The full Officer Report to Councillors is available from Councils customer service centres and on the Council website at: http://www.banyule.vic.gov.au/Council/Council-Meetings/Minutes-and-Agendas
( Google Banyule Agendas )
The actual proposed IGS forward Plan and the existing 2000 Plan ( and subsequent amendments ) are also available at http://www.banyule.vic.gov.au/Services/Planning/Proposed-Ivanhoe-Grammar-School-Development-Plan ( Google Banyule Ivanhoe Grammar)
All our comments and suggested rewording of the officer recommendations are below - They are all essential to a satisfactory outcome but a few key highlights which are still proving very problematic are :
Officer wording for the Council Meeting PERMITS :
- Fences and Restriction of Community Access Merton to Fairy Sts ( see our new suggested wording at the end of the document RE Gates and Fences Recommendation K )
- A new Sports Stadium abutting homes which is 3 storeys high and the length of two tennis courts. See our suggested changes at point
1b) Recommendation A )
- Car Parking at Elphin and Fairy st Car Parks abutting private open space - 5 nights a week unitl 9.30/10pm and Saturdays until 5pm ( see our suggested change at point 7 - in Recommendation A )
- Staff actually not using the Underground Car Park even though we have Resident Permit Parking imposed across most of Fairy Hills. ( Staff can park and move their cars or can take the risk of fines if the NEW underground park is too far from where they work )( See our suggestion at point 16A Recommendation A about an underground tunnel to Senior Centre to make it more
- Inadequate solution to the illegal parking of school buses ( see our suggested changes at point 20 Recommendation A)
- Early Learning Centre ( North end of The Ridgeway). Due to parent drop off, by law, requiring parents at the classroom door - this creates much havoc with parking and traffic around the entire school - as parents park in the longer term spaces in Marshall,
Linton, Latham and Lower Heidelberg Rd- and don't return to their cars for some time after the primary chidren have gone inside and they have had a chat ( Many don't have to go off to work if they still have young children at home. The Officer Recommendation is in ERROR saying that the numbers of students here can be INCREASED from 44 to 66 (at any one time ) This was NOT aksed for in the Plan which went on exhibition - OR ANY PLAN -(See
our wording about this at point 23 Staff and Student Numbers Recommendation A)
- Resident Parking Permits (
REC C) - As we have repeatedly raised with council that this is a loss of amenity for residents, we have included words to allow for the Permits to be temporary and for a free period
as a trial only as the officers have previously agreed with this but not captured it here ( where it counts !) We have also added that IGS has consultation with its staff about parking solutions with respect to the new Car Parks -to help create some goodwill
and a workable sytem. ( see Recommendation C below for exact wording )
- Building a new frontage to the year 9 Centre which is forward of the front wall of Heritage building
Ivanhoe House ( see our suggested changes for protecting the heritage building at additional Recommendation H )
- Fences and Gates -
As the staff document and the IGS Proposal is silent on this - it therefore allows such structures to be buolt without permit (- As seen when Council contested this issue previously at VCAT in 2011 where the wording of the 2000 Plan document
was not adequate to prevent fences and gates which were not in the Plan being built ) (see our additional wording at new Recommendation K)
- Throughout the Consultation Process many inadequate Plans and Reports have been provided by IGS. Errors in title boundaries, major canopy trees trees not shown, buildings and other infrastructure not shown, etc and Reports - which don't make
sense. ( The recent traffic report is a prime example ) - It is imperative that all Plans are correct that will be submitted to Council and used for future permit granting - And for that to occurr Residents need more input into such Plans to scrutinize them
for errors -In various places in the Recommendations we are asking for some kind of access to check those plans ( - you will need to read the whole doc below to see where we think this is critical )
PLEASE READ THE COMMENTS BELOW IN CONJUCTION WITH A COPY OF THE OFFICERS REPORT AT THE LINKS GIVEN ABOVE
BCC Officers Report and Recommendations to Council
RE the IGS DEV PLAN PROPOSAL
For the Council Meeting of June 9th 2015
Changes to the Officer Recommendation ( from the Fairy Hills Ivanhoe Residents Group )
Generally excellent wording but:
Add : ( after the 3rd sentence) Moving northwards from the heritage listed “Ivanhoe House” school
reception and staff common room building in the Ridgeway near Rose St – proposed works include ; the Year 9 Building Extension, Chapel extension ; and at the Junior School near Latham St the Dodemaide Hall extension and Art rooms
Generally excellent wording but:
1a) Keep in mind height levels do not have to reach international height standards – only national and local standards – (Do we need to note this now for future reference?
- “Pitch” is the slope of a roof – We are concerned that “Pitch running east west “is confusing as pitch does run
anywhere - We take it to mean the ridgelines will be East /West in direction (This will help with recessiveness on The Boulevard (very important) and at the northern end view lines to the building from Russell St and the school Oval.) Should this be clarified
in the recommendation?
- Minimisation” of eastern end wall heights – seems to need strengthening ; Suggestions include : Before a permit is granteda geotechnical report for the excavation of the site for the Sports Centre foundationswill demonstrate :
i. that the site
can be excavated without affecting the stability of nearby properties
ii. that the site can be excavated enough to reduce eastern edge wall heights to 6 Ms
iii. that the site can be excavated to a depth of approximately four metres from the existing natural
ground level to ensure that the height of the proposed sports stadium remains in scale and proportion to the surrounding residential homes that it will interface with
1c) Add after properties – “at
ground level “
2. The Sports Centre use (-including its pool) limited to; 7am start and after
hours use (school and community) to be restricted to three nights a week only, from the hours of 4:00pm to 9:00pm. This arrangement will be trialled
for a period of twelve (12) months from the commissioning of the proposed sports stadium. After the twelve month period, should the residents in consultation with Council agree that no adverse amenity impacts have arisen, then the frequency of use can
be increased to four nights a week from the hours of 4:00pm to 9:00pm. Yearly monitoring of any increased use for the first five years after any increase in use will establish if the increased use times should continue to be applied ( A yearly public consultation
process will be required by council and paid for by the school )
Community Uses include: ... Users do not need to have an affiliation with the school, but must be community groups (not for
profit) based in Banyule, in Griffin or Olympia wards. This measure aims to reduce the after-hours car traffic footprint in surrounding streets, and across all of Banyule.
The amount of seating allowed
in the Sports Centre ( including the new pool ) will be a maximum of 100 seats as described in the Development Plan Proposal from IGS
4. The Sports Centre is not to be used until all parking allocated in the Development Plan to the southern end of the school, including the underground Car Park is made available for use.
5. An acoustic report
– which analyses the current background minimum (ambient) noise levels, and which will be the performance test for the building to maintain, will be provided.............
INTENSITY OF USES at SOUTHERN END OF SCHOOL
6. Activities within Locksley House limited to the hours of 7am – 9pm weekdays (and for limited days as described
above) and for 7am – 5pm Saturday.
7. A requirement..... The combined total occupancy........ having regard to the number of onsite car parking spaces reasonably available for............. (Both Fairy and Elphin St Car parks abut private open space and it is not reasonable to allow parking in these areas, after 6pm weekdays and at all on Saturday and Sunday)
The Russell St (maintenance area) Car Park is buffered from private open space by the existing maintenance sheds and will be permitted while they still exist. It could be appropriate to allow parking in these parking spaces a few times a year (later than 6pmand
on Saturdays and Sundays ) - after seeking consent from the neighbours immediately abutting, and writing to Council to also receive their consent for these special events.
needs to be included here for community comment on the Management Plan
11c) Provide adequate sight lines........... removal of vegetation in the Road Reserve ;
It should be clear to Councillors and Council staff ( and the SCHOOL ) that the schools property runs into Russell St and that the verge on the eastern fence-line
is actually not the road reserve ; It would be help if we changed this wording to avoid confusion and
the prospect that the school could remove large canopy trees in this verge as they have been given permission to remove tress in the “road reserve”
WE could add –
It is noted that the treed verge on the schools eastern fence-lineis actually not the road reserve
and if any trees are to be removed here they will require a Council Permit to be issued after a proper traffic engineering analyisis of the need for such a removal ( appropriately heritage themed re planting would also take place.
12. The correct numberof parking spaces currently on site and their location (- as identified by
detailed maps showing each space and including parking at the IGS Merton St and Rose street properties ) will be identified and the spaces to be lost due to the proposed Development Plan will also be noted on detailed maps of each space - and their
total included and the correct surplus calculated using existing approved staff numbers under the 2000 Development Plan . All access to these spaces and barriers to access such as buildings, and trees and other barriers such as fences, gardens enclosures and the schools title boundaries adjacent or near theses spaces also need to be accurately shown
Opportunity needs to be included here for community comment on the both the maps and their accuracy (as these things have not been provided accurately as part of this process .
Cycling – do we need to add ? Shower and change facilities and signage for these - should also be provided for cyclists in the new Senior Centre
close to the bulk of staff activity. Direction Signage for the cycling storage spaces and their number - should also be indicated on the boundary of the school grounds at appropriate places - for any members of the public who are visiting the site. These change
spaces and signs to be indicated on plans submitted to Council for approval when the main new sources of activity , - Senior Centre, Sports Centre and underground Car Park design are being approved.
/ 17 New – Before a permit is granted for the Underground Car Park, a geotechnical report is required which identifies
opportunities for creating a pedestrian passageway to the proposed Senior Centre Building from the Underground Car Park; If feasible such a passage way may be a requirement of permit . (This allows for the Car Park to be really well used and also could
allow residents to avoid amenity reducing parking restrictions as are implied in parking permits. It also could reduce the cost of enforcement for Council as the staff will be more likely to use the new Car Park. It will benfit the school in making their staff
more comfortable in wet stormy or generally inclement weather.)
20. The number and timing of buses ( including all types of buses such as small commuter and large touring buses, and including
all uses for buses : - such as normal school arrival and departure( all age groups and any different staring times ), day excursions,
yearly sports program, yearly extra curriculum program, weekly camps, athletic carnivals etc ) be assessed for adequate legal
and safe parking provision by suitably qualified traffic consultants with access to the complete school yearly program which will also be provide in the report. The report will be provided to Council at the same time that the census of students is given in August 2015
Opportunity needs to be included here for community comment on the both the yearly program and its completeness (as these things have not been provided accurately as part of this process)
STAFF AND STUDENT NUMBERS
23. ELC The community would like to see the ELC impact “normalised” into the overall school numbers at some time in the future. This is a start. However there is an ERROR in the wording. It should read :-
The total number of children in the permitted at any one time in the ELC section of the school, -to not exceed 44 and a total
of three staff
(The ELC is currently registered for 66 students but die to Health Dept rulings about the space and facilities provided can only
take 44 students at any one time. The students are staggered in attendance over the week - so that impact is from 44 students at any one time - not 66 . An increase to 66 students at any one time is completely
unacceptable as this caues worst problem for traffic at the school and has impacts from Marshall St to Linton st Lower Heidelberg Rd and Latham St, as well as The Ridgeway where it is situated. This occurs because these age groups have to
be taken to the door by parents and many parents also park for longer than that visit would take to stay with slightly older siblings attending primary school or to chat with other parents.
Retention of high value trees . Councils arborist has taken the position that high value trees near the Senior
Centre would not be removed see page 32 this report – Council arborist advice paragraph 5. This was also in the officers RIG table I think - Strengthen to be in line with the Councils own arborists report:
ADD after existing sentence
No currently identified “high retention value trees” from the current tree report submitted with the current Development Plan proposal will be
removed for the new Senior Centre building – and very rigorous conditions will govern their protection during construction. An amended Landscape Master Plan and Senior Centre building plan must be submitted to Council to provide surety of the protection
of these trees.
27 Tree Care Management Plan ( very important as the school has not maintained its trees well – including its ELMS)
Council bears the cost for Elm leaf beetle at IGS as it spreads to other Council owned trees and these have to be treated more frequently as numbers rise )The infection of Elm Leaf Beetle at the school has soared since Council stopped spraying for it
( The elms are on school property along Russell st ) Other practices at the school also are allowing the spread of dangerous fungus identified in the Junior School, and recent engineering works and replanting with high nutrient soils and to higher depths above
the root zone - also allow for dehydration and poisoning of the root zone of many species. A Tree Care Management Plan at IGS must include information on all these matters as well as arboricultural structural health – which is all the school have concentrated
on until now
New wording : A Tree Care Management Plan be prepared which examines soil dehydration, systemic fungus infection of existing and imported soils
, soil depth and pH build up due to garden beds on existing older trees root zones and any changes in building and infrastructure design such as plumbing, and water storage on site which will affect the trees in the future. The report should be carried
out by well qualified persons with specialities in Heritage Tree Maintenance and Heritage Landscape, tree soil health, and arboriculture. The Tree Care Management Plan to become an Appendix to the Development Plan and .......
(Several different specialities may need to be employed to achieve the depth of knowledge required.)
Opportunity needs to be included here for community comment on the Tree
Care Management Plan report as these details have not already been provided
28 Landscape Plan
Opportunity needs to be included
here for community comment on the Landscape Plan as these details have not already been provided and the heritage value of the site merits it receives the best input possible from knowledgeable people in our community including especially those with heritage
tree knowledge We also need to be sure that any maps in the Plan are accurate
1. a) Resident
Consultation Permit Parking Trial That Council ............... park within the onsite car park
The consultations may conclude that temporary
free permit parking trials (over some months or years ) may be the best way to manage off site impacts from IGS staff overall under supply of parking onsite
IGS Staff Consultation – IGS will also undertake a staff consultation to create a Staff Parking Management Plan that aims to ensure maximum staff utilisation of on-site spaces occurs.
This could result in allocated or unallocated parking or some mix of the two. The Parking Management Plan will also contain details of how the restriction of parking to staff during the school day will occur – IE whether a card system of punch code system
for staff access will be developed and how this will be managed.
2. Change to 20 spaces for Short Term parking The Ridgeway Add
The 20 spaces will be reallocated to the new underground Staff Car Park in line with the IGS Development Plan Proposal put forward by Ratio Consultants
need for any extra bus parking arrangements in The Ridgeway – following the study on buses to be completed by the school - will also result in
a requirement for extra spaces in the underground Car Park
Detail in Plans –
All Plans submittedto Council that represent existing conditions to accurately show all existing conditions including hard landscape, garden beds, lawn, all buildings including sheds, parking spaces, tree, access ways for cars, maintenance equipment and buggies and school bins, and will also accurately show
all title boundaries and public ROWs and fences and gates both external and internal. All plans submitted showing future proposals will also accurately show all these things. All school vehicles and trailers taking up parking spaces will be allocated
parking and shown on maps and plans in all plans submitted to council
Again public comment needs to be added to ensure accuracy
Environment – Lighting – as a significantly large site so closely abutting the Yarra corridor and its wildlife and also abutting the residential interface
All existing and proposed after hours lighting will be shown on an Environmental Impact Plan submitted as part of each building permit process, including and especially including for all
Car Parks. Lighting should be low level (less than 1 Metre) and have automatic time off switches for unintended use, and automatic activation for emergency unplanned use.
Heritage building and surrounding alterations
- The proposed extension to the Year 9 building - just north of the heritage building Ivanhoe / Sherwood
House, will not advance its footprint to the west (towards The Ridgeway) beyond the current west wall of the Heritage building Ivanhoe/ Sherwood House. The Year 9 building and any other proposal for buildings
near Ivanhoe/ Sherwood House will not advance its/ their building footprint any further towards any section of Ivanhoe /Sherwood House and building external finishes and landscaping will respect view lines to the heritage building.
- All proposed internal alterations to Sherwood / Ivanhoe House will include plans of any use or activity changes within the building so that any access issues for the site as a whole and that part of the school especially -
can be assessed
Senior Centre – “Cafe
and storage” add:
Plans showing the proposed cafe position and access and any large storage spaces ( over 2m X 2m ) access will be supplied to Council prior to a permit approval
– Intensity of use of such areas will also be described and Council will form a view about any non school use and the provision of parking and traffic management
Trees – Construction Management Plan and Landscape replanting
A Landscape Plan and future suggested species list - will
be prepared that incorporates the replanting of mature large canopy trees thematic with the older plantings at the site.
These will include dark coniferous species, golden and silver species such as Poplar serotina aurea, other poplar species and oaks represented on site. Interesting and unusual horticultural species similar to those also represented on site, should also be
considered for sub canopy replacement plantings. Replanting of such heritage theme species should occur as near as possible to the site where a tree is removed or lost to continue to pattern of historical plantings
In particular, the large Poplar serotina aurea recently removed from in front of Locksley House should be replanted in approximately its same location ( in line with other similar poplars further north along the schools west boundary )
Recommendation K: Fences and Gates
Throughout the consultation process residents have been concerned that the school add no new fences and gates to the site which
could further restrict community access along the schools pathways derived from a previous Council ROW along the old extension of The Ridgeway. The school also verbally undertook, through its principal Rod Fraser in the Heidelberg Leader newspaper -
after the first Development Plan Draft in 2013, to remove all gates and fences from its Plan.
The school will formally add to the Development Plan for Council approval wording that prevents any future gates or fences restricting that community access under any circumstances, - for the life of this new proposed Plan.