We are BASScare (Boroondara Aged Services Society) and have a long history in providing community and aged care services.

There is generally an undersupply of retirement living and residential aged care in the area, and an ageing population. The unoccupied Rochester Rd site presents an opportunity to address this need.

We are proposing a retirement living and residential aged care development with integrated community amenities. The proposal will enable future residents to “age in place” and continue to provide services to the community that BASScare is well known for.

The draft masterplan proposes:

• 45 residential aged care suites
• 60 to 65 retirement apartments being a mix of, 2 and 3 bedrooms
• 5 downsizer town homes of 3 bedrooms.
• Approximately 1850 sqm of public community space
• Approximately 1000 sqm of residential community space
• Community amenities such as a café, grocer, community hall, activity rooms, cinema, salon, physio, exercise rooms, gym, pool, spa, sauna, craft workshop, and art studio

Ample off street parking is proposed as part of the development with approximately 30% more parking than required by planning minimums.

Our proposed development at Rochester Road aims to deliver an integrated residential aged care and retirement living apartments operated by BASScare. Key aspects of the project include:

Integrated Community: The development will combine both residential aged care and retirement living options, offering a range of accommodation types designed to meet the diverse needs of seniors at various stages of care.

Accommodation Types

• Retirement Living Apartments: For independent seniors or those requiring less support.
• 2-3 Bedroom Townhouses: Larger living spaces for individuals or couples needing more room.
• Residential Aged Care: A dedicated space for residents who require a higher level of care.

Affordable Housing Commitment: While the Rochester Road development will not include separately titled, freehold affordable housing, it will offer a mix of accommodation at various prices. This range of options will assist accessibility for people from different backgrounds and income levels.

Affordable Independent Living Units

BASScare currently has a variety of Affordable Independent Living Units (71 in total) across four locations in Canterbury and Surrey Hills. One of these sites provides accommodation specifically to women in need. This accommodation varies in size, but are typically a one-bedroom style unit.

BASScare units provide the perfect solution for those who wish to live independently within a supportive community. The self-contained units are ideal for people who no longer want the burden of maintaining their own home, yet do not need supervised care.

Fees (rent) is subsided by BASScare with no additional funding from state or federal government. Referrals for these units come from social/support agencies or can be made directly through the BASScare website. For more information on Affordable Independent Living Units please visit BASScare or call our office on 03 8809 0012

Continuous Affordability Testing: BASScare is committed to regularly assessing the Rochester Road project design against affordability criteria. This ongoing evaluation will help ensure that the development remains inclusive and accessible for future residents.

As the Rochester Road project progresses, we will continue to refine the design to meet the needs of all potential residents. We are dedicated to creating a community that provides both choice and care for seniors.

Sustainability is a core principle of our Rochester Road development, and we understand that there are high expectations from the City of Boroondara, the community, and future residents regarding sustainable design and operations. The City of Boroondara has embedded sustainability objectives and standards into its planning scheme, which we are committed to adhering to.

As part of the planning process, BASScare will submit an Environmentally Sustainable Development (ESD) Plan to Council. This plan will outline how our project aligns with contemporary sustainability practices and ensures that we meet the environmental goals for the development. Key elements of the ESD plan will include, but are not limited to:

• Indoor Air Quality, Heating, and Cooling: Ensuring a healthy, comfortable indoor environment.
• Energy Efficiency: Implementing energy-saving initiatives, including opportunities for solar power generation.
• Water Efficiency: Managing water use across the building, operations, and all facilities.
• Stormwater Management: Addressing stormwater on-site and off-site to minimize environmental impact.
• Sustainable Building Materials: Using eco-friendly materials throughout the construction process.
• Transport and Mobility: Providing cycling, pedestrian infrastructure, and EV charging stations.
• Waste Management: Promoting recycling, reuse, and managing organic waste on-site.
• Urban Ecology and Landscaping: Protecting local ecology, enhancing green spaces, and communal garden spaces for resident to grow herbs and vegetables for their use.
• Construction and Building Management: Incorporating sustainable practices in both the construction phase and throughout the building’s lifecycle.

The final ESD plan will be an integral part of the development’s approval process and will be made available for public exhibition as part of the planning permit process.

BASScare is committed to showcasing architecture that is not only innovative but also reflects the local character of the area. Our goal is to deliver a diverse range of homes and create a community-focused development at its heart. The ESD credentials will be a fundamental aspect of the project, and we will be excited to share these details with you soon.

The proposed redevelopment at Rochester Road is not our first large development. We have delivered major residential aged care and retirement living developments within the City of Boroondara including Hester Canterbury, 9 Chatham Rd, Canterbury and Morgan Glen Iris, 14 Elizabeth Street, Glen Iris.

During August and September 2024, feedback on the draft masterplan was gathered through a public webinar and community drop-ins to inform a planning submission to the City of Boroondara.

Our in-house development team, along with our specialist architects and planners, have actively participated in this engagement process.

The following is a summary of the top 10 themes from the community comments raised during our drop-in days:

1. Parking and Traffic Concerns – We received questions on parking availability for residents, visitors and staff. Concerns were raised about potential changes to onstreet parking and overflow management.

2. Design and Aesthetics: We received requests for detailed plans of the landscape and urban design between buildings, particularly the space between buildings 3 and 4, and concerns about the visual bulk of the north-facing elevation.

3. Opportunities for the Local Community: We received interest in the scale of the additional residential aged care facilities and integrating community use into the proposed development, including ideas to expand the proposed pool facilities.

4. Architectural and Elevation Details: Community members requested more details on building elevations, specifically the North boundary and clarification on potential impacts on nearby properties.

5. Pedestrian and Cyclist Connectivity: Suggestions were made for new bike and pedestrian paths linking Rochester Road to Shrublands Creek Reserve, whilst we also heard concerns about potential increased pedestrian and cycle movements on Vaughan Avenue.

6. Flooding and Drainage: We received questions about the potential risk of flooding due to the development, specifically regarding the existing barrel drain running through Shrublands Reserve.

7. Noise and Privacy: There were concerns over noise from the new development, and how this would compare with the quieter Hester Canterbury development. Questions about privacy, especially overlooking from new apartment buildings into nearby properties illustrated concerns with privacy.

8. Health Services: There was interest in including a medical clinic for general practitioners (GPs) in the development, with inquiries on how many GPs could be accommodated on-site as well as other potential future tenants.

9. Impact on Property Values: Some community members worried about how the new development could affect nearby property values, including changes to pedestrian crossings and the overall neighbourhood infrastructure. Others showed interest in how the land-lease model would work at BASScare.

10. Construction and Timeline: Users of the current BASScare facility had concerns about community access to facilities during demolition and reconstruction, with a request to retain existing multi-purpose spaces.

The next stage will involve reviewing and revising our concept plans based on your feedback and our ongoing engagement with Council, agencies and our detailed discussions with nearby properties.

Later in 2024, BASScare will submit a formal planning application to the City of Boroondara. Prior to submitting an application for Planning Permit for the redevelopment, the project team will also further investigate matters raised during this engagement.

These will include, but not be limited to:

1. Undertaking further detailed design on proposed northern elevations; the design of landscaping and treatment of any balconies and potential for overlooking and ensure design minimises visual impact.

2. Confirming the proposed onsite carparking and vehicle access is designed in a manner that is fit for purpose for the intended uses, and that impact to on-street parking is minimised.

3. Investigating opportunities for increased public access to Shrublands Reserve via bicycle and pedestrian access through or behind our site.

4. Confirm which measures the facility will employ to minimise noise during operation, including from ancillary uses, vehicle access, and its daily operations.

5. Further investigate urban design and landscape planning for the ground level area between buildings 3 and 4 to create a safe and attractive space.

6. Further investigate the architecture of the main buildings to minimise visual bulk. Once we’ve made updates to the concept plans, we will return to the community to demonstrate how your input has helped shape the project.