plan
hansen partnership pty ltd
Project Ref: 16.220 melbourne | vietnam
Dwg No.: UDD-001 level 4 136 exhibition st
melbourne vic 3000
Scale: 1:2000@A3
Hansen Partnership Pty Ltd Date:
in association with
25.08.16
Baw tBaw Shire
61 3 9654 8844 f Council
61 3 9654 8088 9
e info@hansenpartnership.com.au
BURWOOD HIGHWAY DESIGN GUIDELINES
Commercial
Core
a
b
c
ad
ro
stud
d
e
f
a burw
b
ood
high
g
way
c
road
ad
t ro
tree
hs
sby
d hig
score
e
f
g
min 6m
setback
10
a 11
9
10
8
9
road
7 8
stud
burw
property line
property line
ood 6 7
high
way 6
5
5
4
4
3
3
2 2
1
a 1
commercial core 12m burwood highway existing ‘KUBIX’ residential development
- feature form
min 12m tram reserve existing 6m
setback setback
a a
52m road reserve
road
Figure 7. Section AA - Commercial Core
stud
10 Hansen Partnership in association with Knox City CouncilBURWOOD HIGHWAY DESIGN GUIDELINES
Commercial Core - Guidelines
Element Performance Criteria Decision Guidelines
▪▪ Maximum streetwall height of up to 4 storeys (16m) ▪▪ Encourage a more intense built form outcome to Burwood Highway
Height
▪▪ Maximum building heights of up to 6 storeys (24m) ▪▪ Encourage a consistent streetwall height
▪▪ Maximum streetwall height of up to 6 storeys (24m) ▪▪ Feature forms encouraged at key intersections and gateways
Feature Forms
▪▪ Maximum building heights of up to 10 storeys (40m)
▪▪ To streetwall or front parapet wall: ▪▪ Encourages a pedestrian scale
Building yy 12m from Burwood Highway (property boundary) ▪▪ Evoke community experience and activity
Setbacks ▪▪ Upper levels above the streetwall: ▪▪ Buildings should ‘wrap’ from frontage to side streets
yy A minimum of 6m behind the streetwall/parapet ▪▪ Encourage higher forms to be well spaced to equitably distribute views towards the Dandenong Ranges
▪▪ Defined parapet streetwall/podium with upper level forms setback ▪▪ Establish a pedestrian scale through podium treatment
▪▪ Building scale should be in proportion with size of allotments ▪▪ Buildings should include a balance of horizontal and vertical detailing to break up wide building mass
▪▪ Feature forms may be expressed via design detailing, active frontages, building height and visually interesting roof forms ▪▪ Ensure design detailing and articulation is provided across building frontages
▪▪ Use feature forms to punctuate points of entry to precinct ▪▪ Demarcate the gateways to the precinct with notable and visually interesting forms
Form
▪▪ Maximise key views towards Dandenong Ranges ▪▪ Create focal points
▪▪ Ensure feature forms are provided at key gateways and intersections
▪▪ Ensure new forms do not detract from key views of Dandenong Ranges
▪▪ Limit unreasonable overshadowing to adjoining buildings
▪▪ Establish active frontages to Burwood Highway ▪▪ Enhance safety through passive surveillance (seeing into and out of buildings)
▪▪ Streetwall parapet and podiums are highly glazed with design detailing ▪▪ Promote active frontage through provision of windows and entries to street interfaces
Streetscape ▪▪ Avoid blank walls where visible to streets and the public realm and wrap design details from the Burwood Highway frontage into ▪▪ Encourage pedestrian activity on streets
the side streets
▪▪ Encourage physical and visual connections to public open space to north
▪▪ Provide clearly delineated internal and external access ways
▪▪ Encourage through block connections
▪▪ Use building setbacks for soft landscaping ▪▪ Ensure development is compatible with existing landscape character
▪▪ Complement the existing landscape character ▪▪ Increase permeable surface area, soft landscape and employ water sensitive principles
Landscape ▪▪ Encourage high quality urban landscape treatments in high pedestrian areas ▪▪ Contribute to the treed boulevard character.
▪▪ Encourage retention of existing established vegetation
▪▪ Landscaping to comprise canopy trees and formal understorey landscapring.
Services, ▪▪ Conceal loading and car parking within building envelopes or to the rear of buildings ▪▪ Conceal loading and car parking from view
Access and Car ▪▪ Encourage north – south pedestrian links through commercial core ▪▪ Reduce unsightly hard surface area
parking ▪▪ Provide prominent and safe public transport stops at selected sites
Hansen Partnership in association with Knox City Council 11commercial core 12m burwood highway existing ‘KUBIX’ residential development
- feature form
min 12m tram reserve
LONGWARRY URBAN
BURWOOD HIGHWAY
existing 6m
DESIGN
DESIGNFRAMEWORK
GUIDELINES
setback setback
Burwood 52m road reserve
Highway
South
min 6m
setback
7
min 6m
6
property line
property line
a
b setback
c
6
ad
ro
5
stud
d 5
e
f 4
4
a
b
c
burw
ood
high
way b g
3
3
burwood highway, 2 2
road
ad
t ro
tree
corner of stud road and burwood highway
hs
sby
d hig
score
e
1 1
proposed
f setback and building envelope
g commercial core 12m burwood highway 12m 6 storey residential
min 12m tram reserve 12m
setback setback
b b
48m road reserve
b
cc
min 6m
road
setback
stud
7
property line
property line
min 6m
6 setback
6
5
burw 5
ood
high 4
way 4
c 3
3
2 2
burwood highway,
east of melbourne street 1 1
b
cc commercial core 12m burwood highway 6 storey residential
min 12m tram reserve existing
setback setback 0m
c c
66m road reserve
Figure 8. Section BB and Section CC - Burwood HIghway South Mixed Use
road
12 Hansen Partnership in association with Knox City Council
studBURWOOD HIGHWAY DESIGN GUIDELINES
Burwood Highway South Mixed Use - Guidelines
Element Performance Criteria Decision Guidelines
▪▪ Maximum streetwall height of up to 4 storeys (13m) ▪▪ Encourage a modest built form outcome to Burwood Highway
▪▪ Maximum building heights of up to 6 storeys (18m) ▪▪ Encourage a consistent streetwall height
Height
▪▪ Ensure height at residential interface provides adequate transition
▪▪ Maximum streetwall height of up to 6 storeys (24m) ▪▪ Feature forms encouraged at key intersections and gateways
Feature Forms
▪▪ Maximum building heights of up to 10 storeys (40m)
▪▪ To streetwall or front parapet wall: ▪▪ Encourages a pedestrian scale
yy 12m from Burwood Highway (property boundary); and ▪▪ Encourage mixed use development
Building yy 0m from existing service lane for (5 Tyner Road and 342-452 Burwood Highway) ▪▪ Buildings should ‘wrap’ from frontage to side streets
Setbacks ▪▪ Upper levels above the streetwall:
▪▪ Avoid car parking in front setbacks
yy A minimum of 6m behind the streetwall/parapet
▪▪ Establish a consistent 4 storey streetwall/ parapet ▪▪ Built form should visually and physically engage with the street
▪▪ Defined parapet streetwall/podium with upper level forms setback ▪▪ Establish a pedestrian scale
Form ▪▪ Building scale should be in proportion with size of allotments ▪▪ Encourage highly glazed streetwall edges and ground level activity encouraged
▪▪ Use feature forms to punctuate points of entry to precinct ▪▪ Encourage mixed forms including fine grain domestic, broad grain civic and highly articulated commercial
▪▪ Limit unreasonable overshadowing to adjoining buildings
▪▪ Establish active frontages at key nodes of pedestrian activity ▪▪ Enhance safety through passive surveillance (seeing into and out of buildings)
▪▪ Design detailing wraps from highway frontage to side street interfaces ▪▪ Promote active frontage through provision of windows and entries to street interfaces
Streetscape ▪▪ Encourage active commercial frontages to street level ▪▪ Development should not turn its back on Burwood Highway or other street interfaces
▪▪ Avoid blank walls where visible to streets and the public realm ▪▪ Encourage pedestrian activity on streets
▪▪ Provide transition to residential zone interfaces to the south ▪▪ Building heights, setbacks and landscape treatments should transition to residential areas
Rear Interfaces
▪▪ Use building setbacks for soft landscaping ▪▪ Ensure development is compatible with Knox Central landscape character
▪▪ Maintain/reinstate a continuous landscape setback along Burwood Highway with native tree canopy and formal landscaping ▪▪ Employ water sensitive urban design principles and water harvesting of hard surface landscape
Landscape reflecting the landscape character of Knox Central
▪▪ Support active and pedestrian friendly street frontages and public space
▪▪ Landscaping to comprise canopy trees and formal understorey landscapring.
▪▪ Conceal car parking within building envelopes or to the rear of buildings ▪▪ Conceal car parking from view
Servicing ▪▪ Provide prominent and safe public transport stops at selected sites ▪▪ Reduce unsightly hard surface area
Hansen Partnership in association with Knox City Council 13BURWOOD HIGHWAY DESIGN GUIDELINES
Lewis Road
Mixed Use
min 6m
setback
7
property line
property line
min 6m
6 setback
6
5
5
a
b
4
c 4
road
c 3
stud
3
d
e 2 2
f
burwood highway,
a burw
ood east of melbourneg street 1 1
b high
way
c
commercial core 12m burwood highway 6 storey residential
road
ad
t ro
tree
hs
sby
d hig
min 12m tram reserve existing
score
e
f
setback setback 0m
g
66m road reserve
min 6m
d setback
property line
property line
7 min 6m
6 setback
6
5
5
4
4
burw
d
3
ood 3
high
way 2 2
burwood highway,
1 1
east of tyner road
oad
7 storey mixed use 15m burwood highway 12m 6 storey residential
tre et r
d hs
hig min 15m tram reserve bus stop min 12m
setback setback
d d
47m road reserve
Figure 9. Section DD - Lewis Road Mixed Use
14 Hansen Partnership in association with Knox City Council
odadBURWOOD HIGHWAY DESIGN GUIDELINES
Lewis Road Mixed Use - Guidelines
Element Performance Criteria Decision Guidelines
▪▪ Maximum streetwall height of up to 4 storeys (16m) ▪▪ Encourage a more intense built form outcome to Burwood Highway
▪▪ Maximum building heights of up to 7 storeys (28m) ▪▪ Encourage a consistent streetwall height
Height
▪▪ Encourage a more intense built form outcome on Burwood Highway ▪▪ Feature forms encouraged at key intersections and gateways
▪▪ Allow for a feature form to punctuate consistent built form at corner of Burwood Highway and Capital City Boulevard
▪▪ Maximum streetwall height of up to 6 storeys (24m) ▪▪ Feature forms encouraged at key intersections and gateways
Feature Forms
▪▪ Maximum building heights of up to 10 storeys (40m)
▪▪ To streetwall or front parapet wall: ▪▪ Encourages a pedestrian scale
Building yy 15m from Burwood Highway (property boundary) ▪▪ Encourage mixed use development
Setbacks ▪▪ Upper levels above the streetwall: ▪▪ Buildings should ‘wrap’ from frontage to side streets
yy A minimum of 6m behind the streetwall/parapet ▪▪ Avoid car parking in front setbacks
▪▪ Establish a consistent 4 storey streetwall/ parapet ▪▪ Built form should visually and physically engage with the street
▪▪ Defined parapet streetwall/podium with upper level forms setback ▪▪ Establish a pedestrian scale
▪▪ Building scale should be in proportion with size of allotments ▪▪ Buildings should include a balance of horizontal and vertical detailing to break up wide building mass
Form
▪▪ Use feature forms to punctuate points of entry to precinct ▪▪ Ensure design detailing and articulation is provided across building frontages
▪▪ Encourage highly glazed streetwall edges and ground level activity encouraged
▪▪ Ensure new forms do not detract from key views of Dandenong Ranges
▪▪ Establish active frontages at key nodes of pedestrian activity ▪▪ Enhance safety through passive surveillance (seeing into and out of buildings)
▪▪ Streetwall parapet and podiums are highly glazed with design detailing to achieve environmental performance ▪▪ Promote active frontage through provision of windows and entries to street interfaces
Streetscape ▪▪ Avoid blank walls where visible to streets and the public realm and wrap design details from the highway frontage to the side ▪▪ Encourage pedestrian activity on streets
streets
▪▪ Encourage physical and visual connections to public open space to north
▪▪ Provide clearly delineated internal and external access ways
▪▪ Encourage through block connections
▪▪ Use building setbacks for soft landscaping ▪▪ Ensure development is compatible with existing landscape character
▪▪ Complement the existing landscape character ▪▪ Increase permeable surface area, soft landscape and employ water sensitive principles
Landscape ▪▪ Encourage high quality urban landscape treatments in high traffic pedestrian areas
▪▪ Encourage retention of existing established vegetation
▪▪ Landscaping to comprise canopy trees and formal understorey landscaping.
▪▪ Conceal loading and car parking within building envelopes or to the rear of buildings ▪▪ Conceal loading and car parking from view
Servicing ▪▪ Provide prominent and safe public transport stops at selected sites ▪▪ Reduce unsightly hard surface area
Hansen Partnership in association with Knox City Council 15retain 18m bus stop tram reserve existing
landscape buffer landscape buffer
125m road reserve LONGWARRY URBAN DESIGN
BURWOOD HIGHWAY DESIGNFRAMEWORK
GUIDELINES
Lewis Road
Industry
min 6m
setback
property line
property line
6
5
a
4 b
c
ad
ro
3
stud
d
e
2 f
a burw
1 b
ood
high
way
g
c
exisitng single and
industrial - 6 storey 8m burwood highway
road
double storey residential
road
reet
h st
sby
d hig
score
e
min 8m service lane tram reserve existing f
setback landscape buffer
g
82m road reserve
Burwood Highway
f f Design Guidelines
min 6m
Cross Sections
setback
property line
property line
DRAFT
hansen partnership pty ltd
6 Project Ref: 16.220 melbourne | vietnam
Dwg No.: UDD-001 level 4 136 exhibition st
melbourne vic 3000
5 Date: 11.07.16
t 61 3 9654 8844 f 61 3 9654 8088
Revision: A e info@hansenpartnership.com.au
4
w hansenpartnership.com.au
3
2
1
exisitng single and
industrial - 6 storey burwood highway
double storey residential
retain 18m bus stop tram reserve existing
landscape buffer landscape buffer
e 125m road reserve e
Figure 10. Section EE and FF - Lewis Road Industry
16 Hansen Partnership in association with Knox City CouncilBURWOOD HIGHWAY DESIGN GUIDELINES
Lewis Road Industry - Guidelines
Element Performance Criteria Decision Guidelines
▪▪ Maximum streetwall height of up to 4 storeys (16m) ▪▪ Encourage a more intense built form outcome to Burwood Highway
Height ▪▪ Maximum building heights of up to 6 storeys (24m) ▪▪ Encourage a consistent streetwall height
▪▪ Encourage a more intense built form outcome on Burwood Highway
▪▪ To streetwall or front parapet wall: ▪▪ Encourage a consistent built form profile to Burwood Highway
yy 8m from property boundary when fronting existing service lane; and ▪▪ Encourages a pedestrian scale
Building yy 0m from property boundary when directly fronting Burwood Highway (551 Burwood Highway ▪▪ Encourage mixed use development
and part 557 Burwood Highway).
Setbacks ▪▪ Upper levels above the streetwall: ▪▪ Buildings should ‘wrap’ from frontage to side streets
yy A minimum of 6m behind the streetwall/parapet ▪▪ Avoid car parking in front setbacks
▪▪ Establish a 4 storey streetwall/ parapet ▪▪ Encourage adaptable commercial/industrial development
▪▪ Defined parapet streetwall/podium with upper level forms setback ▪▪ Built form should visually and physically engage with the street
▪▪ Building scale should be in proportion with size of allotments ▪▪ Establish a consistent streetwall and setback profile
Form ▪▪ Buildings should include a balance of horizontal and vertical detailing to break up wide building mass
▪▪ Ensure design detailing and articulation is provided across building frontages
▪▪ Encourage highly glazed streetwall edges and ground level activity
▪▪ Highly glazed and activated ground floors ▪▪ Enhance safety through passive surveillance (seeing into and out of buildings)
▪▪ Avoid sheer blank walls where visible to streets and the public realm and wrap design details from the ▪▪ Promote active frontage through provision of windows and entries to street interfaces
Streetscape highway frontage to the side streets
▪▪ Establish a consistent landscape setback
▪▪ Provide clearly delineated internal and external access ways
▪▪ Use building setbacks for soft landscaping ▪▪ Ensure development is compatible with existing landscape character
▪▪ Complement the existing landscape character ▪▪ Increase permeable surface area, soft landscape and employ water sensitive principles
Landscape ▪▪ Encourage high quality urban landscape treatments ▪▪ Encourage a consistent and continuous landscape frontage to Burwood Highway
▪▪ Encourage retention of existing established vegetation
▪▪ Conceal loading and car parking behind primary frontages or to the rear of buildings ▪▪ Conceal loading and car parking from view
▪▪ Provide improved rear access to industrial forms ▪▪ Reduce unsightly hard surface area
Servicing
▪▪ Locate car parking between built form
▪▪ Provide prominent and safe public transport stops at selected sites
Hansen Partnership in association with Knox City Council 17BURWOOD HIGHWAY DESIGN GUIDELINES
Strategic
Redevelopment
Site
a
b
c
road
stud
d
e
f
a burw
b
ood
high
g
way
c
road
road
reet
h st
sby
d hig
score
e
f
g
g
min 6m
property line
property line
7
setback
road
6
burw
esby
ood 5
high
way
scor
4
g 3
2
burwood highway,
west of corner of burwood
1
highway and scoresby road
g
delwp 8m burwood highway exisitng single and double store
min 8m existing 15m tram reserve existing 12m
setback landscape buffer landscape buffer
g 47m road reserve g
Figure 11. Section GG - Strategic Redevelopment Site
18 Hansen Partnership in association with Knox City CouncilBURWOOD HIGHWAY DESIGN GUIDELINES
Strategic Redevelopment Site - Guidelines
Element Performance Criteria Decision Guidelines
▪▪ Maximum streetwall height of up to 4 storeys (16m) ▪▪ Encourage a more intense built form outcome to Burwood Highway
Height ▪▪ Maximum building heights of up to 7 storeys (28m) ▪▪ Encourage a consistent streetwall height
▪▪ Maximum streetwall height of up to 6 storeys (24m) ▪▪ Ensure height at residential interface provides adequate transition
Feature Forms ▪▪ Maximum building heights of up to 10 storeys (40m) ▪▪ Feature forms encouraged at key intersections and gateways
▪▪ To streetwall or front parapet wall; ▪▪ Encourage a new and consistent built form profile to Burwood Highway
yy 8m from property boundary to Burwood Highway. ▪▪ Encourage a pedestrian scale
▪▪ Upper levels above the streetwall: ▪▪ Encourage mixed use development
Building Setbacks yy A minimum of 6m behind the streetwall/parapet ▪▪ Encourage higher forms to be well spaced to equitably distribute views towards the Dandenong Ranges
▪▪ Buildings should ‘wrap’ from frontage to side streets
▪▪ Avoid car parking in front setbacks
▪▪ Defined parapet streetwall/podium with upper level forms setback ▪▪ Establish a pedestrian scale through podium treatment
▪▪ Building scale should be in proportion with size of allotments ▪▪ Buildings should include a balance of horizontal and vertical detailing to break up wide building mass
▪▪ Feature forms may be expressed via design detailing, active frontages building height and visually interesting roof forms ▪▪ Ensure design detailing and articulation is provided across building frontages
Form ▪▪ Building scale should be in proportion with size of allotments ▪▪ Demarcate the eastern gateway with notable and visually interesting form
▪▪ Avoid sheer walls ▪▪ Ensure feature forms are provided at key gateways and intersections
▪▪ Use feature forms to punctuate point of entry into precinct ▪▪ Ensure new forms do not detract from key views of Dandenong Ranges
▪▪ Maximise key views towards Dandenong Ranges
▪▪ Highly glazed and activated ground floors ▪▪ Enhance safety through passive surveillance (seeing into and out of buildings)
▪▪ Avoid sheer blank walls where visible to streets and the public realm and wrap design details from the highway frontage to the ▪▪ Promote active frontage through provision of windows and entries to street interfaces
Streetscape side streets
▪▪ Establish a consistent landscape setback
▪▪ Provide clearly delineated internal and external access ways
▪▪ Use building setbacks for soft landscaping ▪▪ Ensure development is compatible with existing landscape character
▪▪ Complement the existing landscape character ▪▪ Increase permeable surface area, soft landscape and employ water sensitive principles
Landscape
▪▪ Encourage high quality urban landscape treatments in high pedestrian areas
▪▪ Encourage retention of existing established vegetation
▪▪ Conceal loading and car parking within building envelopes or to the rear of buildings ▪▪ Conceal loading and car parking from view
Servicing ▪▪ Encourage north – south pedestrian links through commercial core
▪▪ Provide prominent and safe public transport stops at selected sites
Hansen Partnership in association with Knox City Council 19BURWOOD HIGHWAY DESIGN GUIDELINES
Appendices
20 Hansen Partnership in association with Knox City CouncilBURWOOD HIGHWAY DESIGN GUIDELINES
LONGWARRY URBAN DESIGN FRAMEWORK 22 Hansen Partnership Pty Ltd in association with Baw Baw Shire Council
APPENDICES
URBAN DESIGN ANALYSIS
PREPARED FOR KNOX CITY COUNCIL August 2016
BY HANSEN PARTNERSHIPBURWOOD HIGHWAY DESIGN GUIDELINES
APPENDIX 1
Hansen Partnership in association with Knox City Council 3place
features
The ‘place features’ define the setting and make it distinctive. The place values as detailed in Figure 1 can be summarised as:
The values below define the valued existing condition and also ▪▪ topography – The topography is undulating and is an
the features that new development should respond to. The place opportunity for built form to reinforce the topography. A
values relate to the built form and the natural features. key high point is situated near the intersection of Burwood
Highway and Tyner Road, whilst the intersection of Stud Road
and Burwood Highway is a notable low point.
▪▪ landscape setting - Landscape features are well
established in both the public and private realm. There is an
existing strong bush boulevard effect in the public realm of
Burwood Highway. This is supplemented by a strong domestic
landscape character in residential settings. The larger building
forms along the highway are sited within a treed setting.
▪▪ views – There are corridor views available along Burwood
Highway with limited wider views to the surroundings. As such
taller building forms will benefit from these long range views.
▪▪ diversity – There is a diversity of building form and
subdivision type. Built form is strongly linked with the types of
land uses that are situated in the study area. The subdivision
pattern ranges between the fine grain terrace shops with
narrow frontages to the broader footprints of the Westfield
Knox Shopping centre and the commercial/industrial stock in
towards Scoresby Road.
4 Hansen Partnership in association with Knox City Councilbor
BURWOOD HIGHWAY DESIGN
onia
road GUIDELINES - APPENDIX 1
road
haro
ld st
reet
lewis
som
erse
studfield t stre
figure 1
et
shopping
centre
road
knox central
ullen
cent
primary school
urt
templeton
Burwood Highway
n co
cres
m
rath
primary school
Wantirna South
dixo
field
allan
birch
field
coleman cres
road cent
place features
road
legend
stud
subject site
lewis wad
park hurs gateway
t driv
e
topography high
point H
topography low
melbourne water knox point L
L retarding basin community
gardens and view point
L vineyard
collier
sher bus interchange
e
reserve westfield knox fairpark
riv
woo
d
road
shopping centre d co reserve
ka
urt
nu
bus route
ma
lewis
wantirna blind creek
retirement fairhills primary
school pedestrian / bicycle
village woo path
dbin
e co
urt bush boulevard
east
road
gate major road
cour
t
esby
knox city council
e
white street
t driv
villa maria secondary road
scor
H fairhills high
hurs
burw school local road
wantirna south knox ood
park
retirement high
primary school way
tyner road
village e existing built form
walker delwp driv
son
tyner road
site n
reserve joh proposed built form
stud road
swinburne st andrew’s
university of christian college open space
technology
water course
ve
d dri water retention
H oo area
htw
lig
lakewood drive contour
high street road
riddell road
holy trinity
primary school
egan lee
reserve
hansen partnership pty ltd
Project Ref: 16.220 melbourne | vietnam
Dwg No.: UDD-001 level 4 136 exhibition st
melbourne vic 3000
0 00 000 Scale 1:5000@A1
t 61 3 9654 8844 f 61 3 9654 8088
Date: 30.08.16 e info@hansenpartnership.com.au
00 000 000m Revision: A
Hansen Partnership in association with Knox City Council
w hansenpartnership.com.au 5LONGWARRY URBAN DESIGN FRAMEWORK
built form
and scale
The area demonstrates a relatively low rise development
character with obvious opportunities for further consolidation
along the Burwood Highway corridor.
The 8 storey office tower at Westfield Knox Shopping Centre has
been the tallest building in the precinct, however has recently
been surpassed by the Kubix development (on the prominent
corner of Burwood Highway and Stud Road) which comprise
3 apartment buildings ranging in height from 9 to 11 storeys.
There are significant parcels of land along the Burwood Highway
corridor which are deemed to have development potential, given
their current use and built form condition. Further, the presence of
car parking areas in building setbacks such as at Westfield Knox
Shopping Centre detaches the buildings from the activity in the
public realm.
6 Hansen Partnership in association with Knox City Councilboro
nia
LONGWARRY URBAN DESIGN -FRAMEWORK
road
haro
ld st
reet
BURWOOD HIGHWAY DESIGN
road
GUIDELINES APPENDIX 1
lewis
som
erse
studfield t stre
et
shopping
centre
figure 2
road
knox central
ullen
cent
primary school
urt
templeton
Burwood Highway
n co
cres
m
rath
primary school
Wantirna South
dixo
field
allan
birch
field
coleman cres
road cent
existing built-
form and scale
road
legend
stud
subject site
lewis wad
park hurs 1-2 storey
t driv
e
3-4 storey
melbourne water 5-8 storey
knox
retarding basin community
gardens and proposed built form
collier vineyard
sher development site
e
reserve westfield knox fairpark
riv
woo
d
road
shopping centre d co reserve
ka
urt
nu
potential development site
ma
lewis
wantirna blind creek
retirement fairhills primary
open space
village woo school
dbin
e co
urt water course
east
road
gate water retention
cour
t area
esby
knox city council
drive
villa maria white street
scor
t
fairhills high
hurs
burw school
wantirna south knox ood
park
retirement high
primary school way
tyner road
village e
walker delwp driv
nson
tyner road
site
reserve joh
stud road
swinburne st andrew’s
university of christian college
technology
ve
dri
ood
htw
lig
lakewood drive
high street road
riddell road
holy trinity
primary school
egan lee
reserve
hansen partnership pty ltd
Project Ref: 16.220 melbourne | vietnam
Dwg No.: UDD-001 level 4 136 exhibition st
melbourne vic 3000
0 00 000 Scale 1:5000@A1
t 61 3 9654 8844 f 61 3 9654 8088
Date: 30.08.16 e info@hansenpartnership.com.au
00 000 000m Revision: A w hansenpartnership.com.au
Hansen Partnership in association with Knox City Council 7LONGWARRY URBAN DESIGN FRAMEWORK
access and
movement
The corridor spans 2.2km and incorporates a mix of 3 lane and
4 lane road carriageways in each direction. A mix of service road
and direct vehicle access is provided for properties along its
length. Bus services are the principal form of public transport in
the area, including a bus interchange at Westfield Knox Shopping
Centre, which is proposed to be relocated.
Cells of car parking presently surround large format
developments such as the Westfield Knox Shopping Centre,
Council offices and other large commercial buildings along the
north side of the highway. At present connections from education
facilities and public reserves to the south and north of the
precinct are not clearly defined. Pedestrian activity areas are
established adjoining the shopping strip between Tyner Road
and Lynn Avenue, and along the Knox Ozone precinct within the
Westfield site.
Given the existence of the shared path along Blind Creek open
space corridor (to the north) there is significant potential to
encourage stronger pedestrian and bicycle access to the Activity
Centre from the north. While to the south, Burwood Highway
presents as a major physical and psychological barrier to
pedestrian and bicycle access.
8 Hansen Partnership Pty Ltd in association with Knox City Councilbo
BURWOOD LONGWARRY
HIGHWAY DESIGN
ronia
URBAN GUIDELINES
DESIGN FRAMEWORK
- APPENDIX 1
road
haro road
ld st
reet
lewis
som
erse
studfield t stre
figure 3
et
shopping
centre
road
knox central
ullen
cent
primary school
urt
templeton
Burwood Highway
n co
cres
m
rath
primary school
Wantirna South
dixo
field
allan
birch
field
coleman cres
road cent
access and movement
road
legend
stud
subject site
lewis wad
park hurs pedestrian crossing
t driv
e
intersection
melbourne water knox proposed bus interchange
retarding basin community
gardens and bus interchange
collier vineyard
sher bus route
e
reserve westfield knox fairpark
riv
woo
d
road
shopping centre d co reserve
ka
urt
nu
pedestrian / bicycle path
ma
lewis
wantirna blind creek
retirement fairhills primary
school highway corridor
village woo
dbin
e co
urt major road
knox city council east
road
gate
cour secondary road
t
esby
e
white street
t driv
villa maria local road
scor
fairhills high
hurs
burw school proposed built form
wantirna south knox ood
park
retirement high
primary school way
tyner road
village e built form
walker delwp driv
on
hns
tyner road
reserve site
jo
stud road
swinburne st andrew’s
university of christian college
technology
ve
dri
ood
htw
lig
lakewood drive
high street road
riddell road
holy trinity
primary school
egan lee
reserve
hansen partnership pty ltd
Project Ref: 16.220 melbourne | vietnam
Dwg No.: UDD-001 level 4 136 exhibition st
melbourne vic 3000
0 00 000 Scale 1:5000@A1
t 61 3 9654 8844 f 61 3 9654 8088
Date: 30.08.16 e info@hansenpartnership.com.au
00 000 000m Revision: A
Hansen Partnership Pty Ltd in association with Knox City Council
w hansenpartnership.com.au 9land use
Figure 4 sets out the existing land use patterns which
demonstrate a mix of different uses located in pockets along
the highway corridor. The predominant land use is the retail hub
of the Westfield Knox Shopping Centre whilst large tracts of
industrial uses occupy the northern and western areas. The mix
of uses extends to civic and education uses spread across the
precinct.
The land use zones and overlays affecting the precinct are
contained at appendix 2. A key distinction in the zoning is the
provision of the Priority Development Zone 1 (PDZ1) to key
parcels of land which front arterial roads and encourage a more
intense use of the land. While, the Commercial 1 Zone (C1Z)
within the ‘core’ of the centre (to both sides of Burwood Highway)
encourages offices and complementary commercial uses, as well
as residential at upper levels. Such zones provide opportunities
for mixed uses which include residential. Mixed use development
can assist in facilitating development which is well articulated,
revitalises the public space and generates pedestrian activity
throughout the day and evening.
10 Hansen Partnership in association with Knox City Councilbo
BURWOOD HIGHWAY DESIGN
ronia
GUIDELINES - APPENDIX 1
road
haro road
ld st
reet
lewis
som
erse
studfield t stre
et
shopping
centre
figure 4
road
knox central
ullen
cent
primary school
urt
templeton
Burwood Highway
n co
cres
m
rath
primary school
Wantirna South
dixo
field
allan
birch
field
coleman cres
road cent
land use
road
legend
stud
subject site
lewis wad
park hurs large format retail
t driv
e
retail / commercial
melbourne water knox education
retarding basin community
gardens and industry
collier vineyard
sher vacant land
e
reserve westfield knox fairpark
riv
woo
d
road
shopping centre d co reserve
ka
urt
nu
high rise residential
ma
lewis
wantirna blind creek
retirement fairhills primary
school low - medium rise
village woo accommodation
dbin
e co
urt community facilities
east
road
gate
cour council office
t
esby
knox city council
e
white street
t driv
villa maria
scor
residential
fairhills high
hurs
burw school open space
wantirna south knox ood
park
retirement high
primary school way
tyner road
village e water course
walker delwp driv
son
tyner road
site n
reserve joh water retention
stud road
swinburne st andrew’s area
university of christian college
technology
ve
dri
ood
htw
lig
lakewood drive
high street road
riddell road
holy trinity
primary school
egan lee
reserve
hansen partnership pty ltd
Project Ref: 16.220 melbourne | vietnam
Dwg No.: UDD-001 level 4 136 exhibition st
melbourne vic 3000
0 00 000 Scale 1:5000@A1
t 61 3 9654 8844 f 61 3 9654 8088
Date: 08.09.16 e info@hansenpartnership.com.au
00 000 000m Revision: A
Hansen Partnership in association with Knox City Council 11
w hansenpartnership.com.aubuilding
heights and
form
The preferred built form heights for the Knox Central Activity Feature forms should demarcate key corners through textured
Centre were determined through a critical review of the heights building details, building entries and a sense of address, and
contained within the KCUDF. A collaborative workshop with interesting roof profiles. Feature forms may also include building
Council officers informed the Views and Vistas Study. forms of up to 10 storeys.
Figure 5 sets out an indicative elevation of the changes in The built form will express podium forms which seek to achieve
building scale and form along the northern edge of Burwood a sense of human scale at street level, maintain sunlight to
Highway. Development should be responsive to the topography pedestrian spaces and streets, and provide for internal amenity.
so that overall building heights will vary along the Burwood
Highway corridor.
Figure 6 details the future built form, gateway sites and where
feature forms are to be encouraged. Where buildings abut street
intersections, development should wrap both street frontages
from the highway frontage to the side street frontage, addressing
the corner with detailed design treatments.
figure 5
figure 5
12 Hansen Partnership in association with Knox City Councilbo
BURWOOD HIGHWAY DESIGN
ronia
road GUIDELINES - APPENDIX 1
road
haro
ld st
reet
lewis
som
erse
studfield t stre
et
shopping
centre figure 6
road
knox central
ullen
cent
primary school
urt
templeton
Burwood Highway
n co
cres
m
rath
primary school
Wantirna South
dixo
field
allan
birch
field
coleman cres
road cent
preferred built form heights
legend
road
stud
subject site
lewis wad landmark treatment
park hurs
t driv
e
8m 2 storey residential
9m 3 storey residential
melbourne water knox
retarding basin community
10m 3 storey residential
gardens and
collier vineyard
12m 3 storey commercial /
sher
e
reserve fairpark
riv
westfield knox city woo industrial
d
road
d co reserve
ka
shopping centre urt
nu
18m 6 storey residential
ma
lewis
wantirna blind creek
retirement fairhills primary
20m 5 storey commercial
village woo school
dbin
e co 21m 7 storey residential
urt
knox city council east
road
gate 24m 6 storey commercial
cour
t
esby
e
white street 28m 7 storey commercial
t driv
villa maria
scor
fairhills high
hurs
burw school 34m 11 storey residential
wantirna south knox ood
park
retirement high
primary school way
tyner road
village e 40m feature form 10 storey
walker delwp driv commercial
on
hns
tyner road
reserve site open space
jo
stud road
swinburne st andrew’s
university of christian college water course
technology
water retention
area
ve
d dri
oo
htw
lig
lakewood drive
high street road
riddell road
holy trinity
primary school
egan lee
reserve
hansen partnership pty ltd
Project Ref: 16.220 melbourne | vietnam
Dwg No.: UDD-001 level 4 136 exhibition st
melbourne vic 3000
0 00 000 Scale 1:5000@A1
t 61 3 9654 8844 f 61 3 9654 8088
Date: 08.09.16 e info@hansenpartnership.com.au
00 000 000m Revision: A
Hansen Partnership in association with Knox City Council 13
w hansenpartnership.com.auLONGWARRY URBAN DESIGN FRAMEWORK
burwood
highway
road reserve
An analysis was undertaken of the existing road reserve width Industrial Precinct Lewis Road – Mixed Use
and profile through the Activity Centre. The analysis identified
that the road corridor widths vary significantly through the study In this section of Burwood Highway (between Lewis Road Given the precinct’s central to the Burwood Highway corridor
area from approximately 47m (between Captial City Boulevard and Scoresby Road) the existing property interface and built within the Knox Central Activity Centre, its future mixed use
and Lewis Road) to approximately 82m (between Lewis Road form setbacks are varied. There is a 20m landscape reserve designation, the existing road reserve width (approximately
and Parkhurst Drive). It was considered important to provide a to the Lewis Road corner, outside 551 Burwood Highway and 47m) as well as the proposed setbacks to either side, which
more consistent overall width and landscape presentation to the the western portion of 557 Burwood Highway). Then moving seek to create a more consistent presentation. It was considered
corridor, while addressing a number of inconsistencies caused by eastwards is a section of service lane associated with the appropriate to apply a 15m setback to the properties on the
the provision of short sections of service road and development industrial precinct. In total the service lane provision is 12m wide. northern side of Burwood Highway, between Capital City
anomolies which project forward of other developments (refer Boulevard and Lewis Road.
figure 7). Therefore, it was considered appropriate to apply an 8m setback
from the northern extent of the service lane to create a consistent
Burwood Highway South and Commercial Core Precincts setback profile as currently achieved by the 20m wide Council
landscape reserve.
The existing road reserve width and presentation is highly varied
within the western section of the Burwood Highway. It currently Strategic Developent Site
ranges from a minimum width of approximately 47m up to
approximately 78m. In relation to the DELWP site and underutilised land further to
Therefore, a 12m setback was defined along the southern side the east it is noted that there is an inconsistency between the
of Burwood Highway as it aligns with the existing 0m setback at property line and the existing fence line. The property line is
432-452 Burwood Highway, the 5m setback at 5 Tyner Road and, approximately 12m to the North of the fenceline (within the land
as well as the 12m setback to the Police Station, at 420 Burwood parcels) and aligns with the neighbouring property line to the
Highway. Other than the setbacks of the Kubix development west (at 605 Burwood Highway).
a 12m setback would result in a more consistent separation
between the existing Burwood Highway road profile and future Therefore, consistent with the approach taken with the industrial
built form edge. Also given the narrowing in the road width precinct, it was considered appropriate to apply an 8m setback to
towards the western end of the Activity Centre it was considered result in a consistent future setback treatment along the northern
appropriate to apply a 12m setback to the commercial core side of Burwood Highway, between Lewis Road and Scoresby
setback to the northern side of Burwood Highway. This would Road in order to widen the corridor to a more unified width.
be sufficient to overcome the varied nature of the property line,
which largely follows the kerbside, includes various entry and
exit points, while also providing sufficient space for landscape
provision.
14 Hansen Partnership Pty Ltd in association with Knox City Council Hansen Partnership in association with Knox City Council 14BURWOOD LONGWARRY URBAN
HIGHWAY DESIGN DESIGN FRAMEWORK
GUIDELINES - APPENDIX 1
burwood
highway
road reserve figure 7
Burwood Highway
Wantirna South
road reserve setbacks
legend
subject site
road
vic roads reserve
stud
public open space
proposed setback
existing setback Xm
proposed setback Xm
com
mer
cial
core
78m
47m
road
burw lew
ood
lewis
is ro
d
roa
high ad m
e
way
d
t driv
ixed
stu
sou use
th m
hurs
47m
road
ixed 74m lew
park
use is ro
esby
ad i
tyner road
ndu
scor
stry
82m stra
tegi
c de
velo
47m pme
79m nt s
ite
tyner road
burw
ood
high
way
hansen partnership pty ltd
Project Ref: 16.220 melbourne | vietnam
Dwg No.: UDD-001 level 4 136 exhibition st
melbourne vic 3000
0 00 000 Scale 1:5000@A1
t 61 3 9654 8844 f 61 3 9654 8088
Date: 30.08.16 e info@hansenpartnership.com.au
00 000 000m Revision: A
15 Hansen Partnership in association with Knox City Council w hansenpartnership.com.auYou can also read
