street wall (built to the boundary). Buildings fronting the Lorimer Parkway (Turner Street) in Sub-precinct L4 should include a 6 storey street wall (built to the boundary). In all other locations, new buildings should include a street wall (built to the boundary) of at least 4 storeys. On a street or laneway ≤22m wide as shown in Diagram 1 except on the south side of the new-east west street in L4; Fronting the Lorimer Parkway (Turner St). 8 storeys: On a street >22m wide as shown in Diagram 2, except where the building height is >10 storeys in which case the street wall height must not exceed 6 storeys as shown in Diagram 3; On the south side of the new-east west street in Sub-Precinct L4. Where a new building is on a corner, the taller maximum street wall height applies to both frontages, except on the northern edge of Lorimer Central where the maxiumum 6 storeys applies. Link overpass, street walls that ensure: An appropriately scaled and distinct street wall effect. A human scale. An appropriate of street enclosure having regard to the width of the street with lower street wall heights to narrower streets. Skyviews from the street or laneway and do not overwhelm the public An appropriate transition to adjoining heritage places when viewed from the street. Adequate daylight and sunlight in the street or laneway. Street walls on a corner site to make an appropriate transition back to the preferred street wall height. Higher street walls along the interface with the West Gate Freeway and City Link overpass, designed to assist with mitigating noise impacts from the freeway into the Lorimer Precinct. Street wall heights along the northern side of the Lorimer Parkway (Turner Street) enable a high degree of sunlight access to the Parkway.
Diagram 1 Diagram 2 Diagram 3 Setbacks above the street wall from new and existing streets and laneways Table 4: Setbacks above the street wall BUILT FORM REQUIREMENTS BUILT FORM OUTCOMES Preferred Setback Minimum Setback Any part of the building above the street wall should be setback: A minimum of 5m if the building height is ≤8 storeys. A minimum of 10m if the building height is > 8 storeys. Any part of a building above the street wall must be setback: A minimum of 3m if the building height is ≤ 8 storeys as shown in Diagram 4. A minimum of 5m if the building height is > 8 storeys and ≤ 20 storeys as shown in Diagram 5. A minimum of 10m if the overall building height is > 20 storeys as in Diagram 6, except where the building has direct interface with: Westgate Freeway; City Link overpass; in which case a minimum of 5m applies as shown in Diagram 7. Setbacks above street walls that ensure: Comfortable wind conditions in the public realm. Adequate daylight and sunlight into streets and laneways. Skyviews from the street or laneway and do not overwhelm the public realm. Upper floors are visually recessive to minimise visual bulk when viewed from streets and laneways. Note: For the purpose of Table 4: [DDO L 2.0p25] The setback of a building above a street wall from a laneway is the shortest horizontal distance from the building façade to the centreline of the laneway. [DDO L 2.0p26] The setback of a building above a street wall from a street is the shortest horizontal distance from the building façade to the street boundary. [DDO L 2.0p27]
in which case a minimum of 5m applies. Internal amenity is achieved by setbacks rather than privacy screening. To provide opportunities for buildings in the south of Lorimer to have views to the water through building separation that is created by setbacks. Building separation within a site Table 6: Minimum building separation within a site BUILT FORM REQUIREMENTS BUILT FORM OUTCOMES Preferred building separation Minimum building separation Below the street wall: Buildings within the same site should be separated from each other by at least 12m. Above the street wall: Buildings within the same site should be separated from each other by at least 20m. Below the street wall: Buildings within the same site must be separated from each other by at least 6m. the street wall: A new building up to 20 storeys in height must be separated from any other building on the same site by at least 10m as shown in Diagram 8. A new building over 20 storeys in height must be separated from any other building on the same site by at least 20m as shown in Diagram 9. To ensure high quality internal amenity outcomes within buildings having regard to outlook, daylight, overlooking, and offsetting direct views between buildings within the same site. Internal amenity is achieved by building separation rather than screening. To ensure tall buildings do not appear as a continuous wall when viewed from street level or the northern side of the Yarra River. To ensure building separation of tall buildings is adequate to allow sunlight penetration to areas of identified open space and to streets. Note: For the purpose of Table 6 building separation distance within a site is to be measured from the face of each building. [DDO L 2.0p28] Diagram 8 Diagram 9 Overshadowing Buildings and works must not cast any additional shadow above the maximum street wall height over the existing or proposed public open spaces or streets shown in the relevant maps of this schedule for the hours specified on the same map. [DDO L 2.0p29]
The impacts of built form and visual bulk on daylight, sunlight and sky views from within public spaces or on adjoining heritage places. [DDO L 5.0p10] The internal amenity of the development and the amenity and equitable development opportunities of adjoining properties. [DDO L 5.0p11] The impacts of wind on the amenity and useability of nearby public open spaces, streetscapes or the public realm. [DDO L 5.0p12] Map 1: Building typologies Map 2: Building heights Map 3: Active street frontages Map 4: Overshadowing