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SmithStreet.org « CAG « News « PDP PROCESS UNVEILS 'TWEAKED' PLANS - IGNORE HEIGHT, BULK, AMENITY, HERITAGE CONCERNS!

Planning Minister Hulls' Priority Development Panel unveils its 'tweaked' Banco Smith St development - these plans are a farce, only revising minor elements like a modest apartment setback atop a heritage building, zinc cladding on units, and variations to Smith St façade treatment!

Planning Minister Hulls' Priority Development Panel (PDP) today unveiled its version of Banco's development for Smith Street - their 'tweaked' plans are a farce and only revise minor elements of Banco's proposal such as a modest apartment setback on top of a heritage building, zinc cladding on some units, and variations to the Smith Street façade treatment!

Contrary to the PDP Chair's statement at the end of the inquiry that the revision would address height, bulk, amenity and façade treatment, the PDP's final instructions ignored these issues, dramatically narrowing the areas for change.

The following changes to Banco's proposal were made during a series of meetings at Brunetti's cake and coffee shop involving Mr Chris Manton, Banco's architect, and urban design 'experts', Roz Hansen for Banco, and Rob McGauran for Yarra Council. The urban design expert of the resident parties declined the PDP's unilateral invitation to participate hence no resident representative was present. The PDP made no effort to seek an alternative from the resident parties.

Unfortunately electronic images of the proposed changes have not been made available.

1. Interface and transition between Coles façade and the new development
The proposal has been amended to provide a set back of 5.0 m to the second floor and third floor. Unit C2.05-1 has been deleted and Unit C2.04-1 has modified (sic) to a two bedroom unit with a terrace extending to the parapet of the Coles Façade. Unit C3.04-2 has been modified and set back to 5.0m from the Coles Façade. The balconies have been modified and centred to the new façade setback to ensure adequate separation and no wing walls abutting the Post Office building. The Stair along grid P has been modified on the second and third floors to a setback of 5.3m (300mm further than the adjoining units) and lowered 500mm on the western façade to provide visual separation. The façade of units C204-1 and C304-2 are proposed to be clad with a weathered vertical zinc panel. Units C2.-03-1 and C3.03-1 have also been modified to provide a more 'three dimensional' façade and to reinforce the additional setback to the adjoining units to the north. The northern wall along the balcony living room has been articulated with an opening to the balcony and glazing to the living room (with appropriate translucent glass to 1700mm height to prevent overlooking).
[Refer to views 1, 2 and 3 on drawings 0251 TP5.15D]

2. Smith Street façade treatment between grids B and F
The façade treatment has been developed to achieve a more detailed and vertical composition. The canopy has been modified to a continuous plane across a section fo façade. The façade has been modified to provide a vertical 'panel' appearance of varying heights. The façade system set within a steel frame (reflecting the brickwork nature of the existing Foy and Gibson façade) which provides varying elements of solid and semi-solid (refer to attached similar façade photographs). The proposed changes provide a layered depth to the façade with the balconies also to the third floor clad with alternating glass and terra cotta brickwork. The shopfronts to the ground level have been modified to provide a more consistent rhythm to the streetscape and are aligned with the vertical façade panels above. The separating tenancy walls have been accentuated with the terra cotta brickwork continuing down to the ground level.
[Refer to view 2 and view 3 on drawing 0251 TP5.14D]

3. Smith Street upper façade treatment between grids K and N
The upper façade treatment has been modified to provided separation between façade of Building B and the wing walls of unit C3.-03-1 (grids K to N). The louver panel system has been removed in this section and an awning extended to the boundary added. The awning has been set approximately 2m south of grid N and 2m north of grid K to achieve the appearance of a horizontal element between Building B and the extruded form of unit C3.03-1. The extension of an awning will also provide shadow to the façade creating the appearance of increased depth.
[Refer to view 1 on drawing 0251 TP5.14D]