garden suburban precinct 5 - city of whitehorse · garden suburban precinct 5 guidelines character...
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9 PRECINCT MAP
Train station & rail lines
Tram stops & tram lines
Activity centres with structure plans orurban design frameworks
CHARACTER PRECINCT TYPES
Bush Suburban
Bush Environment
Garden Suburban
Heritage Environs
Limited Change
Natural Change
Natural Change with Access
Substantial Change
Train station & rail lines
Tram stops & tram lines
Activity centres with structure plans orurban design frameworks
Commercial areas
Parks & open space
PROPOSED HOUSING CHANGE AREAS
Limited Change
Train station & rail lines
Tram stops & tram lines
Activity centres with structure plans orurban design frameworks
Commercial areas
Parks & open space
PROPOSED HOUSING CHANGE AREAS
Natural Change
Natural Change with Access
Train station & rail lines
Tram stops & tram lines
Activity centres with structure plans orurban design frameworks
Commercial areas
Parks & open space
PROPOSED HOUSING CHANGE AREAS
Natural Change
Train station & rail lines
Tram stops & tram lines
Activity centres with structure plans orurban design frameworks
Commercial areas
Parks & open space
PROPOSED HOUSING CHANGE AREAS
Natural Change
Natural Change with Access
Substantial Change
Train station & rail lines
Tram stops & tram lines
Activity centres with structure plans orurban design frameworks
Commercial areas
Parks & open space
PROPOSED HOUSING CHANGE AREAS
Natural Change
Substantial Change
Train station & rail lines
Tram stops & tram lines
Activity centres with structure plans orurban design frameworks
Commercial areas
Parks & open space
PROPOSED HOUSING CHANGE AREAS
Limited Change
Natural Change
Natural Change with Access
Train station & rail lines
Tram stops & tram lines
Activity centres with structure plans orurban design frameworks
Commercial areas
Parks & open space
PROPOSED HOUSING CHANGE AREAS
Limited Change
Natural Change
Train station & rail lines
Tram stops & tram lines
Activity centres with structure plans orurban design frameworks
Commercial areas
Parks & open space
PROPOSED HOUSING CHANGE AREAS
Natural Change
Substantial Change
Train station & rail lines
Tram stops & tram lines
Activity centres with structure plans orurban design frameworks
Commercial areas
Parks & open space
PROPOSED HOUSING CHANGE AREAS
Substantial Change
Train station & rail lines
Tram stops & tram lines
Activity centres with structure plans or urban design frameworks
Commercial areas
Parks & open space
PROPOSED HOUSING CHANGE AREAS
Train station & rail lines
Tram stops & tram lines
Activity centres with structure plans or urban design frameworks
Commercial areas
Parks & open space
PROPOSED HOUSING CHANGE AREAS
Limited Change
Substantial Change
Train station & rail lines
Tram stops & tram lines
Activity centres with structure plans or urban design frameworks
Commercial areas
Parks & open space
PROPOSED HOUSING CHANGE AREAS
Limited Change
Natural Change
Train station & rail lines
Tram stops & tram lines
Activity centres with structure plans or urban design frameworks
Commercial areas
Parks & open space
PROPOSED HOUSING CHANGE AREAS
Limited Change
Natural Change
Substantial Change
Limited Change
Train station & rail lines
Tram stops & tram lines
Activity centres with structure plans orurban design frameworks
Commercial areas
Parks & open space
PROPOSED HOUSING CHANGE AREAS
Natural Change
Train station & rail lines
Tram stops & tram lines
Activity centres with structure plans orurban design frameworks
Commercial areas
Parks & open space
PROPOSED HOUSING CHANGE AREAS
Substantial Change
Train station & rail lines
Tram stops & tram lines
Activity centres with structure plans orurban design frameworks
Commercial areas
Parks & open space
PROPOSED HOUSING CHANGE AREAS
Train station & rail lines
Tram stops & tram lines
Activity centres with structure plans orurban design frameworks
Commercial areas
Parks & open space
PROPOSED HOUSING CHANGE AREAS
Limited Change
Substantial Change
Train station & rail lines
Tram stops & tram lines
Activity centres with structure plans orurban design frameworks
Commercial areas
Parks & open space
PROPOSED HOUSING CHANGE AREAS
Natural Change
Substantial Change
Train station & rail lines
Tram stops & tram lines
Activity centres with structure plans orurban design frameworks
Commercial areas
Parks & open space
PROPOSED HOUSING CHANGE AREAS
Limited Change
Natural Change
Train station & rail lines
Tram stops & tram lines
Activity centres with structure plans orurban design frameworks
Commercial areas
Parks & open space
PROPOSED HOUSING CHANGE AREAS
Limited Change
Natural Change
Substantial Change
LATEST AS OF DECEMBER 20 2013
GARDEN SUBURBAN PRECINCT 5
KEY EXISTING CHARACTERISTICS
• Architectureispredominantly1960sto1980sinstyle,withdoubleandtriplefrontedcreamandorangebrickveneerwithpitchedroofs.Somepocketsofmorecontemporarystyleinfillarevisible.
• Buildingmaterialispredominantlybrickwithtiledroofs.• Dwellingsarepredominantlysinglestoreyandstandalone.• Frontsetbacksareapproximately5m,withatleast1msetbacks
frombothsideboundaries.• Garagesandcarportsareusuallylocatedbehindthefront
setback,alongonesideboundarywithasinglecrossover.• Frontfencesarenonexistentorlow(upto0.8m)andgenerally
constructedofbrick.• Gardensarepredominantlyexotic,includingshrubs,garden
beds,lawnsandcanopytrees.Therearesomepocketsofbushygardens.
• Roadsaresealedwithupstandingkerbsandfootpathsonbothsides,exceptinnewcourtswhererolloverkerbsareused.
• Treesareinformallyplantedwithmixedspeciesandsizes.• Thetopographyoftheareaisflattorolling.• Interfacewithanumberofreservesandwellvegetatedopen
space/abuttingBushSuburbanandBushEnvironmentareas.• InterfacewiththeBurwoodHeightsandTallyHoMajorActivity
Centres.
PREFERRED CHARACTER STATEMENT
Themodest,pitchedroofdwellingswillsitwithinwell-establishedgardensettingsandwillnotdominatethestreetscapeduetoconsistentsitingpatternsandsubstantialplantingofcanopytrees.Therhythmofdwellingseparationwillappearregularfromthestreet,evenwithbuildingsoccasionallybuilttoonesideboundary.Thestreetswillhaveaspaciousandleafyfeel,whichiscomplementedbytalltreesinthepublicandprivaterealm,visiblefrontlawnareasduetothefrequentlackoforlowfrontfencingandgrassnaturestrips.
InareasadjacenttothetramcorridoralongBurwoodHighway(SubstantialChange)andtheareasdesignatedSubstantialChangewithintheadoptedBurwoodHeightsStructurePlanandwithintheadoptedTallyHoMajorActivityCentreUrbanDesignFramework,infilldevelopmentincludingmediumdensityhousingandapartmentdevelopmentswillbecommon.Newbuildingsandadditionshowever,willbesetbackatupperlevelstominimisedominanceinthestreetscapeandimpactonnearbystandardresidentialareas.
Areaswithgoodaccesstotramsandshopswillaccom-modatemoredwellings,includingwelldesignedme-diumdensityhousing,withslightlymorecompactsitingthantheremainingresidentialareas,butwithspaceforlargetreesandgardens.
City of Whitehorse | Neighbourhood Character Study
10
GARDEN SUBURBAN PRECINCT 5 GUIDELINES
CHARACTER ELEMENT
OBJECTIVE DESIGN RESPONSE AVOID
GARDENS & LANDSCAPING
To maintain and strengthen the garden setting of the dwellings and the tree canopy of the neighbourhood.
• Retainestablishedormaturetreesandprovidefortheplantingofnewcanopytreesandsubstantialvegetation.
• Locatefootingsandpavedareasoutsidetherootzoneofestablishedtrees
• Prepareandimplementalandscapeplanthatincludessubstantialtreesandvegetation.
• Provideatleast30%ofthesiteaspermeablesurface,otherthaninSubstantialChangeareaswhereResCodestandardapplies.
• Sitecoverageshouldnotexceed50%otherthaninSubstantialChangesareaswherestandardResCodeprovisionsapply.
• Provideforonegroundlevelareawithminimumdimensionsof5mx5m,foropenspacetoaccommodateatleastonecanopytree.
• Plantatleasttwocanopytreeswithaminimummatureheightof8metresperdwelling.
• Openspaceareasshouldbeorientedtothenorthwhereverpossible.
Removaloflarge,establishedtrees.
Lossofestablishedvegetation.
Inadequatespacefortrees/plantingaroundbuildings.
Useofaneasementorserviceareafortheprovisionofspaceforacanopytree.
To minimise the dominance of car parking structures and the loss of front garden space to vehicular access and parking.
• Provideonlyonevehicularcrossoverpertypicalsitefrontage. Carparkingstructuresthatdominatethefaçadeorviewofthedwellingfromthestreet.
Creationofnewcrossoversanddriveways,orwidecrossovers.
Excessiveareasofhardpavinganddriveways.
To ensure the provision of permeable and useable private open space for new dwellings.
• Inadditiontoanynewbalconiesorrooftops,privateopenspacewithaminimumdimensionof5mx5mforeachdwellingshouldbeprovided.Thisminimumprivateopenspacedimensiondoesnotapplyinapartmentdevelopments.
• Privateopenspaceshouldbeorientedtothenorthwhereverpossibleandaccommodategardenplanting.
Inadequatepermeableprivateopenspace.
MINIMUM LOT SIZE
To ensure the spacing and density of dwellings is managed to accord with housing objectives.
• Apermitisrequiredfortheconstructionorextensionofonedwellingonalotthatislessthan300sq.m.Developmentofsingledwellingsonlotssmallerthan300sq.m.shouldonlybeapprovedifallotherguidelinesaresatisfied.
LotsizesanddevelopmentthatdoesnotmeettheotherneighbourhoodcharacterGuidelines.
SITING To maintain and reinforce the rhythm of spacing between and around buildings, and the alignment of buildings along the street.
• Newbuildingsshouldbesetbacktoreflecttheprevailingfrontsetbacks.
• Setbackbuildingsaminimumof1mfromatleastonesideboundary,unlessotherwisespecifiedintheadoptedBurwoodHeightsStructurePlanandTallyHoUrbanDesignFramework.
• InSubstantialChangeareas,anywallsonboundariesshouldbesetbackaminimumof3metresbehindthefrontfaçadeofthebuildingfrontingthestreet.
• Carports,garagesoroutbuildingsmaybelocatedononesideboundary,whereitissetbackaminimumof1mfromthefrontfacadeofadwellingfrontingthestreet.
Inconsistentsitingpatternsandalackofspacearoundbuildings.
PARK INTERFACE To ensure that new development provides a positive interface with any adjoining parks or open space.
• Designnewbuildingstoprovideafaçadetoanyadjacentparklandtoenablecasualpassivesurveillanceofthepublicspace.
• Buildingshouldbesetbackfromtheinterfaceboundarysoasnottodominateorappearoverbearingfromwithintheparkland.
Blankwallsfrontingparklandspaces.
BUILDING HEIGHT & FORM
To ensure that buildings and extensions do not dominate the streetscape.
• InNaturalChangeareasbuildingsshouldnotexceedtwostoreysinheight.
• InSubstantialChangeareasbuildingsshouldnotexceed3or4storeysinheight(unlessotherwiseprovidedinthecurrentadoptedstructureplanorurbandesignframework),andanythirdorfourthlevelshouldbedesignedtominimiseimpactonanyadjoiningresidentialproperty.
• Roofformsshouldincorporateeaves.
Buildingsthatappeartoexceedthepredominantheightofbuildingsinthestreetbymorethanonestorey.
Lackofeaves.
MATERIALS & DESIGN DETAIL
To encourage building detailing that reflects, without mimicking, the details of buildings in the area.
• Articulatethefacadesofbuildingswiththeuseofrecesses,verandahs,balconies,windowopeningsandvariationsinmaterialsandcolours.
Blankwallsandfacades.
Mockhistoricalstylesand‘reproduction’detailing.
FRONT FENCING To retain views to dwellings and gardens, and complement the predominant style of front boundary delineation in the street
• Providealoworopenstylefrontfenceupto1.2minheight,andconstructedofmaterialsappropriatetothedwellingstyle.
• Onmainroads,higherfrontfences(upto1.8m)maybeconstructedwheretheyprovideatleast20%permeability.
High,solidfrontfencing.