upc1 140-148 union road, surrey hills - city of boroondara · four (4) promotional poster board...

Urban Planning Special Committee Agenda 01/08/16

UPC1 140-148 Union Road, Surrey Hills Application no.: PP16/00151 (File 40/409/45419) Responsible director John Luppino

City Planning Authorised by: Simon Mitchell

Manager Statutory Planning Report officer: Kristian Cook -

Senior Planner Statutory Planning

Abstract Proposal The proposal seeks to install illuminated and non-illuminated business identification signage and make alterations to the existing building (addition of film to windows). A total of eight (8) signs are proposed as follows:

Four (4) business identification signs (two of which are internally illuminated); and

Four (4) promotional poster board signs. Two signs are proposed along the Union Road frontage, one on the south-east elevation of the existing awning fascia, two along the Croydon Road frontage and one at the rear of the building. It is proposed to install vinyl film to the existing windows and doors of the building along both street frontages. Issues The following are key issues in respect of this application: The number, location and size of the proposed signage and whether it will result

in visual clutter and adversely impact on the heritage significance of the precinct.

The use of red vinyl film to the existing windows and its impact on the heritage significance of the precinct.

The location of a sign facing onto residential properties and associated amenity impacts.

Officer's response Details of the proposal, discussion of all objections and assessment against relevant controls and policies are contained in the attachment of this report. The proposed signage (number, size and locations) on the Union Road and Croydon Road frontages is consistent with that seen on other commercial buildings within the area. It is considered that these signs will not adversely impact on the heritage significance of the precinct, result in visual clutter or disorder, or result in motorist or pedestrian safety impacts.

City of Boroondara 140 Union Road of 49


The installation of the loading bay/business identification sign at the rear of the building, immediately adjacent to residential properties will result in unacceptable amenity impacts. It is recommended that this sign be deleted. The use of the red vinyl film to the existing windows and doors of the building will adversely impact on the heritage significance of the precinct. It is recommended that the red film be replaced with more subdued colours.

Officers' recommendation That the Urban Planning Special Committee resolve that a Notice of Decision to Grant Planning Permit No. PP16/00151 for the construction and displaying of illuminated and non-illuminated business identification and promotional signage and alterations to the existing building (addition of film to windows) on land affected by the Heritage Overlay at Shop 1/140-148 Union Road, Surrey Hills be issued under the Boroondara Planning Scheme subject to the following conditions: Amended plans required 1. Before the development starts or signs are installed, amended plans must be

submitted to the satisfaction of the Responsible Authority. When the plans are to the satisfaction of the Responsible Authority they will be endorsed and will then form part of the Permit. The plans must be drawn to scale with dimensions and three (3) copies provided, substantially in accordance with the plans advertised in March 2016 but modified to show: a) The deletion of Sign F (Deliveries/Loading Zone sign); and b) The replacement all of the red vinyl film to be applied to the existing

windows and doors, with either beige (VM3) or clear (VM2) film to the satisfaction of the Responsible Authority.

Layout and uses not to be altered 2. The layout of the site and the size, levels, design and location of buildings and

works and the description of the use(s) on the endorsed plans must not be modified for any reason (unless the Boroondara Planning Scheme specifies that a permit is not required) without the prior written consent of the Responsible Authority.

Permit to expire: 3. This permit will expire if:

a) The development does not start within two (2) years of the issue date of this permit; or

b) The development is not completed within four (4) years of the issue date of this permit.

The Responsible Authority may extend the times referred to if a request is made in writing before the permit expires or:

(i) within six (6) months afterwards if the development has not commenced; or (ii) within twelve (12) months afterwards if the development has not been

completed.

Council and the Victorian Civil and Administrative Tribunal are unable to approve requests outside of the relevant time frame.



Advertising signs conditions: Signs not to be altered 4. The location, layout, dimensions, structures and features of the approved

sign(s) (including the design, colours, materials, degree of illumination, wording and sign type) shown on the endorsed plans must not be altered (unless the Boroondara Planning Scheme specifies that a permit is not required) without the prior written consent of the Responsible Authority.

Sign maintenance 5. All signs must be constructed and maintained to the satisfaction of the

Responsible Authority. No flashing light 6. No flashing, intermittent or changing colour light is permitted to be displayed,

except with the prior written consent of the Responsible Authority. Internally illuminated signs 7. The intensity of lighting associated with the illumination of the advertising

sign(s) must be limited so as not to cause glare or be a distraction to motorists in adjoining streets or cause a loss of amenity in the surrounding area to the satisfaction of the Responsible Authority.

Time for commencement (display a sign) 8. Without the written consent of the Responsible Authority, this permit will lapse

unless the approved sign/s is/are displayed within 2 years of the issue date of this permit.

The Responsible Authority may extend the times referred to if a request is made in writing before the permit expires or:

(i) within six (6) months afterwards if the use or the development has not

commenced; or (ii) within twelve (12) months afterwards if the development has not been

completed.

Council and the Victorian Civil and Administrative Tribunal are unable to approve requests outside of the relevant time frame.

Permit to expire (display a sign) 9. Subject to the display of the approved sign/s before the permit lapses, this

permit expires 15 years from the date this permit was issued.


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STATUTORY PLANNING OFFICERS REPORT Urban Planning Committee

Application Number PP16/00151Date Application Received 22 February 2016 Planning Officer Kristian Cook

Applicant Coles Liquor C/- The Retail Group

Owner Polydor Pty Ltd

Property Address Shop 1 & 2/140-148 Union Road, Surrey Hills

Proposal The construction and displaying of illuminated and non-illuminated business identification and promotional signage and alterations to the existing building (addition of film to windows) on land affected by the Heritage Overlay.

Ward Maling

Zoning Commercial 1 Zone (C1Z) Overlays Heritage Overlay (HO532)

Special Building Overlay (SBO) Design and Development Overlay

(DDO16) Environmental Audit Overlay (EAO) Parking Overlay (PO1)

Drainage Area of Interest? No

Advertised? Yes Number of Objections Received 18Recommendation Notice of Decision to Grant a Planning

Permit

PLANS ASSESSED IN THIS REPORT Plans advertised on March 2016

Urban Planning Special Committee Agenda 01/08/16______________________________________________________________________________________

______________________________________________________________________________________City of Boroondara 140 Union Road of 49

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PROPOSAL

Appendix A - Plans

An application has been made to Council for the construction and displaying of illuminated and non-illuminated business identification signage and alterations to the existing building (addition of film to windows).

Details of the proposal are summarised as follows:-

Installation of eight (8) signs as follows:

Sign Type Illuminated? Location Size Area A Under Awning -

Businessidentification(double sided)

Yes(internallyilluminated)

Under front verandah on the Union Roadfrontage(easternelevation)

1.55m x 300mm

0.93m²

B Light Box - Businessidentification

Yes(internallyilluminated)

Above the entrance - Union Road frontage(easternelevation)

2.56m x 500mm

1.28m²

C Fascia Panel - Businessidentification

No South-east fascia of the awning

3.6m x 725mm

2.61m²

D Poster Panel - Promotion

No Croydon Road(southern)elevation

(2 signs) 840mm x 1190mm

2.00m²(Combinedtotal)

E A3 Information - Promotion

No Union Road (eastern)elevation

(2 signs) 420mm x 295mm

0.25m²(Combinedtotal)

F Deliveries/Loading - Business identification

No R.O.W (western)elevation

2m x 500mm

1m²

Total 8.07m²



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Installation of vinyl film to existing windows (two windows on the Croydon Road frontage and four windows on the Union Road frontage) and existing doors.

The colour of the vinyl film will be red to the Croydon Road windows, whilst the Union Road windows will be provided with a red and clear vinyl film for two windows, whilst a beige colour vinyl film will be used to the other two windows. The existing door on the south-east elevation of the building will be provided with red vinyl film to the glazed sections.

THE SITE

Appendix B - Locality Plan

Site Location The subject site is located on the north-west corner of Union Road and Croydon Street.

Width of Frontage 14.5m (Union Road) and 10.3m (Croydon Road) Maximum Depth of Site 15.8mTotal Site Area 145m2

Easements The subject site is not encumbered by any easements. Fall of the Land The site is generally flat with minimal fall across the

allotment.

Figure 1 - Union Road frontage of the subject site



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Figure 2 - Union Road and Croydon Road frontages of the subject site

The subject site currently comprises of a four-storey mixed use development that is currently under construction. This development was approved by Planning Permit PP11/00564, which consisted of the retention of the two levels of the existing building that front onto Union Road.

The existing building is graded as non-contributory. The shop premise that is to contain the proposed signage is Tenancy 1 and 2 of this

building. The existing building has zero lot setbacks to Union Road and Croydon Road. Vehicle access is via the rear laneway, which provides access to under croft car

parking at the rear of the existing building. Two of the car spaces within this area are allocated to the use of the land as a bottle shop.

The use of the shop tenancies for a bottle shop was approved pursuant to Planning Permit PP14/00734, issued at the direction of the VCAT following dismissal of an appeal by objectors against Council’s decision to grant a permit.



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THE SURROUNDING AREA

Figure 3 - Aerial view of subject site and surrounding properties

The subject site is located within a mainly commercial context, with the exception of the residential properties located to the rear (west) of the subject site within Croydon Road. The rear of the site has an interface with the residentially zoned land at No. 115 Croydon Road, which is separated by an existing laneway.

North:

Figure 4 - Commercial properties (Shop 3 and Shop 4, 140-148 Union Road and numbers 150-160 Union Road)

Subject site



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Located to the north of the subject site are a mix of two and three storey commercial properties, some containing residential uses within the upper levels.

A number of the buildings located to the north, which are also within the Heritage Overlay contain existing signage as follows:

Address Type of signage Shop 2, 140-148 Union Road: Under awning internally illuminated sign; and

Fascia sign. Shop 3, 140-148 Union Road: Fascia sign. 150 Union Road: Fascia sign;

Above verandah ‘V’ sign; and Window signage.

152 Union Road: Fascia sign; Above verandah ‘V’ sign; and High wall sign.

154 Union Road: Fascia sign; and Window signage.

156 Union Road: Under awning internally illuminated sign; Fascia sign; and Window signage.

East:

Figure 5 - Commercial properties (No. 129 and No. 131 Union Road)



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Figure 6 - Commercial properties (Numbers 131 to 137 Union Road)




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Located to the east of the subject site on the opposite side of Union Road, are single storey commercial properties, with the exception of the building at No. 139 Union Road, which is a two storey building.

A number of the buildings located to the east of the subject site, which are also within the Heritage Overlay contain existing signage as follows:

Address Type of signage 129 Union Road: Fascia signs; and

Under awning panel sign (fixed to shopfront). 131 Union Road: Fascia Sign; and

Above awning ‘V’ sign. 133 Union Road: Fascia sign;

Above awning wall sign; and Window signage.

135 Union Road: Fascia sign; and Above awning sign.

137 Union Road: Fascia sign; and Above awning ‘V’ sign.



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139 Union Road: Fascia signs; Under awning internally illuminated sign; and Above awning sign.

141 Union Road: Fascia sign; and Above verandah wall sign.

143 Union Road: Wall signs; and Above verandah sign.

143 Union Road: Fascia sign; Above verandah signs; and Under awning sign.

145 Union Road: Fascia sign; Under awning internally illuminated sign; and Above verandah sign.

South:


Located to the south of the subject site on the opposite side of Croydon Road, is a single storey commercial building, which is located within the Heritage Overlay. The extent of signage on this building is limited to a narrow sign that is located on the front wall of the building, above the existing windows.



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The properties located at numbers 126 to 138 Union Road and No. 63 Sunbury Crescent are proposed to be used as a supermarket. This was approved pursuant to Planning Permit PP14/00935, issued at the direction of VCAT, which overturned Council’s decision to refuse the application. The planning permit does not include any advertising signage.

West:

Located to the west of the subject site are residential properties within Croydon Road, which are separated from the subject site by an existing laneway. To the west of the rear laneway, are the units at No. 115 Croydon Road which are approximately 30 metres from the proposed signage. Visibility of the signage and alterations to the existing building will not be possible from within these properties, with the exception of the Good Receivable (Sign F) sign, which may be visible when viewed from Unit’s 1 and 2, 115 Croydon Road.

Located opposite the units at No. 115 Croydon Road, on the southern side of Croydon Road, is the dwelling at No. 112 Croydon Road. This property is located approximately 40 metres from the propose signage. Visibility of the signage and alterations to the existing building will be possible from within the front setback of this property on an oblique angle.

STATEMENT OF SIGNIFICANCE

The following statement of significance provides a summary of the significance and key attributes of Boroondara's Heritage Overlay precinct (HO532). Unless otherwise referenced, the statements have been identified in the Review of Heritage Overlay Precinct Citations (2006) prepared by Lovell Chen Pty Ltd.

Heritage Precinct HO532Statement of Significance HO532 - Union Road Commercial Heritage Precinct, Surrey Hills

The Union Road Commercial Precinct is of local historical significance. It is a longstanding local commercial/retail shopping area in Surrey Hills which emerged in the 1880s after the extension of the railway line to Lilydale and the construction of the railway station in 1882. The diversity of local businesses was well established by the interwar era, by which time the built form of the precinct had also consolidated. The



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Heritage Precinct HO532Statement of Significance diverse commercial enterprises of the period met the typical needs of middle class suburban living, including the growing number of railway commuters, with a ladies draper, boot shops, laundry, painter, greengrocers, florist, chemist, butchers, delicatessen, cab proprietors and newsagents. The precinct is also of historical significance for its pattern of development which followed a similar pattern to that of residential development in Surrey Hills, commencing in the 1880s and, after some fitful follow up development around the turn of the nineteenth century, culminated in substantial consolidation in the 1920s.

In terms of social significance, the Union Road Commercial Precinct is locally significant as a much valued commercial/retail shopping area in Surrey Hills, which has served the community and railway commuter traffic for over 120 years. Although comparatively modest in size, its ongoing commercial focus emphasises its importance to the community of Surrey Hills.

Union Road Commercial Precinct is of local aesthetic/architectural significance. The precinct has a comparatively high level of intactness, and streetscape diversity arising from the variety of façade and parapet treatments. Earlier buildings in the precinct have typical Classical Revival detailing, at least to their first floor facades, while later buildings of the 1910s and 1920s have simpler detailing. There is also some homogeneity to the shopping strip, enhanced by pairs or multiple shop terraces that have remained unified, at least at first floor or parapet level. The precinct also derives some aesthetic value from its landscaping and street plantings.

Union Road Commercial Precinct is additionally significant for demonstrating some of the principal characteristics of late nineteenth and early twentieth century shopping precincts. These include a mix of single and double storey historic masonry commercial buildings with zero setbacks to the street; shopfronts at ground floor level which retain their original or early form and fabric; awnings of mostly simple form and detailing; and a preponderance of intact first floor facades with solid walls, punched rectangular windows, and often prominent parapets.

RESTRICTIVE COVENANT/AGREEMENTS

No covenant or restriction has been registered on Title for this property.



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ABORIGINAL CULTURAL HERITAGE

Is the site within an area of Aboriginal cultural heritage sensitivity?

No

Is a Cultural Heritage Management Plan required?

No

PERMIT/SITE HISTORY

Details of previous relevant applications are as follows:-

ApplicationNo

Date of Decision

Decision Description of Proposal

PP09/00607 20 July 2010

Permit The use and development of the land for the purpose of two (2) new dwellings, a reduction in the standard car parking requirements associated with the two (2) proposed dwellings and an existing medical centre in a Special Building Overlay and Environmental Audit Overlay.

Post13/00545 7November2013

Amend Planning PermitPP09/00607 and endorsed plans

Demolition of existing parapet and construction of new rendered wall facade.

Post14/00389 30 May 2014

Amend Planning PermitPP09/00607 and endorsed plans

Replace commercial tenancy doors facing Union Road;

Create pedestrian doors to service areas at first floor level;

Create new window associated with Bedroom 1 of Dwelling 2, facing Union Road; and

Notes added to plans regarding Environmental Audit Overlay.

PP11/00564 15 June 2012

Permit Partial demolition of an existing building and construction of buildings and works associated



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ApplicationNo

Date of Decision

Decision Description of Proposal

with an existing building in a Heritage Overlay;

the use of the land for multi-dwellings;

the construction of a multi-storey residential building in a Special Building Overlay and Environmental Audit Overlay; and

associated car parking dispensation

Generally in accordance with the endorsed plans.

PP14/00734 7 May 2015

Permit Use of the land for the sale of packaged liquor associated with a bottle shop in accordance with the endorsed plans.

NOTICE OF APPLICATION

Pursuant to Section 52 of the Planning & Environment Act 1987, the application was advertised by:-

Sending notices to the owners and occupiers of adjoining land; and Placing signs on the land for a period of 14 days.

Objections have been received to the proposal. The grounds of objection are summarised as follows:-

Signs are not in keeping with the character of the existing shopping centre; Extent and design of signage should be more restrained ; The bright red and yellow colouring will unreasonably detract from the heritage

significance of the commercial centre, due to it being visually obtrusive; Too much illuminated signage; Limitations should be placed on the extent of alcohol promotional signage; Signs will be a distraction to motorists and pedestrians and create safety risks; No signage on the fascia awnings, or on the Croydon Road frontage;



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The applicant does not have the consent of the landowner of the building to display signage at the rear of the building;

Illegal works have been carried out on the building without planning permission. These changes should be reinstated; and

Information on the application was not made publicly available for inspection.

INTERNAL REFERRALS

The application was referred to the following:-

Heritage Advisor

Non-contributory site within HO532.

Overall, there are no issues raised with the proposed signage. The signage is located in typical locations that reflect the commercial nature and prevailing character of the street. The signs will not affect the cultural heritage significance of the precinct.

In addition to the signs, the proposal seeks to install two non-illuminated surface mount frames to the southern elevation which will not impact the heritage significance of the precinct as a whole.

Finally, the proposal seeks to install vinyl film to the existing windows in red, clear and beige. From a heritage perspective, there is no issue with the installation of the vinyl as it is considered reversible, however the use of the red colour is not supported as it will detract from the surrounding streetscape, particularly down the southern side. It is recommended that clear and/or beige only be used.

Officer Comment

Council’s Heritage Advisor is supportive of the proposal, subject to the red vinyl film that is to be applied to the existing windows being replaced with either beige or clear film.

This requirement is recommended to form a condition of the permit.

EXTERNAL REFERRALS

The application was not referred externally.



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GOVERNANCE ISSUES

The implications of this report have been assessed and are not considered likely to breach or infringe upon the human rights contained in the Victorian Charter of Human Rights and Responsibilities Act 2006.

The officers responsible for this report have no direct or indirect interests requiring disclosure.

CONSIDERATIONS

In assessing this application, consideration has been given to the following:-

The objectives of planning in Victoria as detailed in Section 4 of the Planning & Environment Act 1987;

Section 60 of the Planning & Environment Act 1987; The relevant provisions and decision guidelines of the Boroondara Planning

Scheme including the decision guidelines of Clause 65; and Any objections received.

This proposal does not raise any significant adverse social or economic impacts. General social and economic impacts are addressed by the planning policy assessment below.

BOROONDARA PLANNING SCHEME

ZONING & OVERLAYS

Appendix C - Zoning Map

Commercial 1 Zone

Pursuant to Clause 34.01-4 of the Boroondara Planning Scheme, a permit is required to construct a building or construct or carry out works.

This does not apply to:

The installation of an automatic teller machine. An alteration to an existing building façade provided:



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The alteration does not include the installation of an external roller shutter. At least 80 per cent of the building facade at ground floor level is

maintained as an entry or window with clear glazing. An awning that projects over a road if it is authorised by the relevant public land

manager.

Pursuant to Clause 34.01-9 of the Boroondara Planning Scheme, the advertising requirements are at Clause 52.05. This zone is in Category 1.

Officer Comment

The installation of the proposed signs and the vinyl film are not considered to trigger a planning permit pursuant to the zone. This is attributed to the installation of the signs and vinyl film not being considered to be structural changes to the existing building.

Heritage Overlay

Pursuant to Clause 43.01-1 of the Boroondara Planning Scheme, a permit is required to:

Construct a building or construct or carry out works, including: Externally alter a building by structural work, rendering, sandblasting or in any

other way. Construct or display a sign. Externally paint a building if the schedule to this overlay identifies the heritage

place as one where external paint controls apply. Externally paint an unpainted surface. Externally paint a building if the painting constitutes an advertisement. Internally alter a building if the schedule to this overlay identifies the heritage

place as one where internal alteration controls apply.

Officer Comment

A planning permit is required to display signage.

A planning permit is also required to externally alter the appearance of a building. The addition of the vinyl film to the existing shop windows will alter the appearance of the existing building and therefore requires a planning permit.



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The plans also indicate that existing painted surfaces of the building will be re-painted. External paint controls do not apply to this site. The painting does not constitute advertising and the painting of an already painted surface does not require a planning permit.

Special Building Overlay

Clause 44.05-1 of the Boroondara Planning Scheme does not specify that a planning permit is required to construct or install a sign, or externally alter the appearance of a building.

Design and Development Overlay

Clause 43-02-2 of the Boroondara Planning Scheme does not specify that a planning permit is required to construct or install a sign, or externally alter the appearance of a building.

Environmental Audit Overlay


Parking Overlay


PARTICULAR PROVISIONS

Clause 52.05 - Advertising Signs

Category 1 - Commercial areas

Purpose

To provide for identification and promotion signs and signs that adds vitality and colour to commercial areas.



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Section 1 - Permit not required

Sign Condition Bed and breakfast sign Business identification sign Home occupation sign Promotion sign

The total advertisement area of all signs to each premises must not exceed 8m². This does not include a sign with an advertisement area not exceeding 1.5m² that is below a verandah or, if no verandah, that is less than 3.7 metres above pavement level.

Direction sign Internally-illuminated sign The total advertisement area to each

premises must not exceed 1.5m². No part of the sign may be above a verandah or, if no verandah, more than 3.7 metres above pavement level. The sign must be more than 30 metres from a residential zone or pedestrian or traffic lights.

Section 2 - Permit required

Any sign not in Section 1.

Officer Comment

The total area of proposed business identification signage is 8.07 square metres, which therefore triggers the need for a planning permit, as the total signage area exceeds 8 square metres.

The proposed internally illuminated signage is located more than 30 metres from residentially zoned land and pedestrian or traffic lights. However, the total area of proposed internally illuminated signage is 2.21 square metres, which also triggers the need for a planning permit, as the signage area exceeds 1.5 square metres.



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OFFICER ASSESSMENT

STATE PLANNING POLICY FRAMEWORK

The following State policies are relevant to the assessment of the current application:-

Clause 9 - Plan Melbourne Clause 15 - Built Environment & Heritage

Plan Melbourne is a long-term plan to accommodate Melbourne’s future growth in population and employment. It seeks to integrate long-term land use, infrastructure and transport planning to meet the population, housing and employment needs for the future and to build a vibrant central city core.

Plan Melbourne provides communities with clear direction about the future of their neighbourhoods, identifies areas that can accommodate future growth, seeks to ensure that any new development will make a positive contribution to local areas whilst simultaneously acting to protect the majority of our existing suburban areas from inappropriate development.

Clause 15 (Heritage Conservation) objectives is to ensure the conservation of places of heritage significance. This is to be achieved by:

Provide for the conservation and enhancement of those places which are of, aesthetic, archaeological, architectural, cultural, scientific, or social significance, or otherwise of special cultural value. Encourage appropriate development that respects places with identified heritage values and creates a worthy legacy for future generations. Retain those elements that contribute to the importance of the heritage place. Encourage the conservation and restoration of contributory elements. Ensure an appropriate setting and context for heritage places is maintained or enhanced.Support adaptive reuse of heritage buildings whose use has become redundant.

The existing building on the subject site is graded as a non-contributory building. The proposed signage and alterations to the existing windows are modest additions to the existing building, which are generally not considered to adversely impact on the elements of the heritage precinct that contribute to the importance of the heritage place, subject to the changes recommended by Council’s Heritage Advisor.



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The proposal is therefore considered to be generally consistent with the objectives outlined in the relevant Clauses of the State Planning Policy Framework.

LOCAL PLANNING POLICY FRAMEWORK

The following Local policies are relevant to the assessment of the current application:-

Clause 22.01 – Advertising Policy Clause 22.05 - Heritage Policy

Clause 22.01 - Advertising Policy

The objectives of the Advertising Policy are:-

To encourage the form and location of signs to respect the character of the buildings on which they are attached and the character of the street or area.

To control the number of signs to reflect the nature and intensity of the land use of the area.

To provide way-finding signage at appropriate locations.

The applicable Policy statements and Performance Standards encourage signage proposals to be assessed as follows:-

GeneralIt is policy that:-

In any one precinct or centre, there is a coordinated approach to the design and location of signs which will promote the character of, or establish an image for, the centre or precinct.

The number of signs in an area be generally proportional to the intensity of commercial activity and the complexity of the built form of the area.

The design, size, shape and position of a sign respects the architectural features and scale of the building on which it is attached or the landscaped character of the land on which the sign is located.

Advertising clutter be reduced by fewer, more effective signs. Signage does not dominate gateways to the City, or to activity centres,

neighbourhood centres and commercial corridors within the municipality, and signs effectively define a gateway while also being sensitive to the amenity of



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adjoining land uses. In heritage areas and in the vicinity of buildings and features of cultural

significance, signs conserve the special significance of the precinct, individual buildings and special features.

The amenity of surrounding residential areas, community uses and parkland be respected.

Signs be structurally sound, well maintained and located so as not to create a hazard to passing pedestrians and traffic.

On a new development, approval for signs is sought as part of the original development.

For all large scale new developments (i.e. greater than 1000m2 in gross leasable floor area) a signage strategy be provided as part of the statutory approvals process showing how signs are integrated with the architectural design of the host building.

Unnecessary or inappropriately located signs be removed when a new sign is installed.

Way-finding signage be provided in activity centres, neighbourhood centres and commercial corridors to major community and service nodes such as train stations,

Anniversary Trail, open space reserves, community facilities and the like.

Activity Centres, Neighbourhood Centres and Commercial Corridors (excluding Auburn Village Neighbourhood Centre and Maling Road Shopping Centre)It is policy that:-

The type and number of signs contribute to the level of activity and strategic directions in each of the activity centres, neighbourhood centres and commercial corridors as identified in the Framework Plan at Clause 21.08.

The type, number and location of signs be compatible with the pedestrian environment and/or character of a centre/corridor.

The number of signs at the upper facade level be limited, except in an activity centre or if there is an established pattern of such signs in a centre/corridor.

Signs do not prevent a view to ground level display windows. Illuminated signs (particularly non - flashing, neon tubular art signs), which add

vitality to the centre/corridor and/or create a safer and brighter environment at night, are encouraged at ground level, unless the premise is in a residential zone or faces a residential area within a residential zone.

Non-illuminated, innovative signs (including mural and model type signs), which



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enhance the shopfront presentation and promotion, may be accepted above verandah level, provided the sign is in scale with the building and presents an orderly display in the streetscape.

In the Camberwell Junction, Glenferrie Road and Kew Junction Activity Centres - signage reinforces the identity of these activity centres as exciting and vibrant centres serving a regional function. In these regional centres:

Animated signs at ground level, painted window and wall signs and floodlighting of upper facades are encouraged.

Sky signs, high wall signs and projecting off-wall signs on upper facades which respect the architecture of the building, the streetscape, the image of the area, the street vista and views, may be accepted.

Reflective signs, flashing lights and bunting be discouraged due to the resultant visual clutter and detriment to the amenity of the area.

In other centres/corridors - animated signs, reflective signs, flashing or running lights, sky signs, panel signs, major promotion signs, high wall signs, bunting and banner signs be discouraged due to the resultant dominance, visual clutter and detriment to the amenity of the area.

Pole signs are discouraged unless the use is set back, the pole sign in located within the setback area and the number of pole signs is limited to one per frontage.

Large (major or panel) promotion signs are confined to focal points within activity centres.

Small promotion signs are confined to the advertising of products or services provided from the premise and present an orderly display.

V-board signs erected on the verandah or awning are discouraged in all centres, due to the resultant clutter and disorder.

Over time, inappropriate signs (which do not comply with this policy) be removed and replaced with more appropriate signs.

The removal of V-board signs occur as a priority.



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The following performance standards are considered to satisfy the policy objectives and statements outlined above:

Performance Standards - General Assessment:Character Signs are integrated with, and positioned

and designed to fit within, any spaces created by architectural elements on the host building.

Large supporting frameworks for signs are not used.

A sign on a side wall does not dominate a building or obscure views of signs on adjacent sites.

The signage is to be attached to the walls and fascia of the existing building.

The existing building is graded as a non-contributory building, which does not display any unique architectural elements.

The signage that is to be located on the ground floor walls of the existing building, is to be located above or in between the existing windows and doors.

The only supporting frameworks proposed for the signage, is limited to the supports of the under awning light box sign. These supports extend approximately 300mm from the underside of the awning to the top of the sign. It is considered that the supports are not large and their visibility will be limited.

The application proposes a 2 metre wide by 500mm high panel sign on the rear (western) elevation of the building. This sign is to identify the goods receivable area of the shop and the company branding. This sign is recommended to be deleted as it does not comply with the amenity performance standards of this policy.

There are two (2) promotional poster signs proposed along the Croydon Road



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Wall signs do not cover architectural features or detailing of a building and are sized in proportion with parapets, panels, windows and wall areas.

Clutter Street numbers are displayed to signify

premises and reduce the need for signs.

Signs are not duplicated.

frontage of the building. The size of the promotional signs is considered to be modest (1m² for each sign) and will not dominate the building, or obscure views of signs on adjacent sites.

The proposed fascia sign has been designed to integrate with the existing fascia of the building, as it does not extend above or below the fascia of the awning.

The sign to be located above the entrance door is also considered to integrate with the width of the doorway, as it is the same width as the doorway.

The remaining notice board signs are considered to be appropriately located between windows/doors.

It is considered that the number and size of wall signs are proportionate to the existing building façades.

No street numbering is proposed as part of this application.

The application proposes three Liquorland signs, whilst there are also two sets of two information board signs.

The location of the Liquorland signs are orientated to front different directions, which will ensure that visibility of multiple signs from the one perspective is limited. This has been achieved by the under



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Sign space is shared between multiple occupancies.

One or two signs are used to convey multiple messages.

awning sign being visible from the north and south. The awning fascia sign is orientated towards the south-east, whilst the sign above the entrance is orientated towards the east.

The total area of the three Liquorland signs is 4.82 square metres, which is considered to occupy a minor amount of the existing shop front surface area (approximately 86 square metres).

It is considered that the combination of the three Liquorland signs will not result in excessive visual clutter.

The subject site consists of four retail tenancies fronting onto Union Road, whilst the subject site is the only tenancy fronting onto Croydon Road. The Liquorland use occupies two of the Union Road tenancies. The two remaining tenancies are currently occupied by shops, which are both provided with their own signage to their respective shopfronts. This is a consistent design response for all shops located within the shopping centre.

The purpose of the signs is to provide business identification, whilst there is also information boards provided to convey promotional messages associated with the bottle shop business that is to operate from the site.

The Union Road and Croydon Road frontages are both provided with two information board signs that convey



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Special Features Signs do not obscure views of features

on heritage buildings or objects of special cultural interest.

(Signs should not cover the architectural features of the facade)

Amenity Signs not located on walls facing

residential uses or the entrance to residential streets, unless the use is in a residential area and the sign is on the frontage of a use.

(No signs located facing onto adjoining residential premises)

messages. The size of the promotional message boards are considered to be modest (1.0m² for each Croydon Road sign and 0.12m² for each Union Road sign).

The existing building is graded as being non-contributory and it does not display any heritage features or objects of special cultural interest.

Whilst there are other buildings within this area of the heritage precinct that are graded as being contributory (note: there are no significant graded buildings within this area), it is not considered that the proposed signage will obscure views of the features or objects of these buildings.

A 2 metre by 500mm sign is proposed along the western (rear) elevation of the building that faces the laneway and residential units located to the west at No. 115 Croydon Road.

The sign is located within an area of the site that will provide for limited visibility from the nearby residential properties. However, as the use is not within a residential area and the sign is not on the frontage of the use, the location of this sign cannot be supported and is recommended to be deleted. This will form a recommended permit condition.



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Illuminated signs do not cause light spill or glare into residential uses.

Safety Signs do not obscure a motorist’s view

of pedestrians and vice versa, or obscure views to nearby pedestrian and traffic signal facilities.

Illuminated signs are of a form, colour or illuminance that will not cause distraction or conflict with nearby pedestrians and traffic signal facilities.

Two internally illuminated signs are proposed. One is the under awning light box sign that is located along the Union Road frontage of the site. The second sign is also located on the Union Road frontage of the site, above the entrance to the shop. Both of the signs will not be visible from nearby residential properties, as the closest residential properties are located within Croydon Road, which are to the west (rear) and south-west (diagonally opposite) of the existing building.

The proposed signs are located on the existing building walls, fascia and under the existing awning. No signs project beyond the existing awning of the building, as the proposed awning fascia sign is a panel sign that is to be fixed to the existing fascia and is 4mm thick. It is therefore considered that the location of the signs will not obscure motorist’s views of pedestrians or vice versa.

The proposed signs consist of red and yellow colours, which could have the potential to conflict with pedestrian or traffic signal facilities. However, the closest pedestrian and traffic signals are located approximately 45 metres to the north along Union Road. It is considered that due to this distance, the illumination, colour and form of the signage will not cause distraction or conflict with the nearby pedestrian and traffic signal facilities.



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Performance Standards - Activity Centres, Neighbourhood Centres and Commercial Corridors (excluding Auburn Village Neighbourhood Centre and Maling Road Shopping Centre)

Assessment:

Ground level facade The location of signs to the ground level

facade are chosen from the locations on the diagram below.

GROUND LEVEL FACADE APPROPRIATE SIGN LOCATIONS Permanent signs on display windows of

retail premises should cover no more than 25% of the display window.

(Note. The number of signs on a building should not result in visual clutter thus signs in all these ground floor level locations may

The application proposes the addition of a sign to the awning fascia, an under awning light box sign and a sign above the existing window, which are all consistent with that shown on the diagram opposite.

As previously discussed, there are two smaller information board signs proposed on each street frontage. However, as the premise consists of two retail tenancies, it is considered that the number and location of the proposed signage will not result in visual clutter.

No signs are proposed on the windows of the premises.



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not be appropriate on individual buildings.)

Upper level façade Locations for signs to the upper level

facade are chosen from the locations on the diagram below.

UPPER LEVEL FACADE APPROPRIATE SIGN LOCATIONS A projecting sign is not appropriate if a

wall sign (on the upper level) exists on the building.

Signs should not be installed in upper level facade locations in centres/corridors where there are no, or limited numbers, of signs in this location.

ILLUMINATED SIGNS APPROPRIATE LOCATIONS

Illuminated signs (includes floodlit signs) Illuminated signs are restricted to the

following locations (see diagram below):

No signs are proposed to the upper level façades of the building.

No signs are proposed to the upper level façades of the building.

Two internally illuminated signs are proposed. The first sign is to be located



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o Suspended under verandah or cantilevered over the footpath at standard awning level (internally illuminated).

o On the display window (generally neon type).

o On the parapet or upper facade (externally illuminated i.e. floodlit).

Buildings with significant architectural or heritage features should not be illuminated in the upper facade, unless it is with floodlighting and generally only in a major centre.

(Note: Illuminated signs on all these locations may not be appropriate. Generally only one sign to the upper level facade should be illuminated.)

under the verandah and suspended above the footpath at standard awning level. The second sign is to be fixed to the ground floor façade, above an existing window and immediately below the verandah.

The proposed illuminated signs are located approximately 3.2 metres apart and are orientated to front different directions.

As previously discussed, the existing building is graded as non-contributory and does not display any significant architectural or heritage features.



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Clause 22.05 - Heritage Policy

The objectives of the Heritage Policy are:-

To encourage the retention and conservation of all ‘significant’ or ‘contributory’ heritage places in the Heritage Overlay. To consider the cultural heritage significance described in the statement of significance for any heritage place as part of the design process of any proposal and when making decisions about proposed buildings and works associated with that place. To ensure that works, including conservation, alterations, additions and new development, respect the cultural heritage significance of the heritage place. To ensure that subdivision respects the cultural heritage significance of the heritage place. To ensure that, when determining or when considering issues of bulk, form and appearance of additions or new development, the evaluation is based on the characteristics of the significant or contributory components of the fabric of the heritage place, rather than any non-contributory elements that may exist in the area.To promote urban and architectural design which clearly and positively supports the ongoing significance of heritage places. To retain original fabric that contributes to the cultural heritage significance of the heritage place. To ensure that development within activity centres respects, protects and enhances the cultural heritage significance of identified heritage places.

The following policies apply when considering planning permit applications under the Heritage Overlay or any application for the amendment of plans.

The provisions of this policy apply in the place of the various guidelines contained within the heritage studies referenced at the end of this policy:-

Statement of Significance It is policy to:-

Take into account the statement of significance for a heritage place when making decisions about proposed buildings and works associated with that place; Where more than one statement of significance exists in relation to a heritage place, only the more recent statement of significance should be considered. Where an individual heritage place is located within a heritage study, any



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proposal must have regard to both the most recent statement of significance for the individual place (where available) as well as the most recent statement of significance for the heritage precinct in which it is located.

Officer comment:

The Surrey Hills Commercial Precinct is of local historical significance as it represents a long standing local commercial/retail shopping area in Surrey Hills, which emerged in the 1880s.

The commercial centre also provides for social significance, as a much valued commercial/retail shopping area in Surrey Hills, which has served the community and railway commuter traffic for over 120 years. Although comparatively modest in size, its ongoing commercial focus emphasises its importance to the community of Surrey Hills.

The Union Road Commercial Precinct is of local aesthetic/architectural significance, as it displays a high level of intactness and streetscape diversity, which demonstrates some of the principal characteristics of the late nineteenth and early twentieth century shopping precincts.

As previously discussed, the existing building located on the subject site is graded as a non-contributory building, as it does not contain significant architectural features or detailing that contribute to the heritage precinct.

Alterations to ‘Significant’ or ‘Contributory’ Heritage Places It is policy that:-

All alterations which are not restoration or reconstruction works should be directed at maintaining the cultural heritage significance and integrity of the place. New openings in the principal façade(s) or principal visible roof forms of ‘significant’ or ‘contributory’ heritage places will not normally be permitted.Any new signage on a heritage building should minimise visual clutter and should not obscure or destroy any architectural features of cultural heritage significance.Any Internally Illuminated Signs should not have an area greater than 1.5 square metresThe following sign types are discouraged: Above verandah signs Sky Signs Animated signs



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Reflective signs Electronic Signs

Any alterations should not obscure or remove existing signage that is deemed to have heritage value.

Officer comment:

Alterations:

The application proposes the addition of vinyl film to the existing windows of the shop on the Union Road and Croydon Road frontages.

The film to the Union Road frontage is to consist of a beige colour to two of the windows, which will have no transparency. These windows are associated with the cool room of the bottle shop and seek to limit views into this area of the building. The remaining two windows along the Union Road frontage will be provided with a red and clear vinyl film. The sections of the windows with clear film will allow 100 per cent transparency and act as a security feature to these windows.

The existing door on the south-east elevation of the building is to have red vinyl film applied to the glazed sections of this door.

The Croydon Road windows are to consist of a red vinyl film that will have no transparency.

Council’s Heritage Advisor has raised concerns with the addition of red coloured film, as it will adversely impact on the heritage significance of the precinct. It is recommended that the red coloured film be replaced with the clear or beige film to be applied to two of the Union Road frontage windows. This will form a recommended permit condition.

Signage:

The application does not propose any of the following signs, which are discouraged by the Heritage Policy:

Above verandah signs; Sky Signs; Animated signs; Reflective signs; and



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Electronic Signs.

There are no existing signs located on this area of the building.

It is generally considered that the proposed signage and external alterations (film to windows) will not adversely impact on the significance of the heritage precinct, subject to recommended conditions.

Clause 52.05 - Advertising signs

The purpose of Clause 52.05 is:-

To regulate the display of signs and associated structures. To provide for signs that are compatible with the amenity and visual appearance of

an area, including the existing or desired future character. To ensure signs do not contribute to excessive visual clutter or visual disorder. To ensure that signs do not cause loss of amenity or adversely affect the natural or

built environment or the safety, appearance or efficiency of a road.

Officer Comment:

The decision guidelines contained within Clause 52.05 are generally considered to have been assessed as part of the policy assessment previous undertaken in this report.

Therefore the following considerations are limited to those not already identified and discussed:-

The character of the area including:

The cumulative impact of signs on the character of an area or route, including the need to avoid visual disorder or clutter of signs.

The consistency with any identifiable outdoor advertising theme in the area.

Officer Comment:

The number, size and locations of the proposed signage are considered to be consistent with that seen within this area of the Union Road shopping centre, which is demonstrated in Figures 4 to 8. It is considered that the proposed signage will not result



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in visual disorder or clutter, as the proposed signage is to be adequately integrated into the façade and fascia of the existing building.

The total area of signage is to cover approximately 9 per cent of the existing shop fronts, which is considered to be a modest amount that is consistent with that seen on other premises within the area.

There are a number of fascia signs seen on existing shops within this area of the Union Road shopping centre, whilst a number of shops are also provided with under awning signage. Whilst the proposal includes additional signage on the ground floor walls of the shop fronts, which is not as readily witnessed in the area, it is noted that a number of other shops are provided with above awning ‘V’ signs, which are not supported by the Advertising Signs Policy of the Boroondara Planning Scheme. It is therefore considered that the provision of an additional wall sign is more appropriate than the additional ‘V’ signs provided on other shops in the area.

Impacts on views and vistas:

The potential to obscure or compromise important views from the public realm. The potential to dominate the skyline. The potential to impact on the quality of significant public views. The potential to impede views to existing signs.

Officer Comment:

Whilst there are other buildings within this area of the heritage precinct that are graded as being contributory (note: there are no significant graded buildings within this area), it is not considered that the proposed signage will obscure views of the features or objects of these buildings that display special cultural interest, or existing signage on these properties. It is further considered that as the signs are to be limited to the ground floor façades of the shop, the signs will not dominate the skyline.

The impact of any illumination:

The potential to control illumination temporally or in terms of intensity.



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Officer Comment:

The proposed internally illuminated signs will not be visible from nearby residential properties.

To ensure that the illumination of the signs does not unreasonably dazzle or distract pedestrians or motorists, it is recommended that a condition be included that ensures that the intensity of the lighting associated with the illumination of the signs be limited, so as not to cause glare or be a distraction.

OBJECTION RESPONSE

Those matters not already addressed in the foregoing report are discussed below:-

Total Number of Objections Received: 18

Summary of Objection Officer Comment

Signs are not in keeping with the character of the existing shopping centre.

The number, size and location of the proposed signs are considered to be consistent with that seen on other properties within this area of the Union Road shopping centre, as demonstrated within the policy section of this report.

The designs of the signs are a simple form, which will adequately integrate with the building façades.

The planning scheme does not place controls on the colours of signs from a character perspective, as the controlling of colours of signs is limited to potential conflicts between signs and pedestrian/traffic signalling devices.

Extent and design of signage should be more restrained.

The recommendation seeks to delete the loading bay sign that is to be located at the rear of the building, whilst it is also recommended that the red vinyl film that is proposed to be installed to the existing windows/doors, be replaced with either the beige or transparent film proposed on



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other windows. The remainder of the signage is considered to be an appropriate response, as demonstrated within the policy section of this report.

The bright red and yellow colouring will unreasonably detract from the heritage significance of the commercial centre, due to it being visually obtrusive.

The Boroondara Planning Scheme does not place controls on the colour or content of advertising signage, as there are no references to the colour or content within the Heritage Overlay or within the Heritage Policy of the Scheme.

However, the planning permit assessment does have controls over the installation of the red vinyl film that is to be applied to some of the existing windows/doors of the building. The recommendation seeks to replace the red film with a more subdued colour (beige or transparent).

Too much illuminated signage. The application proposes the addition of two internally illuminated signs, which have a combined sign area of 2.21 square metres.

The provisions of Clause 52.05 (Advertising Signs) of the Boroondara Planning Scheme allow for 1.5 square metres of internally illuminated signage as of right (no permit required) in the Commercial 1 Zone. The application proposes an additional 0.71 square metres of signage above this “as of right” requirement.

The amount of internally illuminated signage is considered to be appropriate, particularly as the shop occupies two retail tenancies. The signs are separated by approximately 3.2 metres and are orientated in different directions.



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Limitations should be placed on the extent of alcohol promotional signage.

The content of advertising signage cannot be considered as part of a planning permit assessment, as signage content is controlled by industry standards, such as the Advertising Standards Bureau.

Signs will be a distraction to motorists and pedestrians and create safety risks.

The proposed signage is located more than 40 metres from the closest pedestrian/traffic control signals.

It is considered that the location of the signage will not obstruct a driver’s view of these traffic control devices, dazzle or distract a driver’s view, or be mistaken for a traffic control device.

No signage on the fascia awnings, or on the Croydon Road frontage.

It is recommended that the red vinyl film that is to be applied to the existing windows/doors be replaced with beige or transparent film, which is provided on other windows along the Union Road frontage. The only signage to be located on the Croydon Road frontage of the shop will be two poster promotional signs, which will occupy an area of 2 square metres, which equates to approximately 7 per cent of the ground floor façade of the shop. This is considered to be modest amount of signage to this elevation of the shop and is acceptable.

The applicant does not have the consent of the landowner of the building to display signage at the rear of the building.

The location of the proposed loading bay sign at the rear of the building does not comply with the requirements of the Advertising Signs Policy of the Boroondara Planning Scheme and is recommended to be removed.

Notwithstanding this, had this sign have been supported and a planning permit issued for it, this does not circumvent the requirement of the consent of the landowner to install the sign on a



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communal area of the building.

Illegal works have been carried out on the building without planning permission. These changes should be reinstated.

Council has issued planning approval for buildings and works at the property, which included a sliding door at the front of the shop facing Union Road and the replacement of a parapet.

The layout of the shop as shown on the plans submitted with the advertising signage application, are consistent with that shown on the liquor store permit and the buildings and works permit.

Therefore, there is no breach of the planning scheme or the planning permit.The works that have been undertaken at the property are lawful.

Information on the application was not made publicly available for inspection.

A number of objections (ten objections) were received to the application before Council had even requested further information, prior to advertising. Once the requested information was provided by the permit applicant, Council advised all affected properties and objectors of the application, at which time, the application documents were made available for inspection at Council’s Statutory Planning counter and on Council’s website.



upc1 140-148 union road, surrey hills - city of boroondara · four (4) promotional poster board...

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