00 not for public release - Redraft CGD DNCS Brochures 9 March … · 2011-06-14 · brochure...

The City of Greater Dandenong Neighbourhood Character Study Brochure

Supporting Residential Development and Enhancing Neighbourhood Character

May 2011

© Greater Dandenong Council 2007

Update12 May 2011

Copyright Greater Dandenong Council retains exclusive Copyright © to all intellectual property, maps, electronic files and any other material and or reports that constitute this brochure. No material may be reproduced, in any manner for commercial purposes without the writtenpermission of an authorised council officer. Council’s permission is not required to reproduce the brochure in whole or part for bona fide study, tendering, planning application or research purposes, provided the following copyright notice and date – © Greater DandenongCouncil 2007 - is clearly displayed on all published materials.

Disclaimer This brochure may be of assistance to you but the Greater Dandenong Council, its employees and the Hansen partnership P/L do notguarantee that the publication is completely without flaw of any kind or is wholly appropriate for your particular purposes and therefore disclaims all liability for any error, loss or consequence which may arise from you relying on this publication for any purpose.

i

table of contents Brochures aim ……..............................................i Housing Type 1- Apartment 8 Future Character Areas........................................ii Housing Type 2- Town/Terrace houses 10 Neighbourhood Character Summary Table..........iii Housing Type 3- Villa Units 12 Future Character Areas Map... ........................... iv Housing Type 4- Dual Occupancy 14 Future Character Area-A......................................5 Housing Type 5- Detached House 16 Future Character Area-B......................................6 Housing Type 6- Higher Density 18 Future Character Area-C......................................7 future character areas B and C guidelines in respect to double storey to the rear

development 20 Glossary of key terms and acronyms used 23

brochure aim To provide advice about council’s preferred housing location and design outcomes as an extension of that which is presently within the Planning Scheme to support new residential development and to enhance neighbourhood character. Such advice complements existingplanning frameworks and the Clause 22.09 Planning Scheme policy by providing further detail on:

how different residential areas throughout the municipality are planned to change in the future what type and form of new housing will be encouraged in different parts of the municipality

important considerations for designing new multi-dwelling housing in different parts of the city

The information provided in this brochure is advice provided in good faith, however, the Planning Scheme, Act and any other relevant statutory provisions are those that prevail if such advice conflicts with any particular Planning Scheme or statutory control.

how the policy will be usedThe Clause 22.09 policy referred to in this brochure and specified in the Planning Scheme applies to most residential development within the Residential 1, 2 and 3 zones of the municipality. The brochure provides direction about council’s preferred future character of residential areas throughout Greater Dandenong and supports those sections of the Planning Scheme that refer to future and existing character and the clause 22.09 residential development and neighbourhood character policy.

This brochure is intended to support the application of all relevant Planning Scheme policies and controls

by designers and developers responsible for new housing developments.

by council and the Victorian Civil and Administrative Tribunal (VCAT) to support their decision-making on whether or not to grant a planning permit.

by interested third parties in deciding whether to object to permit applications, or, where applicable to appeal to VCAT.

applicability of the policy across the city The designation of an area as substantial, incremental or limited change does not necessarily imply council’s support for the maximum building envelope, density or height on every single site within the FCA area. New building must recognise and protect any valued neighbourhood character and demonstrate the new building’s suitability within a location, based on planning merit.

what is neighbourhood character?According to the Victorian State Government’s Department of Planning and Community Development, Planning Practice Note (2001), the term ‘neighbourhood character’ is used to describe the overall physical and social characteristics that comprise a particular neighbourhood area. It is the combination of all such features that make one particular residential area’s neighbourhood character different to another. The existing character of all of Greater Dandenong’s residential areas changes over time, to varying different degrees. Various Planning Scheme policies, strategies and controls distinguish between the existing and the preferred neighbourhood character of an area:

The existing character is what an area is like at present. The preferred character is what an area is planned to be.

This brochure explains how different residential areas throughout Greater Dandenong are planned to change and what future character they are planned to have, as expressed in the residential character of such areas and the predominant, typical building forms within them.

brochure components This brochure provides:

an explanation of how it supports the clause 22.09 residential development and neighbourhood character policy and other relevant sections of the Planning Scheme

a description and explanation of the three future character areas and how each relate to different parts of the municipality

an outline of each of the main housing types which describes the different housing forms planned to occur throughout the residentially zoned parts of Greater Dandenong.

generalised architectural design advice and examples to support preferred building design, landscaping and urban design outcomes

ii

future character areas (FCA)The future character areas policy discussed in this brochure was developed after extensive public consultation, an analysis of council’s Geographical Information System (GIS) study data and following a field survey of the municipality investigating and documenting all relevant neighbourhood character issues by the Hansen consultants.

* Note: See FCA Map below and a larger version on page iv

future character areasExcept in areas where an exemption applies, the future character areas (FCA) policy in the planning scheme divides the Residential 1, 2 and 3 zoned parts of the city into three corresponding future character areas.

The three future character areas are described as:

Future Character Area Corresponding PS Zone

FCA A - substantial change Residential 2 (R2Z)

FCA B - moderate change Residential 1 (R1Z)

FCA C - incremental change Residential 3 (R3Z)

This brochure deals specifically with the following neighbourhood character matters:

future character areas typical built form character, typical built form characteristics, existing examples typical design issues, preferred future character, design guidance, and elements to be encouraged

housing typesDifferent types of multi-dwelling development result in different levels of change to the existing character of residential areas.

This future character brochure identifies preferred housing types for each character area. Preferred housing types are the type of housing form that is considered most likely to achieve the planned future character objectives identified for each particular (FCA) area.

Council will in general support proposals for housing types identified as 'preferred' in each character area, subject to them being consistent with accepted good design and urban form principles and the provisions of the Planning Scheme.

Council will not endorse proposals for housing types which are not suitable for each respective (FCA) area or those that are inconsistent with approved planning scheme policies, schedules, overlays or other statutory controls.

layoutThe following section discusses the link between the future character areas and the building types. The “housing type” box at the bottom of each page illustrates which building type is encouraged within each future character area. In some circumstances, a given building type might be suitable in more than one future character area.

FCA transitional interfaces At Future Character Area (FCA) borders - in the locations where different Future Character Areas abut one another – new development in the higher ranked area (i.e. the area with the greater redevelopment potential) must transition its development intensity from the higher to lower intensity area to accommodate less intensive development at the transitional interface between the two areas.

Housing Types

1 – apartments 2 – town houses 3 – villa units 4 – dual occupancy 5 – detached houses 6 – higher density

iii

Neighbourhood Character Policy Summary Planning Scheme Zone R2Z R1Z R3Z Planning Scheme Assessment Future Character Area FCA A FCA B FCA C Level of change Substantial Incremental Limited Preferred housing typesHigher Density Apartments - Housing type 6(higher density -up to 4 storeys#)

(# height excluding basement parking)

May be accepted - judged on planning merit

Discouraged Discouraged GDPS Clause 16 (housing) and the GHDRD (guidelines for higher density residential development)

Apartments Housing type 1(medium density – up to 3 storeys# )(# height excluding basement parking)

Preferred May be accepted - judged on planning merits and impact on local amenity

Discouraged Cl 55

Town/ terrace houses Housing type 2

Preferred Preferred Discouraged Cl 55

Villa Units Housing type 3

Accepted Preferred Preferred – where there is a mix of one and two storey units

Cl 55

Dual Occupancy Housing type 4

Discouraged Preferred Preferred Cl 55

Detached House Housing type 5

Discouraged Accepted Preferred Advice and in Cl 54 where on a lot of 300m2 or less

Preferred Urban FormPreferred building height up to 3, with 4 a possibility

judged on planning merits 2, with 3 a possibility judged on planning merits

Mix of 1 and 2

Preferred site coverage Up to 70% As per Cl 55 Up to 50% As specified in the relevant zone schedule for each zone and or in Cl 22.09 or Cl 55 or Cl 54

Preferred permeable site area 20% 30% 40%

Preferred ground level private open space

As per Cl 55 As per Cl 55, with a minimum dimension of 5m for secluded private open space

Minimum of 60m2

per unit with minimum dimension of 5m for secluded private open space

As specified in the relevant zone schedule for each zone and in Cl 22.09 or Cl 55

Preferred secluded private open space

As per Cl 55 As per Cl 55, with a minimum dimension of 5m for secluded private open space

Minimum of 40m2

with minimum dimension of 5m for secluded private open space

Car parking Basement parking should allow up to a 2m perimeter setback at a subterranean level to allow for tree roots

For apartments – preferred in basement or within building semi-basement

For apartments – basement or within building semi-basement

In general, sited so as not to be visually dominant from any main street frontage

Cl 55 and 52.06

Front street setback As per Clause 55 or 5 metre, whichever is less

As per Cl 55 or 7.5 metres, whichever is less

As per Clause 55 As specified in the relevant zone schedule for each zone and in Cl 22.09 or Cl 55

Side and rear setbacks As per Clause 55 As per Clause 55 Minimum of 2 where opposite a high amenity outdoor living area or main living room window with a high amenity outlook, otherwise as per Cl 55.

As specified in the relevant zone schedule for each zone and in Cl 22.09 or Cl 55

Front fence height Maximum 1.5 metre height for streets in Road Zone Category 1. 1.2 metre maximum height for other streets

iv

Future Character Areas Map as per Clause 22.09 of the Greater Dandenong Planning Scheme

1.0 future character area AResidential areas that are adjacent to activity centres and are suitable to undergo a high level of residential development activity. Such areas already contain a diverse mixture of housing types which should be further encouraged.

It includes areas: to the north, south east and west of Dandenong Activity

Centre to the south and north of Noble Park Activity Centre surrounding Springvale Activity Centre Springvale

1.1 policy influences These areas are subject to strong planning policy support for increased residential densities due to their location close to activity centres and proximity to the Principal Public Transportation Network. The areas immediately surrounding the Dandenong, Springvale and Noble Park activity centres are also included in a Residential 2 Zone, which is designed to facilitate denser, residential redevelopment.

1.2 existing character Existing Character Precincts included in this character area are grouped together due to their similar zoning (Residential 2), their proximity to the activity centres of Dandenong, Noble Park and Springvale and their future development potential. They comprise a wide mix of housing types, including high proportions of medium density housing compared to other parts of the municipality. Such areas were first developed from the 1940s onwards and consist mainly of single storey detached houses. Around central Dandenong, in particular, there are a number of new infill developments, including large one and two storey detached dwellings, one and two storey villa units, two storey town houses, and, two and occasionally three storey apartment blocks. Areas around Noble Park and Springvale, where the building height rarely exceeds two storeys, also accommodate a mix of dwelling types but fewer apartments than around central Dandenong

1.3 future character The future character of substantial change areas will evolve over time to contain a greater proportion of well designed and site responsive two and three storey, medium density, residential development. Higher density residential development will be supported in the Central Dandenong Residential Periphery, where this development adds to the overall variety of housing choice, makes the best use of land and resources and is subject to a good quality, site response and design. Across the substantial change area, the reasonable amenity of adjoining dwellings is to be preserved by site responsive design. Such design ensures an appropriate setback of two and three storey buildings from sensitive outdoor living areas or from the main outlook from living rooms, on adjoining properties and enables screen planting. Sufficient space will be provided at the front of sites, and along side and rear boundaries that are adjacent to sensitive outdoor living areas on adjoining properties, to provide for landscaping and large canopy trees. Such planting will soften the appearance of the built form when viewed from the street and from adjoining outdoor living areas, and, will provide a landscaped character throughout the neighbourhood. Suitable communal open space between apartments is encouraged. Front fences will be kept low and open to allow a visual connection between the landscaping in front gardens and street tree planting. Car access, parking and paving within the front setback will be limited in order to maximise the opportunity for soft landscaping. Second crossovers on allotments below 17m width will be discouraged. For apartments, basement parking or parking at the ground level within buildings will be encouraged to maximise the opportunity for soft landscaping in setback areas.

1.4 design guidance housing type a higher proportion of apartments, town/terrace houses

and villa unitsheight outside the Dandenong, Noble Park and Springvale

Activity centres - up to 3 storeys, with 4 storeys a possibility, where appropriate, judged on planning merit, location and considering the interface with existing residential development, response to site circumstances, urban form and streetscape.

bulk No need for separation between upper levels of dwellings on a site, as is the case in incremental and limited change areas, provided the building portrays a high standard of design and does not result in any unreasonable amenity impacts.

site coverage up to 70% permeable site area

20%

front setback as per Clause 55 or 5 metres, whichever is the lesser side & rear setback

as per Clause 55

private open space

as per Clause 55

car parking For apartments – preferred within the basement and or within the building. For other housing types, garages and parking area located behind main buildings and or generally hidden from view. Basement parking should allow up to a 2m perimeter setback at a subterranean level to provide space for tree roots.

landscaping 70% of ground level front setback planted with substantial landscaping and canopy trees with a higher proportion for apartments, townhouses and villa units with more intense and higher elements of built form focussed towards the front of a site.

front boundary open or low scale front fences not to exceed 1.5 m for streets in Road Zone Category 1 & 1.2 m for other roads

Note:

The designation of an area as substantial change does not necessarily imply council’s support for the maximum building envelope, density or height on every single site or lot within that FCA area. New building form must always recognise and protect any valued neighbourhood character and demonstrate its suitability within a particular location based on planning merit.

F C A A - S u b s t a n t i a l C h a n g e

1.0 future character area BConventional suburban residential neighbourhoods where a moderate mixture of housing types should be encouraged to be intermixed with existing housing stock. It includes areas:

that broadly encircle central Dandenong, The growth corridor along Princes Highway encapsulating:

areas of Noble Park, Springvale and Springvale South The area surrounding Parkmore Shopping Centre/

Frederick Wachter Reserve directly to the south of Waverley Gardens Shopping

Centre (Corner of Police and Jacksons Roads, Mulgrave) corridors along Cheltenham Road and Stud Road

1.1 policy influences These areas are subject to planning policy support for moderate or incremental increases to residential densities due to the location within a reasonable proximity to activity centres and the Principal Public Transport Network (PPTN).

1.2 existing character Existing Character Precincts included in this area are generally grouped together due to their similar age of development. This development generally surrounds central Dandenong and extends along the growth located along Princes Highway extending through to Noble Park and Springvale. Originally developed from the 1950s onwards, such areas consist mainly of single storey detached houses. Throughout the areas, a reasonable level of new infill development including large one and two storey detached dwellings, one and two storey villa units & two storey terrace/town houses has occurred.

1.3 future character The future character of these areas will evolve over time to contain a greater proportion of well designed and site responsive one and two storey town/terrace houses, villa units and dual occupancies. Consolidation of allotments to increase development potential of sites is encouraged.

The amenity of adjoining dwellings will be preserved by responsive site design that ensures an appropriate setback of two and three storey buildings from sensitive outdoor living areas, or main outlook from living rooms, on adjoining properties to enable screen planting.

Sufficient spaces will be provided at the front of sites, and along side and rear boundaries that are adjacent to sensitive outdoor living areas on adjoining properties, to provide for landscaping and canopy trees whose multiple aim is to soften the appearance of the built form when viewed from the street and from adjoining sensitive outdoor living areas, and, to provide a landscaped character throughout these areas.

Front fences will be low and open to allow a visual connection between the landscaping in front gardens and street tree planting.

Car access, parking and paving within the front setback will be limited in order to maximise the opportunity for soft landscaping.

Second crossovers on allotments with frontages below 17m will generally be discouraged.

1.4 design guidance housing type a higher proportion of town/terrace houses, villa

units and dual occupancies height up to 2 storeys, with 3 storeys a possibility where

appropriate judged on planning merit, considering its interface with existing residential development and its response to site circumstances, urban form and streetscape

bulk more intense and higher elements of built form focussed towards the front of a site. Double storey buildings to the rear on a lot are generally discouraged. Where appropriate, dwellings on a site may be two storeys, provided there are separations between the upper levels of the dwellings as shown in the guidelines appendix.

double storey to rear

discourage and should have substantially reduced bulk as per guidelines in the appendix

site coverage as per Clause 55 permeable site area

30%

front setback as per Clause 55 or 7. 5 metres, whichever is the lesser

side & rear setbacks

as per Clause 55

private open space

as per Clause 55- with min. dimension of 5.0m

car parking for housing types included in the FCA B area, garages and parking area preferred to be located behind buildings, generally hidden from view

landscaping 70% of ground level front setback planted with substantial landscaping and canopy trees


Note: The designation of an area as incremental change does not imply council’s support for the maximum building envelope, density or height on every single lot within that FCA area. New building form must always recognise and protect any valued neighbourhood character and demonstrate its suitability within a location based on planning merit.

F C A B - I n c r e m e n t a l C h a n g e

1.0 future character area CConventional suburban residential neighbourhoods where the existing low intensity, low rise character should be protected and enhanced, that are suitable to undergo a limited level of change.

It includes areas:

to the north east of the municipality, broadly encompassing Dandenong North & Noble Park North; to the south west of the municipality, broadly encompassing Keysborough.

1.1 policy influences This is an established residential location. Generally, these areas lack the location/ access advantages compared to other areas that have direct proximity to activity centres and the Principal Public Transport Network (PPTN), even though it is still policy to support higher densities in these areas. Character area C is not ideally located to accommodate a high amount of residential infill development. However, the area could accommodate a limited level of change, as land accommodating older housing stock is redeveloped for new housing.

1.2 existing character Existing Character Precincts included in this area are grouped together due to their similar age and their distance away from central Dandenong and the growth corridor broadly located along Princes Highway. These precincts display a gradual transition in age from 1960's though to the 1980's as residential subdivisions expanded outwardly. The broad built form character is defined by detached dwellings predominantly of single storey scale, with the inclusion of occasional double storey detached dwellings.

1.3 future character The future character of these areas will evolve over time to contain a limited number of well designed and site responsive one and two storey dual occupancies and villa units.

Sufficient space will be provided at the front of sites, and along side and rear boundaries to provide for landscaping and canopy trees to generate a landscaped character throughout sites. The amenity of adjoining dwellings will be preserved by responsive site design that ensures an appropriate setback of two storey buildings from sensitive outdoor living areas, or from the main outlooks from living rooms, on adjoining properties, and to enable screen planting.

Front fences will be low and open to allow a visual connection between the landscaping in front gardens and street tree planting.

Car access, parking and paving within the front setback will be limited in order to maximise the opportunity for soft landscaping.

Second crossovers on allotments below 17 metres will be discouraged.

F C A C - L i m i t e d C h a n g e

1.4 design guidancehousing type single detached dwellings with a limited

level of dual occupancies and villa units: townhouses. apartments are discouraged

height a mix of 1 and 2 storeys, with entirely 2 storey developments only where appropriate considering the interface with existing residential development, response to site circumstances and streetscape.

bulk Building form to respect the scale of the existing prevailing built form character. Separation between dwellings at the upper level. Double storey buildings to the rear of buildings on a lot are generally discouraged.

site coverage up to 50% permeable site area 40% front setback as per Clause 55 with an emphasis on

encouraging ample setback to provide for soft landscaping and canopy trees

side & rear setbacks

preferred minimum of 2 metres, where opposite a high amenity outdoor living room window with a high amenity outlook, then as per Clause 55

Private open space minimum of 60m2 private open space per unit at ground level with a minimum of 40m2 of secluded private open space (open space areas are to have a minimum dimension of 5 metres)

car parking garages and parking areas should generally be located behind the building and hidden from view

landscaping 70% of ground level front setback planted with substantial landscaping and canopy trees


Note: The designation of an area as limited change does not necessarily imply council’s support for the maximum building envelope, density or height on every single site within that FCA area. New building form must recognise valued character and demonstrate its suitability based on planning merit.

apartments – existing typical character

type single mass, multi-dwelling buildings acrossmultiple levels

where predominantly in and around centralDandenong

1.0 characteristics There are currently few new apartments within the municipality and those that do exist, exhibit diverse design features reflecting the historical development period of when such typical apartments were built. Typical building features are:

height and form 2-3 storey siting 3-7m front setback

side setbacks, desirable to have min 2m but up to 6m

site coverage up to 70% car parking currently semi-basement, side

carports, but rarely in basements

secluded open space balcony, or in substantial front and side setbacks - often concreted

fences low, permeable or none design details many older style 1950’s cream

or red brick apartments with simple overall form and substantial side setbacks, some contemporary examples exist

3.0 typical issues The following features are matters to be considered:

flat over-simplified façades the size of the lot, larger lots (>600 sqm) are preferred

bulky building mass poor streetscape integration poor visibility of entryways poor night time lighting of entrances and pathways low levels of permeable surfaces insufficient setbacks for landscaping lack of definition between dwellings close proximity of new development to private rear yards

of neighbouring properties reliance on screening to protect amenity visual dominance of garage entrances exposed services – i.e. air conditioning, down pipes, etc high front fences (>1.2m) use of front frontages for private open space (p.o.s) lack of internal privacy excessive ‘wedding cake’ style building profiles - as a

result of exaggerated, progressive upper level setbacks overly repetitive and monotonous façade treatmentexcessive building bulk too close to boundariesovershadowing of private open space areasoverlooking of adjoining private open space areas

2.0 existing examples

apartments - circa 2010s

newer apartments –circa 1990s/2000s

older style apartments – circa 1950s

poor example - insufficient space left for landscaping at side

apartments -preferred charactertype single, multi-level, multi-dwelling buildings

usually strata title

future distribution around central area and around activity centres - encouraged in FCA A

4.0 design guidance Apartments should be of a high quality and contemporary design that is sympathetic to the materials, finishes, urban form and the dominant features of existing character, buildings and streetscapes. The following matters should be considered:

the consolidation of adjoining and adjacent boundary lots into a larger single lot is strongly encouraged to facilitate better design outcomes

façades should also be articulated through a variety of finishes, materials and textures that signify building elements and or components

the overall height, form and bulk of the development should respond to existing urban context and the valued neighbourhood character of the area

building massing should be broken up with a variety of finishes, textures and materials that help avoid oversimplification of façades

building setbacks should allow enough room for suitable ground level, landscaping at the front and sides of buildings.

open space should be provided in balconies and communal areas.

the opportunity to create communal areas between lots with similar building types should be utilised wherever possible

suitable landscaping should be a strong feature of the frontage and should be used to soften the built form at ground level wherever possible

design details should provide visual interest especially at sides and frontage of buildings and such details should add to the legibility of the building with a clear division between dwellings

the location of entryways and common area screenings devices should be kept to a minimum and amenity impacts should be mitigated through appropriate massing and setbacks

car parking should be well-lit, line-marked, safe and concealed in basement or semi-basement parking areas with entryways to the edges of lots

basement parking should allow up to a 2m perimeter setback at a subterranean level to provide space for tree roots

the development makes the best use of surrounding laneways and roads to enhance the overall development design and access to the building

the development maximises any opportunity to provide passive surveillance of the public realm

new development shows appropriate respect for historic character and items of historic and or social significance, including significant trees, buildings and landscapes

5.0 possible layout

6.0 encourage The following features are encouraged:

the consolidation of adjoining and adjacent boundary lots into a larger single lot to facilitate better design outcomes

contemporary design good external lighting and safe night time environments clearly articulated central and visible entries secure and well lit building entrances 70% of non built space with permeable surfaces substantial side setbacks to accommodate landscaping and

large canopy trees landscape plan as part of permit application planting of large canopy trees setback of building mass rather than screening to protect

amenity well-lit, secure, line-marked and safe basement or semi-basement carparking, concealed parking elsewherebasement parking should allow up to a 2m perimeter setback at a subterranean level to provide space for tree rootsopportunity for sufficient, dual function communal open spacerespect for historic character and items of historic significance, including existing significant trees, landscaping and large canopy treesrelevant environmentally sustainable design (ESD) initiatives, assessed using the STEPS or equivalent process and integration of such ESD initiatives into the development planan appropriate Waste Management Plannatural gas metering is provided to each individual unita diversity of bedroom numbers – i.e. 1, 2 and above – to cater for a diverse and changing population10% or more of apartments in a development to be made affordable to those on a low and middle income single setback of upper levels rather than a tiered form

town houses – existing typical characterA town/terrace house may be defined as:

type two or more dwellings on a lot either in a terrace style format, usually across the lot (terrace) or sometimes down the depth of a lot (town house)

where predominantly around central Dandenong but also in other FCA A and some FCA B areas, along main roads and within a 10 minute walk of activity centres

1.0 characteristics Buildings are indicative of a modern style of housing within Greater Dandenong and are typically located on main roads

height and form generally 2 storeys, with 3 storeys permitted in some circumstances, judged on planning merit and with reference to the impact on adjoining properties

siting Front - typically 2-5m site coverage up to 60% car parking rear, tandem or single garage, setback

min 1m from main façade, also basement parking

secluded open space rear yards ground level, or balcony fences low, permeable design details large expanses of single roof form materials and finishes brick construction, tiled roofs landscaping small front landscaping low maintenance

3.0 typical issues issues in a non-side-by-side configuration The following features should be avoided:

flat over simplified façades dominating unbroken roof form lack of differentiation between properties in façade lack of landscaping in the front setback blank walls facing onto the public realm and inactive side elevations inconsistent front and side setbacks with surroundings common treatment along major roads appropriate type but limits

landscaping simplified window details garages dominating façades excessive bulk if boundary to boundary development boundary to boundary development with no room for landscaping

dominance of driveways

issues in a side by side configuration The following features should be avoided:

flat over simplified façades excessive paved areas due to double garages dominance of garages and driveways poor differentiation between buildings lack of permeable area in frontage for landscape lack of suitable landscaping

single undifferentiated roof bulk across buildingsinappropriate or out of scale windows or doorwaysside windows that allow overlookinglack of suitable eaves


long row of terraces – blank sides and flat façades, exposed air-conditioning, but effective design between frontages

recent example –simplified façades but clear breaks in roof form, jumbled styles and a mixture of symmetries

town houses - preferred character type two or more dwellings on a lot in a terrace style

format, either across or down the depth of a lot which may include articulation with single storey elements, particularly to the rear

future distribution around activity centres - encouraged in FCA A & B. Attached form preferred on sites adjoining FCA A areas, adjacent to activity centres and main roads. Detached forms preferred elsewhere.

4.0 design guidance Buildings should be of a high quality, contemporary design that is sympathetic to the materials, urban form and dominant features of the surrounding buildings and streetscape. The following features should be considered:

the height of new townhouses should generally be limited to two storeys, with three storeys permitted in some circumstances, judged on planning merit and with reference to the impact on adjoining properties

setbacks at the frontage should allow for substantial landscaping including small trees or bushes

façade massing should be well articulated through vertical division and recesses between dwellings, similarly, the mass of roof forms should be broken up between properties

the building design and the site response must be appropriate to its environment in terms of permeability, variety, legibility, robustness, visual appropriateness, richness, personalisation and the overall combination of these factors

the development should have differentiation between dwellings and where there are more than 3 dwellings together there should be obvious differentiation to break up visual mass

building mass should be orientated towards the front and centre of lots

garages should be located at the rear of dwellings wherever possible

where garages are accessed from the front of the lot, they are to be single width and in general garages should be setback from behind the main façade and should not dominate the frontage

garages between properties should not be grouped side by side

secluded private open space should have an adequate dimension of a minimum of 5m x 5m and should be located to the side or rear of properties

non built areas in the front setback should have a minimum permeable area of 50% to allow for landscaping

two or more driveways on lots less than 17m wide are discouraged

all private open space should be secure, well-lit and safe new development must show respect for historic character and items of significance including significant and large canopy trees and landscapingnew development should encourage the integration of historic and or landscaping elements into the design of new and or adapted elements or environments

5.0 possible layout

6.0 encourage The following features should be encouraged

contemporary design parking located to the rear defined roof forms suitable landscaping in front setbacks side elevations that avoid blank walls landscape plan as part of permit application permeable surfaces in open space areas opportunity for dual function communal open space suitable parking arrangement private open space that is secure, well-lit and safe

respect for historic character and items of historic significance, including significant trees, landscaping and large canopy treesintegration of any historic and or valued landscaping elements into the design of the developmentsustainability initiatives consistent with environmentally sustainable design (ESD) principles and good design

Good example of town house illustrating interesting roof detail

villa units – existing typical charactertype multi-dwelling developments,

usually arranged along the depth of lots, sometimes across lots, may be multilevel, including 2 storey villas

where predominantly around activity centres or other suitable locations where there is a mixture of one and two storey units

1.0 characteristics Villa units are a common form of housing within greater Dandenong, built either on single or consolidated blocks, commonly low rise and medium density styled housing

Typical characteristics include:

height and form 1-2 storey, modulated 2nd level

siting front and side setbacks side setbacks min 1.5m

site coverage Varies car parking rear, concealed and setback

from main frontage or within frontage

secluded open space 25 m2 to side or rear fences low, may be landscape

barriers design details often mimic colonial styles

3.0 typical issues The following features should be avoided:

lack of building diversity within developments and excessive repetition of few building forms/elements

lack of physical division/distinction between dwellings

lack of landscaping and canopy trees heritage mimicry poor frontage orientation to the street inactive frontages poor definition between private and public spaces conflicts between pedestrians and vehicles spaces overlooking between units dominating screens that limit passive surveillance garages dominating frontages lack of regard for canopy/spread of adjoining trees poorly orientated open spaces private open space that is not secure, well-lit and

safe overhead power cabling a lack of setback between dwellings and common

driveways


villa units - preferred charactertype more than two dwellings on a lot or lots

organised around a communal driveway, usually single and double storey

future acceptable all areas but encouraged in areas B and C and discouraged in area A

4.0 design guidance Villa units should have a contemporary design and use high quality materials. The built form should be softened at all built edges by using landscaping and permeable areas. The following matters should be considered:

villa units should generally be of 1-2 storeys in height massing should be modulated with limited repetition of

forms and clear distinction between the massing and form of each dwelling

the building design and the site response should be appropriate to its environment in terms of permeability, variety, legibility, robustness, visual appropriateness, richness, personalisation and the overall combination of these factors

design details such as the use of eaves and of locally typical materials, verandahs and façade articulation are encouraged

garages and driveways should be configured so as not to dominate the frontage from the street, through the use of single crossings, garages setback from the main frontage and the encouragement of single and tandem parking arrangements

the provision for appropriate landscaping is encouraged by >50% permeable surface in non built areas, and side setbacks of up to 2m

canopy trees within the front setback, and responsive building setbacks to adjoining properties canopy trees are encouraged

private open space should be located to the side or rear of dwellings and discouraged within the frontage

secluded private open space should be a minimum dimension of 5m to ensure usability

low and permeable front fences are encouraged to allow passive surveillance of the street

buildings should be designed and sited to includeenvironmentally sustainable design features

all private open space should be secure, well-lit and safe two or more driveways on lots less than 17m in width are

discouraged discourage this building type in FCA A areas, encourage

with site coverage of up to 60% in FCA B areas and 50% in FCA C areas

5.0 possible layout

6.0 encourage The following features should be encouraged:

contemporary design building diversity within developments clear physical division/distinction between dwellings landscaping and canopy trees within frontage in

addition to internal provision main frontage orientation to the street clear pedestrian access points landscape plan as part of permit application garages hidden/ concealed parking

opportunity for dual function communal open space private open space that is secure, well-lit and safe

strong respect for historic character and items of historic significance, including existing significant trees, landscaping and large canopy treesintegration of any historic and or landscaping elements into the design of new and or adapted elementssustainability initiatives consistent with environmentally sustainable design (ESD) principles and good design1m setback of dwellings to common driveways

dual occupancy (two dwellings on a lot) - existing typical charactertype two dwellings on a lot usually

at the front and back

where across all residential areas in Dandenong

1.0 characteristics Dual occupancy configuration should maintain a strong landscape character and a clear division between dwellings.

height and form 1-2 storeys Siting front 5-7m,

side 1.5m site coverage up to 50% car parking garages dominating

frontage or driveway, often within frontage

secluded open space 40m2 at ground levelfences low, permeable design details façade to face street, clear

dwelling division, mostly brick gabled

3.0 typical issues the following features should be avoided:

in front and back configuration garages located in full view along driveway poor street frontage due to battle axe block format lack of legibility of entryways from the street frontage amenity impacts at the rear neighbours provision of private open space within the front setback two or more cross-overs private open space within the front setback poor orientation and form of private open space (narrow)

presentation of ad hoc service and outbuildings to the rear dwelling

private open space that is not secure, well-lit and safe inappropriate screening of garbage bins

in side by side configuration street frontages of 17m or less garages located in full view dominating frontages amenity impacts at the rear neighbours two or more cross-overs private open space within the front setback

presentation of ad hoc service and outbuildings private open space that is not secure, well-lit and safe inappropriate screening of garbage bins and services


dual occupancy (two dwellings on a lot) - preferredtype two dwellings on a lot located side by side

or at the front and back future distribution encouraged in areas B and C

4.0 design guidance The following matters should be considered:

dual occupancy (two dwellings on a lot) configuration should maintain a strong landscape character

semi detached or single detached houses should have a balance of built form and landscaping and be moderately scaled with modulated massing with a clear distinction between dwellings

design details such as extensive eaves, use of locally typical materials, verandahs and façade articulation are encouraged

entryways should face the main street frontage car parking should be configured to have minimal impact in

the streetscape with single width crossings, garages should be set behind or concealed by the building frontage and design should encourage single garages

development should make provision for appropriate landscaping which is encouraged by >60% permeable area within the frontage, and side setbacks of 2m, canopy trees within the front setback, and responsive building setbacks to adjoining properties’ canopy trees

suitable landscaping is encouraged to soften built form along both sides of driveways

secluded private open space should have a minimum dimension of 5m to ensure usability


buildings should be designed and sited to include suitable environmentally sustainable design features

two or more driveways on lots less than 17m in width are discouraged, except where both dwellings have a street frontage


both dwellings fronting the street vegetation to rear along both sides of driveway activated façade of rear dwelling visible from the street - not

garage entryways to face street frontages or have their pedestrian

access fronting the street private open space kept outside of the main street frontage balance between paved and permeable surfaces new materials and finishes which respect the valued elements

of existing neighbourhood character precincts staggered frontage alignment single crossover at the street frontage opportunity for dual function communal open space provide canopy tree locations as part of permit application private open space that is secure, well-lit and safe

strong respect for historic character and items of historic significance, including existing significant trees, landscaping and large canopy trees and integration of all such elements into the design of new proposalsustainability initiatives consistent with environmentally sustainable design (ESD) principles and good design

5.0 possible layout

detached house –existing typical charactertype single freestanding dwellings

on one lot

where prevailing character of Dandenong residential area

1.0 characteristics Single detached houses typify the existing residential character within Greater Dandenong; houses range in era but are generally consistent detached form with pitched roofs; setbacks are predominantly consistent however landscaping is often limited

height and form 1-2 storey modulated façade siting front setbacks 5-7m,

rear 4 -10m site coverage up to 40% car parking garage setback from front

façade by a min 1.0m secluded open space > >40m2 at ground level fences low, permeable, often similar

materials to house design details extensive eaves, pitched roof,

canopy trees in front and rear yards, single crossovers


flat single dimension façades garages with no setback from main frontage building on the boundary, except for garages high front fences (>1.2m) less than 5m street frontage setback enttrance to the side excessive impermeable areas ad hoc outbuildings including roofed pergola in frontages roller shutters on front windows

poorly designed or inconsistent first floor additionslack of suitable landscaping

private open space that is not secure, well-lit and safe high front fences (>1.2m)


detached house - preferredtype single freestanding dwellings on

one lot future distributed in existing residential

and preferred in area C relevant policy clause 54

general advice to clients

4.0 design guidance Although a planning permit is not always required for a detached house, the following advice is offered:

single detached houses should be well designed and use high quality materials that reflect the typical suburban scale, building and landscape character

single detached houses should have a balance of built form and landscape, be moderately scaled with modulated massing.

Design details such as extensive eaves, use of locally typical materials, verandahs and façade articulation are encouraged

car parking should be configured to have minimal impact with single crossings

garages should be setback from the main frontage with encouragement of single and tandem parking arrangements

the provision for appropriate landscaping is encouraged by >60% permeable area within the frontage, and side setbacks of 2m, canopy trees within the front setback, and responsive building setbacks to adjoining properties canopy trees


buildings should be designed and sited to include environmentally sustainable design features


contemporary design articulated façades garages setback further than the main frontage by

>1.5m permeable or low front fences adjoining buildings

features clearly marked and visible entries landscaped front setbacks

private open space to the rear should not contain building > 10m

private open space should be secure, well-lit and safe strong respect for historic character and items of historic significance, including existing significant trees, landscaping and large canopy treesintegration of any historic and or landscaping elements into the design of new and or adapted buildingsustainability initiatives consistent with environmentally sustainable design (ESD) principles and good design

5.0 possible layout

high density – existing typical characterIn the study area, high density may be defined as:

type single mass, multi-unit dwelling consolidated sites of 4 storeys in height

where no typical examples in the study area, preferred in peri-CDZ locations such as in the central Dandenong residential periphery area or other similar areas around other activity centres

1.0 characteristics There are currently few examples of higher density development within the neighbourhood character study area, but, those that exist outside the study area generally exhibit the following characteristics:

height and form 4 storeys+ siting variable front setback

side setbacks to boundary 0-3m with increased setback on one side

site coverage up to 70% car parking basement, sometimes semi-

basement secluded open space balcony, courtyards, roof terraces fences high, permeable, or none design details tilt slab concrete construction,

balconies as features contemporary and innovative roof profiles (e.g. Docklands)

materials and finishes steel glass, concrete, rendered finishes

landscaping site coverage results in minimal landscaping


flat over simplified façades bulky single building mass poor relationship to streetscape and adjoining properties poor visibility of entryways low levels of permeable surfaces insufficient setbacks for landscape lack of definition between apartments close proximity to private rear yards amenity impacts generally overshadowing and overlooking oversimplified screening visual dominance of garages/ semi-basement parking exposed services high front fences limited secluded private open space (p.o.s) lack of communal open space areas lack of internal privacy

overly repetitive and monotonous façade treatment

2.0 Example

high density - preferred charactertype multilevel, multi-dwelling buildings usually strata

title apartments developments of 4 storeys future potentially suited to peri-CDZ locations such as

in the central Dandenong residential periphery or other similar areas around activity centres

4.0 design guidance Quality architecture and vibrant and inclusive urban spaces are central to successful high density developments. Refer to State guidelines for higher density development

height and form 4 stories+ siting respect min adjoining setbacks

on boundary or setback 2-4m site coverage up to 70% car parking communal concealed semi-basement or

basement, reduced quotas, close to public transport

secluded open space >8m2 balcony min width 1.8m

balconies services & clothes lines concealed fences low, open or partial transparent design details clear base, middle and top avoid

facade oversimplification


consolidation of adjoining and adjacent lots into a larger single lot to facilitate better design outcomes

the height of new development responds to existing urban context and neighbourhood character objectives of the area

massing and layout responsive to adjoining building heights the building design and the site must be responsive to its urban environment in

terms of its permeability, variety, legibility, robustness, visual appropriateness, richness, personalisation and the overall combination of these factors limit overshadowing of adjoining areas

sunlight access to the public realm and open spaces development responds to the pedestrian level of street clearly marked, central and visible entries well-lit and safe basement or semi-basement parking with up to a 2m perimeter

setback at subterranean level to allow for tree roots maximise passive surveillance of streets and public spaces side setbacks to minimise impacts on adjoining buildings concealed parking low open or partially transparent front fences landmark locations encourage high quality landscaping through mandatory landscape plans buildings should be designed and sited to include environmentally sustainable

design features communal open space that is secure, well-lit and safe

strong respect for historic character and items of historic significance, including existing landscaping, significant and or large canopy treesintegration of any historic and or landscaping elements into the design of new and or adapted building elementsformal assessment of relevant environmentally sustainable design (ESD) initiatives using the STEPS or equivalent process and integration of all such (ESD) initiatives into the formal designnatural gas metering is provided to each individual unit, where possiblea diversity of bedroom numbers – i.e. 1, 2 and above – to cater for a diverse and changing population10% or more of all apartments in the development to be made affordable to those on a low and middle income as defined by the Australian Bureau of Statistics (ABS)

future character areas B and C guidelines in respect to double storey to the rear development

The following design principles and diagrams have been prepared as a guide to assist applicants to determine when it is and is not appropriate to develop a double storey residential building to the rear of a property.

The diagrams outline possible design scenarios for various site context conditions with regard to:

single and two storey developments surrounding the subject site location and size of secluded private open space sensitive interfaces around the subject site aspects of the site including:

o subdivision layout o solar orientation o surrounding building bulk o typical setback distances o privacy issue (i.e. views into habitable windows)

State Government policy

The typical building layout shown in these diagrams is not meant to be copied, because the appropriateness of building layout would vary upon.

Glossary of Key Terms & Acronyms Used

Multi-dwelling development: more than one dwelling on a lot

Medium-density development: multi-dwelling development of less than 3 storeys (excluding basement parking) that are assessed using the clause 55 provisions of the Planning Scheme

Higher density development: multi-dwelling development of 4 storeys or more (excluding basement parking) that are assessed using the Guidelines for Higher Density Residential development

Substantial change: residential areas that undergo a high level of change where a substantial and diverse mix of housing types should be encouraged

Incremental Change: conventional suburban residential neighbourhood where a moderate mixture of housing types should be encouraged to be mixed with existing housing stock

Limited Change: conventional suburban residential neighbourhood where the existing low intensity, low rise character should be respected with an incremental level of housing change to be encouraged.

(GHDRD): The State Government “Guidelines for Higher Density Residential Development” (see clause 16 of the Planning Scheme).

Word Definitions: words used by this document are those of the Planning Scheme and or the Macquarie Dictionary.

00 not for public release - Redraft CGD DNCS Brochures 9 March … · 2011-06-14 · brochure...

Documents

Transcript of 00 not for public release - Redraft CGD DNCS Brochures 9 March … · 2011-06-14 · brochure...