Projects
01
PROJECTS
The 3D render images show approved projects which have been handled by Aspect Planning Services.
To achieve these outcomes, various levels of input has been provided, from report writing, management of the applications and successful VCAT appeals.
02
PROJECTS
Residential
Apartments
Balmoral Avenue, SPRINGVALE
- Ground medical centre and upper level apartments
- Apartment typology supported by Council strategy and policy
- Few other examples of apartments around
- Difficult opposition from local residents at council forum
- Successful outcome at Council with no appeals lodged
Triple Storey Townhouses
Howson Street, BRUNSWICK WEST
- Triple storey townhouses, tapering down to two storeys at the rear
- Residential Growth Zone but small site
- Triple storey typology supported by Council strategy and policy
- Rescode non compliances justified due to amenity expectations in the RGZ
- VCAT determinations quoted in the planning report to outline the policy tension between zoning expectations and clause 55 requirements
Champion Road, WILLIAMSTOWN NORTH
- Triple storey townhouses, tapering down to two storeys at the rear
- Successful VCAT appeal for a previous scheme with a basement
- Alternative design with no basement (as shown) subsequently approved
- Triple storey typology approved in the General Residential Zone
- Difficult objections and Council requirements resolved along the way
Albion Street, BRUNSWICK WEST
- Triple storey townhouses tapering down to two storeys, in an attached built form
- Robust inner suburban environment allows a contemporary design approach
- Ground floor garages offset by extensive windows in the façade
- Challenges posed by nearby open space areas and balconies overcome by siting the driveway adjacent to the sensitive side interface and creating a courtyard at the rear of the site
Townhouses
Nepean Street, GREENSBOROUGH
- Four double storey dwellings
- Refused by Council due to density and flooding issues at the rear of the site
- Successfully resolved issues via amended plans and expert witness reports
- A consent order was signed by Council which avoided the need to appear at VCAT
Harrington Street, AIRPORT WEST
- Four double storey dwellings, each with two bedrooms
- The site has a wide frontage which narrows at the rear
- The upper level proportions and roof forms create a massing similar to three dwellings
- The uncovered car parking spaces avoid the appearance of garages and increase the extent of ground floor habitable room windows
- Angled car parking spaces separate the hard surfaces and create a central garden area
Myrtle Grove, PRESTON
- Four double storey dwellings, two facing the street and two facing the laneway
- The laneway creates an excellent development opportunity, which the design maximises
- The long side boundaries of the site allow for large ground floor habitable room windows
- The lack of an adjacent streetscape allows a more contemporary design to be created
Side-By-Side Townhouses
Centennial Avenue, BRUNSWICK WEST
- Originally refused by Council in relation to the overshadowing of lower level courtyards of an adjacent apartment building
- Successfully resolved issues via amended plans and a consent order was achieved at VCAT
- A car parking waiver of one space was granted
- The upper level of one dwelling was reduced and a garage was deleted to create additional ground floor bedroom space, to make up for the lost upper level space
- The deletion of the garage enhanced the appearance of the façade, by creating more ground floor habitable room windows
Gifford Road, DONCASTER
- Steep site which falls towards the rear
- The building height and bulk is reduced via the use of flat roofs
- The massing of the façade is broken up by staggered setbacks and stepped building heights
- Void areas and louvre screens create additional articulation
- The double garage is recessed vis its deep front setback and cantilevered element above
Rossmoyne Street, THORNBURY
- The close upper level setbacks were justified in the surrounding context, which comprises a number of sheer two storey forms
- Due to the southerly orientation of the site (where deeper rear setbacks are required), achieving closer upper level setbacks to the street was pivotal
- Vertical louvres add texture to the design
- Well balanced composition of traditional and contemporary materials
Coastal
Richardson Boulevard, LORNE
- Difficult site due to the steep slope to the rear and also across the width of the block
- Split level design required to overcome site constraints
- Upper level roof terrace maximises open space and views
- Low key presentation to the street, with the built form increasing as the land slopes to the rear
- An on site meeting with an adjoining objector was held. The issues were resolved, the objection was withdrawn and a permit was issued
Crows Nest Place, QUEENSCLIFF
- Sloping vacant site, with beach views to the rear
- Surrounding streetscape recently developed, with more architectural freedom available
- Rear balconies face the beach at both levels
- Internal courtyard with swimming pool
- Extensive glazing to take in surrounding views
Heritage
The Grove, COBURG
- Heritage dwelling retained, with modern extension at the rear
- Contemporary form adopted to distinguish between the old and new
- Minimalist form compliments the detailed design of the original dwelling
- Upper level well setback from the street
- Basement garage constructed, supported by Council subject to design detail
Lyell Road, REDESDALE
- Church retained, with new bed and breakfast building attached at the rear
- Contemporary form adopted to distinguish between the old and new
- Link provided between the church and the extended rear form
- Roof pitch compliments the church building
- Mixture of traditional and contemporary materials creates a sympathetic contemporary design
- Given the heritage significance of the church, a pre application meeting with Councils heritage advisor was undertaken to ascertain Councils requirements prior to lodgement
Subdivision
Courtney Lane, KNOWSLEY
- The site has VCAT history (prior to Aspect Planning Services being involved), with a previous subdivision being refused due to too many wastewater fields near the interface with Lake Eppalock
- The layout maximises the views available for new houses, whilst avoiding the issues that led to the previous design being refused
- The planning report outlined how the current design rectified the shortcomings of the previous design. The application was approved by Council
- In such instances where sites have difficult constraints or previous history that needs to be overcome, a detailed planning report is required in order to convince Council that these problems have been resolved. This can make a significant difference to the outcome
Phoenix Street, MALDON
- The site has a challenging topography, significant vegetation constraints and is affected by a Heritage Overlay.
- The positioning of the building envelopes respond to the front setbacks, pattern of dwelling spacing and vegetation constraints, whilst maximising open space and solar access
- The location of the driveways separates the hard surfaces at the site frontage and minimises the impact on the significant vegetation
- Aspect Planning Services assisted with the design of the building envelopes, to ensure that Councils heritage and vegetation requirements were met, which resulted in Council having the confidence in the subsequent development to issue a permit
03
PROJECTS
Commercial
Glengala Road, SUNSHINE WEST
- The site is a residential property on a corner block on a main road
- Council issued a permit for an education centre, which provides tuition services during weekends and weeknights
- The surrounding area contains a number of higher education facilities and the site is ideally located to provide a complementary education service
- The building is designed to adopt a more residential appearance at the front street, with a central recess creating a presentation similar to side by side townhouses
- A lot of work was put into the pre application process, to make council aware of the community benefit of the proposal prior to lodgement
Scarborough Place, KENSINGTON
- The site is located in a mixed use zone, which is commercial and residential in nature
- The streetscape is robust, but built form scales are generally 2 – 3 storeys
- The three storey façade integrates well with the proportions of the adjacent double storey buildings, with the upper level setback behind
- The proposal is an office development with three levels of offices and a large roof terrace. It creates high amenity office space close to the CBD, with a communal space that promotes social interaction between office workers
- A car parking reduction has been granted
04
PROJECTS
Industrial
King William Street, BROADMEADOWS
- The site is located in an industrial estate, with a walking track and recreation reserve to the rear, linking the train station with the surrounding residential area
- The proposal is for a large warehouse development, with a café and a row of offices at the rear, facing the reserve
- The development maximises the use of the site from an industrial perspective, whilst providing surveillance over the reserve and a café which is available for workers and pedestrians
- The development includes a pedestrian path which links the reserve to the adjacent industrial area
- It presents an urban design improvement in the area and a mix of land uses that benefit the local community
Potter Street, CRAIGIEBURN
- The site is located in an industrial estate, with a creek on the adjacent land
- The site is a battle axe block with no streetscape connection, however the development creates an attractive landscaped presentation within the site
- The main challenge was the interface with the creek. A lot of pre application work went into liaising with Council and Melbourne Water, to ensure their requirements were met
- Whilst the lodgement of the application was delayed due to the pre application work, the application was relatively quick and painless due to the research and consultation at the start of the project
- This approach saved time and money by avoiding the amendment of detailed plans and duplication of consultant reports (had a complete application been lodged without consultation with authorities)
05
PROJECTS
Council Projects
Rhyolite Drive, CRAIGIEBURN
- The site is a large reserve in the centre of a housing estate which is nearing completion
- The proposal is for a softball centre, sports field, pavilion, playground, car park and extensive landscaped areas
- When the project was underway, the site was a wasteland which detracted from the area
- The project has significant net community benefit and will vastly improve the amenity of the area
- Aspect Planning Services were able to assist Council with the preparation of a planning report and liaison with Councils planners and ESD officers, on behalf of Councils engineers
- Other sub consultants were recommended, with the selected consultants saving costs for Council due to more competitive fees