Townscape Guidelines

macquarie street cascade road townscape design guidelines

working with contextual cues

Development and Environmental Services Division november 2002

for private development


introduction urban Design Principles 1 scope 1 Purpose of Guidelines 4 Landscape Setting Built Heritage Community Future Development Sustainability Relevant studies 7 2 context 8 Sense of Place Urban development Heritage Area 7 Character Statement Statement of Significance 12 Townscape patterns New patterns A thriving neighbourhood

contents

3 townscape elements

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Views 18 Streetspace 28 Siting 40 Building Form 50 Materials 66 Awnings 68 Signs 70 Fences and walls 72 4 summary guidelines S1 Views S2 Streetspace S7 Siting S9 Building Form S11 Materials S13


Our attachment to a place that we know well, over many years or for a short but important time in our lives, is a soulful need. To appreciate what we are looking at, when a new development is proposed, requires a reflective enquiry, beyond the rigorous analysis but before finding solutions to constraints. We are dealing with our attachment to the land. While that may often be a remote awareness in a city, a dreaming buried below concrete, it is ever present in a street with a mountain as a backdrop. Development may present a threat to the townscape, but it is also an opportunity to enhance and reinforce the sense of place that has come about through many diverse developments over a long

The challenge is in the paradoxes and contradictions, for instance, between appreciation of a place for our collective being, and the practical needs of moving traffic. Rather than seeking to balance diverse intentions when the balance of power is uneven, the guidelines aim for recognition in the unfolding debate of the multiplicity of uses and meanings that the street holds . Looking at the bigger picture, searching out origins and considering the finer detail are all capable of taking appraisal beyond the limitations of pragmatic considerations and to the heart of the matter. For a sense of place to endure, we must respect those qualities, quintessential to Hobart, yet distinctive, that are identified and valued by the community.

What is it that forms our attachment to a place like this street? How can we preserve that quality? What kind of development will meet our changing needs, without destroying what we value, which has taken generations to develop? What opportunities are there to make good, as intrusive development falls out of use? How can we weigh the uses and meanings of the street that are in conflict? How do we create today a sense of place that will be treasured in the future?

introduction There is nowhere quite like Macquarie Street any-where else in Hobart, and yet it is quintessentially Hobartian with its historic buildings and defining landscape Megan Baynes Macquarie Street Townscape Proj-ect Stage 1 2001


urban design principles

a city with a unique urban identity, of regional and national significance a city with an intrinsic rela-tionship to its mountain and river setting a city for people: visitors and residents alike

using urban design principles Preserving and enhancing Hobarts unique townscape qualities relies on urban design principles. An urban design strategy for the city is being developed. The guidelines for Macquarie Street and Cascade Road provide a case study, which is place specific. This informs the principles, which can be seen to apply to wider areas of the city. With this reflexive approach, the guidelines use these principles, which aim to revitalise the city while preserving historic and place specific townscape values.

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form A sense of place, preserving heritage values and using existing, improved and new buildings, along with public art and design, trees and plants, to create landmarks, vistas and focal points with interest, excitement and character A quality street created through quality of design, with well proportioned buildings and attractive street space, human in scale but urban in character A livable street which is safe, comfortable and accessible to all, with alternating shade and sun, shelter from the wind and places to rest A permeable framework of routes through the blocks created by ownership and traffic movement

urban design principles community A street that is more than a traffic route, promoting conviviality and social exchange A critical mass of activity to animate the street and to support services and public transport urban structure A high street which is recognisable as the focus of the local area A rich variety of uses, buildings and tenures within a common street pattern Strong links with other neighbourhoods and the city centre A sense of connection and enjoyment of powerful natural elements; the mountain, the Hobart Rivulet and the views to the Derwent and the Eastern Shore hills

sustainability A street that helps to minimise environmental harm by making the use of public transport more attractive. A street which provides direct, secure and attractive pedestrian routes which enjoy the natural environment A sense of history, both Aboriginal and post European settlement. A continuing cultural expression that represents diverse values and lifestyles of the neighbourhood A street that can adapt to future change while keeping its integrity and the continuity of its sense of place An successful street where the mix of uses sustain each other economically

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Macquarie Street Townscape Project Stage 1 documented the key elements in the townscape features of contextual significance elements in the public domain elements in the private domain Community input was sought During April and May 2001 and positive community comment was received. These design guidelines address development on public and private land. They will be used in appraisal of developments to assess impact on townscape values. Further work is planned to address the public domain.

Future guidelines are envisaged for the public reserve; the road surface, footpaths, street trees power poles and the range of smaller elements that are needed to service the street.

Traffic management also requires separate consideration, which is outside the scope of these guidelines.

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purpose landscape setting built heritage community future development sustainability relevant studies

scope

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section one


scope

The Design Guidelines have been developed to promote the urban design values of Macquarie Street and Cascade Road, which give the street its distinctive sense of place to preserve and enhance the townscape values identified in Macquarie Street Townscape Project Stage 1, through guidance to developers for sites that border and contain the street to illustrate desirable design approaches and establish criteria for evaluating the effect on the streetscape of proposals for new development to inform measures to be introduced into the Planning Scheme

At the larger scale, the special character of Cascade Road, together with Macquarie Street west of the Southern Outlet, is predominantly given by its setting in the landscape. These guidelines highlight specific design considerations to preserve and enhance the landscape setting. The impact of development proposals on landscape values is currently assessed through planning scheme provisions and State legislation. Assessment is informed by more broadly significant studies, including Planning Guidelines, Urban Skylines and Hillfaces ; Guidelines for landscape and Visual Impact Assessment

Significant built heritage giving the street its character is identified in South Hobart Heritage Review 2000 This recommends an extension of Heritage Area status further to the West, from Darcy Street to Congress Street, as well as identifying further individual buildings that merit listing under the heritage Register. An understanding of the significance of the street relies on its urban history, which has been researched and made accessible as part of the review in the thematic history by Ian Terry. This street is central to the identity to the local area; here people know they have arrived in South Hobart.

purpose landscape setting built heritage

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Most plots of land in the study area have already been built on, over an extended period of time. The guidelines aim to promote an organic and incremental enhancement of the area. New development should reinforce the established townscape values of the area. The scope for enhancing the townscape comes with change, especially to the larger buildings and sites, such as Vaucluse Gardens as it expands, St Johns Hospital, performance Automobiles and other non-conforming uses. If designed with the street and community in mind, such uses can add life and interest to the street. The guidelines mean to promote positive contemporary urban design values that contribute to the vitality and amenity of the area.

community scope

sustainablility sustainability The sustainability of the local area depends on how this street develops; environmentally, socially, culturally and economically. Considerations for environmentally sustainable development should be applied, to any proposals for new development. The statement of desired future character for precinct 24a across the Rivulet, provide a model. In addition, townscape issues require consideration of how a proposal contributes to the social, cultural and economic sustainability of the street. In this regard, a more subtle appraisal of acceptable uses is needed; some non-conforming uses may in fact be vital to the areas sustainability. A review of non-conforming uses is recommended.

future development

Community consultation on the Stage 1 Study raised a number of concerns, which mainly relate to the public domain, not covered by these guidelines. However they should be borne in mind in development proposals for the street: traffic noise views of Keens Curry Sign community artwork themed bus stops street trees In general, these concerns point to the meaning that the street has for the community; it is more than a traffic route. New development should enhance the streets capacity to support the life of a thriving community.

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Previous studies and guidelines concerning the street are relevant to a recognition of its significance, As townscape, in its setting in the landscape, and as built heritage. Macquarie Street Townscape Study 2001 Megan Baynes , Development and Environmental Services, Hobart City Council Guidelines for Landscape and Visual Impact Assessment Institute of Environmental Assessment and the Landscape Institute (UK) 1995 pub E & FN Spon (London) South Hobart Heritage Review 2000 Paul Davies Pty Ltd & Ian Terry, prepared for Hobart City Council A Favourable Progression, A Thematic History of South Hobart, Ian Terry ( Part 1 of the South Hobart Heritage Review)

scope

relevant studies

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townscape design guidelines macquarie street cascade road

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sense of place urban development heritage area 7 character statement statement of significance townscape patterns new patterns a thriving neighbourhood

context section two


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context Hobart is a city whose special character is given as much by its natural elements as by its historic built fabric. This special character, or genius loci gives Hobart its identity in our hearts and minds, as well as enabling us to navigate and orient ourselves through all our daily activities, in business and in leisure. Macquarie Street, together with its extension, Cascade Road, manifests the relationship between city and nature in Hobart, as it runs from the Town Hall to Cascade Brewery and its mountain backdrop. The stretch which is the subject of these guidelines, from Gore Street to Cascade Gardens, displays the many layers of pattern that make up the transition, from the thundering traffic of the Southern Outlet gateway, to the misty remains of the Female Factory site.

sense of place

Cascades and the Hobart Rivulet Dennison Heritage Collection

View to the city and Eastern Shore Dennison Heritage Collection

The development of this stretch of street has been slow and incremental, adapting the patterns of street and built form, so that much of the townscape today is clearly related to its original pattern. Historically, Macquarie Street and Cascade Road represent early traces of the European settlement of Australia. Although these traces are fragmented, they are predated only in the settlement of New South Wales.

school crossing Anglesea Street


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urban development context reason for the development of industry in the area, followed by houses, and the shops and pubs, schools and hospitals, which they supported and needed. In South Hobart, whereas Davey Street quickly became Hobarts most prestigious residential street, Macquarie Street became the home of working class families. The street up to the city boundary at Elboden Street

The urban history of the area is explored in Ian Terrys study A Thematic History of South Hobart

which forms part of the

South Hobart Heritage Review 2000 The recorded knowledge of the former inhabitants of some 8,000 years is scanty, although it is known that Palawa, particularly the Mouheneenner, visited Hobart itself and it is highly likely that archaeological sites do exist along the Hobart Rivulet. Recorded names for Mount Wellington exist, as well as for the country around Hobart Town, but no names of features within South Hobart have been recorded. By 1826 a rough track led through Birchs farm to Peter Degravess industrial complex at the Cascades. This track was upgraded from 1827 when Lowes distillery was converted into the Female Factory. The Hobart Rivulet was key to the selection of Hobart for settlement. It was also the

had been largely built on by 1840, while the first of several of its hotels and taverns, the Fortune of War, was licensed in 1836. Subsequently, Macquarie Street became the main commercial and retail strip of the suburb. With its striking backdrop of Mount Wellington it acquired a distinctive quality. bur.nang.ye

go.nun.ye gur.nang.ye unghanyahletta mount wellington le.bra.la.wag.ge.na hobart town nib.ber.loon.ne nib.ber.ling.he country around hobart

Cascades and the Mountain Dennison Heritage Collection


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The streetscape is of very high significance with the majority of buildings and elements making a positive contribution to the character of the area. Of particular value, apart from the identified heritage items, are: views along the street in both directions, reinforced by the gentle curving form of the road views to the residential slopes, particularly seen in Washington, Darcy and Anglesea Streets views across the rivulet precinct and down the short streets leading to the rivulet and the slopes beyond changes in level of the street with a number of the earlier houses located well below street level diversity of building forms that combine to provide a coherent and homogenous heritage streetscape

context heritage Future development of the street should concentrate on appropriately scaled and sited infill development that reinforces the established character Demolition of existing buildings, unless identified as intrusive, should not be permitted as most buildings contribute to the quality of the streetscape

character statement

South Hobart Heritage Study 2000 establishes a character statement for the Macquarie Street Conservation Area, which includes the lower section of Cascade Road and forms the main spine of South Hobart. The area has a mix of early residential development, commercial and retail development from a range of periods and some institutional buildings. The road has maintained its early alignment with a number of early elements, such as retaining walls, surviving from its earliest use. It retains a high number of its early buildings and provides one of the best groups of mixed development in Hobart. It also contains a number of fine individual and significant buildings.

South Hobart Heritage Study 2000 Paul Davies Pty Ltd + Ian Terry


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context heritage

statement of significance

The Macquarie Street Conservation Area is significant for : the intact early streetscape elements and buildings that form the basis for the conservation area the quality and variety of the built forms from a range of periods that make up the homogenous streetscape the large number of heritage items and contributory buildings the pivotal role of the street in defining the commercial, retail and many of the social functions of the South Hobart area the large number of views and vistas both to and from the street that are characteristic of the South Hobart streetscape and landscape

View of South Hobart with Macquarie Street/ Weld Street 1950 Dennison Heritage Collection

South Hobart Heritage Study 2000 Paul Davies Pty Ltd + Ian Terry

Extension of Heritage Area 7 South Hobart Heritage Review 2000as proposed inProposed extension

HERITAGE AREA 7


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Connections to the Hobart Rivulet Park can enhance the street and the neighbourhood Scandinavian models for housing the elderly show how shared benefits can strengthen a community such as South Hobart. New development may be seen as an opportunity to mend scars in the townscape, if new proposals consider their response to the context. Larger developments in the street such as the Hospital and Vaucluse Gardens present the opportunity to reinforce the amenity and quality of the townscape. Carefully considered tree planting can enhance the street Initiatives to enhance the journey to Cascade Brewery can benefit residents and visitors alike.

new patterns context

opportunities Hobart Rivulet housing for elderly new development St Johns hospital tree planting tourism and Cascades

The townscape today maintains strong patterns, in the consistent grain of single houses, with commercial and community buildings making landmarks along the street. The sense of enclosure and the specific qualities of this streets townscape are given as much by the shape of the land as by the buildings, as the street winds along the contour, the hillside steepens and house roofs drop below the footpath. However, the streets coherence is fragile and it has recently been threatened by development that fails to respect townscape values. The challenge for the street is to preserve and enhance its historic strengths while finding appropriate responses for development which is sustainable, environmentally, socially, culturally and economically.

townscape patterns

threats demolition of street frontages interrupts the commercial street edge combining lots changes the scale of the street new development set back from the street edge removes the animation of the street car ports, garages, and forecourt car parking jar with the sense of enclosure or open view unrelieved high fences or retaining walls make a harsh street edge


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Traffic noise and speed present the greatest challenge to the enjoyment of the street. Noise levels make conversation in audible even inside some shops, and dust is a problem especially at the east end of the street. Non-conforming uses from an early industrial history present particular challenges to the amenity of a neighbourhood that has grown to by primarily residential. Slow and incremental changes should seek to substitute more compatible uses for those that are noxious, while preserving the mixed use, work/rest/play environment which is seen in recent urban design thought to promote a sustainable neighbourhood. The challenge is to maintain the positive aspects of this mix,

context challenges a thriving neighbourhood

The 21st century urban neighbourhood of South Hobart will be recognised by its high street of Macquarie/Cascade Road. The sustainability of the street and the area depend on development demonstrating a responsive approach, which acknowledges the context, its history and heritage. It must represent also the diverse cultural associations, perspectives and lifestyles of the contemporary community. Appropriate development is to be encouraged, as it is needed to create the critical mass of density and activity to sustain the area, economically and socially.

challenges traffic noise traffic speed dust tannery low density

while finding the solutions to allow diverse activities to co-exist, without undermining each other.


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The guidelines address key townscape elements see the summary at the end of the document


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townscape elements

views streetspace siting building Form materials awnings signs fences and walls

section three


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townscape elements


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views

views vistas landmarks


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Views of the landscape dominate Cascade Road and Macquarie Street. A number of viewpoints along the route are particularly significant: the view of the mountain where it opens up from the containment of the street. This occurs as the roof levels of houses to the north drop below the street, after St Johns Hospital the view of the eastern shore as it is revealed travelling towards the city. This occurs where the street curves round the rocky spur beyond the rivulet vistas closed by the steep hillside beyond the rivulet Other significant public views will be identified over time, and seen as important by the community to the area.

views and vistas


views and vistas

E

mountain views to the west

W

v

v

E

W

vista to the eastern shore

vistas closed by green hillside

v

v

v v

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Views of the mountain are the most significant element giving Cascade Road, and South Hobart as a whole, its character. This iconic view is also key to the identity of Hobart. It makes a point of orientation for the suburb to the Eastern shore and indeed the wider region. its significance in the identity of South Hobart is primary

The drama of this view is emphasised in the contrast between the contained view and the opening of the view. This occurs dramatically, after St Johns Hospital, where roofs drop below street level on the North side of Cascade Road. An open view of the mountain ridges is suddenly revealed.

mountain view contained by the street

mountain view opening up after St Johns Hospital

the mountain element views

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Travelling into the city along Cascade Road, a view of the Eastern Shore opens as the houses sink below street level. This occurs at the junction with Apsley Street, where the hillside steepens and the view opens behind the cliffs beyond the rivulet.

the eastern shore

This is most striking on foot , from the northern side of the street. Walking towards the city as the sun rises, or to the bus stop (No 14), this view makes a memorable impression. It is an important element in the townscape.

element views


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the rivulet

Throughout the area of South Hobart, the course of the Rivulet is identifiable by the deciduous trees which contrast with the backdrop of native trees on the steep slopes to the North and West. This line of vegetation reveals how Cascade Road and Macquarie Street follow the

line of the Rivulet. This awareness is renewed at each of the short side streets that run back from Macquarie Street and Cascade Road to the steep bank of the Rivulet.

Glen Street looking towards the rivulet

element views


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knocklofty lower slopes

The steep slopes to the north of Cascade Road that run roughly parallel provide containment and dramatic vegetated backdrops to the townscape. These views become dominant from Glen Street onwards travelling away from the city. The backdrop is appreciated from the steep side streets to the South of Cascade Road, particularly Congress Street.

element views


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landmarks

Two principle landmarks mark the beginning and end of this stretch of street with its particular townscape values. The church at the traffic junction where the Southern Outlet enters Macquarie Street (and the city) marks the change from the city to the suburb of South Hobart. The church struggles to hold its presence against the thickening traffic at the lights, and through the forest of power poles that obscure it in vistas along the street to the east.

element views


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landmarks

Cascade Brewery is sited and aligned so that it closes the street at the western end. It is revealed through a series of glimpses, obscured and then opens to full view around the sweep of the road. It is an image that identifies the area, as well as one that visitors recognise and carry away. Control of traffic signage, careful location of street trees to frame the view, further undergrounding of cables and poles could all maximise the effect.

element views


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landmarks

Further secondary landmarks identify the area and have a place in the characteristics of the townscape. Corner sites with commercial uses are particularly prominent and command attention. Murals where side walls of two storey buildings stand out from the cottages are prominent in the street. Murals designed to work with the architecture of the building facade are to be encouraged. They do have a negative impact, however, if they disregard the form and

element views

Even the visually intrusive cables and poles can be interpreted as having a poignancy and nostalgia.

detail of the facade and treat the building as a billboard.

Hanging signs silhouetted against the wide sky views make landmarks of corner buildings.


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streetspace

caf street urban garden picket fence cottage valley slopes hill slopes leafy suburbs

townscape elements


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streetspace

These guidelines concern the streetspace envelope in Macquarie Street and Cascade Road, from the Southern Outlet to the Cascade Brewery. The streetscape envelope is defined by the street itself and gardens between the buildings on opposite sides of the street, the vertical facades of the buildings, and the skyline. Views up and down the street, entrances and windows, side streets and corners, make the connections with what is beyond. Any development with impact on this envelope should be assessed for its impact on the townscape, following the urban design principles at the beginning of this document. Most plots of land in the study area have already been built on, over an extended period of time.

The guidelines aim to promote an organic and incremental enhancement of the area.

The streetspace is significant beyond its physical characteristics, because it is the place where community life happens. It is the place of our collective being. The guidelines aim to guide development to promote conviviality and social exchange.


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elements streetspace

The streetspace is defined by a caf or shop window, sheltered by an awning, with a recessed doorway, making a place to linger and meet people.

New development should reinforce the character and form of the traditional local caf and shops, with a well articulated building edge to the pavement.

356-365 macquarie street streetspace dimensions

caf street


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shop doorways like this animate the streetspace 358 macquarie street

elements streetspace caf street The street character is given by the awnings, the recessed doorways, the seat height panel below the shop window, signs directed at pedestrians. The social space is created below the awning. Activity spills out onto the street. Small signs, below the awning and on the footpath, add to the animation of the street., so long as they are not repetitive To the point of confusion.

At present the need for car parking dominates the street space. A better balance is needed between the traffic, the parking zone and the footpath. Street trees and low planting around car parking spaces would help to screen people on the pavement from the intrusion of traffic noise. With this buffer, the street can become part of the caf and shopping space, a place to meet and greet people.

street space

awnings shelter the footpath and are significant to the use of the streetspace as well as having heritage value


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465 macquarie street


A solid fence higher than eye-level, which divides the street space, should be resisted. A low fence is preferable.

New development should reinforce the character of an urban street, where low open fences and planting filter the intrusion of traffic while still allowing the buildings to define the streetspace

urban garden Where the streetspace is divided by a high fence, wall or planting, which is higher than eyelevel in the street, the effect is to separate the house from the street.

street space dimensions

This is a new pattern which has occurred in the last ten years, in some cases a response to the traffic volume or speed increases, to screen the house from the intrusion of traffic noise A high brick or solid timber fence gives a harsh street edge and takes away passive supervision so that the street becomes a more hostile place. An open fence, with planting, can give a more subtle filter between public and private space as well as providing shade and shelter to the street.


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15 cascade road


The streetspace is defined by a low picket fence close to a single storey weatherboard faade, sometimes with an open verandah or porch

New development should reinforce the character of a heritage residential area, which is given by cottages close to the street edge with cottage gardens

The streetspace is given by the single storey hipped roofed cottage, screened by a low picket fence, a childs drawing image of a house. The scale is intimate. Off-street parking is not feasible

because the building line is too close to the street edge and the houses are close together. The traditional planting forming the street edge is an English cottage garden. With the gate open, the street itself becomes the space to welcome visitors entering the house. Throughout the 20th century the cottage and fence has adapted to the period. New fences should interpret the style of their house.

street space dimensions 15 cascade road

picket fence cottage


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The space enjoyed in the street reaches to the hills beyond the Rivulet. This happens where the steep slope means that roof lev els are below eyelevel from the footpath. This occurs on the north side of the street, from St Johns Hospital to Apsley Street

street space dimensions 86,87 cascade road

hill and valley slopes


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86-87 cascade road

Where the land falls away from the road, it is not the height of the building alone that is critical to the townscape. The most significant dimension is the height of the building above or below the footpath. To preserve the townscape as it is , the height above or below pavement level of new development should be consistent with neighbouring houses.

This is necessary to preserve the character of the place as space contained by the landscape. The concept of borrowed landscape is helpful in defining this character. This is the notion that a place depends on and makes the most of a certain available view; borrowed landscapes are then something to be created rather than preserved.

borrowed landscape gives the street its special character

hill and valley slopes

Height above or below footpath level is as significant as building height above ground level The streets enjoyment of borrowed landscape should be protected Framing of views, or other emphasis on the experience of the landscape from the street is to be encouraged

a building with a greater height above footpath level would be visually intrusive


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the streetspace extends to the landscape carports at street level interrupt this pattern

elements streetspace Cascade Road, like many other roads in Hobart, runs along a contour line, with the land sloping steeply either side. There are points where the steep slope means that houses are below eye level from the footpath. This occurs beyond St Johns Hospital, from 41 87 Cascade Road and again from 119-129 Cascade Road. The streetspace, here, opens to the hills beyond the rivulet. The space is contained by the landscape as much as by the buildings. Car ports or garages on decks at the road level interrupt this patten and should not be approved. Street trees on the north side of the road between 41-87 or between 119-129 Cascade Road, would also interrupt this pattern and lower vegetation would be preferable, 87 cascade road

The drama of the street can be enhanced by emphasising the contrast between the contained and the open stretches of streetscape. Street trees in the carriageway between 87 and 119 Cascade Road would have this effect.

valley slopes to the north


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the streetspace is contained by the hillside behind the houses street trees and planting over retaining walls soften the street edge car spaces cut into the hill slope interrupt the pattern of the street

elements streetspace As Macquarie Street follows its contour line towards the west, the height of the hillside above the street to the south becomes apparent. This is particularly notable at the Darcy Street junction where Cascade Road begins. As the hill becomes steeper, moving West, taller buildings and trees on the upper side of the road reinforce the containment given by the hillside above. On the higher side of the road from Congress Street westwards, the footpath is

backed by a retaining wall. Here, the street pattern will be undermined by parking spaces cut into the hillside, and these should be avoided. Street trees here would reinforce the containment of the street.

86 cascade road

52 cascade road

114 cascade road

hill slopes to the south


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The character of the street is given by trees; a green corridor

The steep slope means that the built elements are less dominant than the landscape elements.

leafy suburb streetspace Close to Cascade Gardens the street character is formed as much by the trees as by the built forms. On the lower, North side of the street, the houses are well below street level. On the upper side, the houses are set well back and trees make the street enclosure creating a leafy suburb. Off street parking is unlikely to be feasible without disrupting the streetscape. On street parking is more than adequate.

elements

53 cascade road

Cascade Road makes the transition from the mountain landscape of the outer residential areas of Fern Tree and Strickland Avenue, to the suburb of Cascade.

street space dimensions

14m

1m

5m 7m

2m


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siting

residential buildings shops and restaurants offices and consulting rooms community buildings mixed uses


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houses

roof of one house is below street level. The next house may be above street level. In this street most of the land is developed. The contours of the land have had a major effect on the way that houses define the street. Alignment is often skewed to address the contours. The street pattern can be preserved and reinforced by observing the setback in the adjacent buildings, since this determines the contour level of the building , and the relative height of adjacent buildings. The Planning Scheme requires new development to conform to the established setback, but the shape of the land also needs to be considered.

Lot sizes and layout for residential use are well established along the street, with a typical proportion of narrow frontage to depth of lot, giving a consistent and recognisable grain. Both where earlier houses survive, and in blocks that are predominantly post war ,the width of house lots is strikingly consistent, typically in the range of 18-25m. Larger plots often occur on street corners. To maintain this pattern, the

combining of lots should be resisted, and if it is necessary, the form of the development should reflect the grain of the prevailing lot and building width. The consistency in space between houses should also be acknowledged. However, the shape of the land is the dominant factor that affects the enclosure or openness of this street. While houses may conform to the same pattern for eaves height and roof pitch, the slope of the hill can mean that the

elements siting


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shops and restaurants, offices and consulting rooms elements siting commercial activities address the street, they do not retire from it behind parking or landscaping. Historically, public houses marked the street and would have identified progress along it, particularly by forming strong corners to the street blocks. Commercial development should preferably consolidate corners where shops already exist to increase the focus of activity there. The Planning Scheme requires new development to conform to the established setback. In the case of commercial uses this needs to be modified to reflect the pattern in the street, where these uses front directly onto the street, forward of the houses around.

Shops typically are built to the back edge of the footpath and often occur on the street corners. Lot proportions for shops and other commercial uses are less consistent but still follow the pattern of the residential lots, with a typical proportion of narrow frontage to depth of lot, so that the scale and consistent grain of the street is

continued. To maintain this pattern, the combining of lots to accommodate larger scale commercial activities should be resisted, and if it is necessary, the form of the development should reflect the grain of the prevailing lot and building width. Most significantly the


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shops and restaurants, offices and consulting rooms elements siting

Shopfronts form the street edge hard against the back of the pavement

Doctors consulting rooms at 430 Macquarie Street occupy a corner site that was formerly a pub. In streetscape terms this is an appropriate use, which maintains the pattern of buildings with a more social function defining the corners of residential blocks

Callaghans Gallery at 433 Macquarie Street demonstrates the patterns for shops, which are commonly seen in terraces, even though it stands alone. The parapet treatment, the awning, the re-entrant doorway and the typical shopfront all look like they could belong in a terrace, and the side walls rising abruptly above single storey cottages.

shops hard up to street edge social, commercial, or public uses focused at the corners of residential blocks lot sizes maintain the scale and grain of the residential lots two storey shops with flats over occur as if part of a terrace even when standing alone


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mixed uses elements siting The small antique shop at 407 Macquarie Street demonstrates the patterns for siting for both houses and shops; the projecting gabled bay with the shopfront is sited hard against the back of the pavement, while the verandah fronted house is set back, and skewed to square with the side boundaries. This is an example of a creative departure which adds to the diversity and charm of the street, and contributes to its special character. Mixed uses are to be encouraged within the street where they do not unreasonably conflict with the amenity of the residential zone. The different types of use may exhibit the different patterns, for houses, shops and community uses. Alternatively they may adapt the predominant

407 macquarie street house/shop hybrid

pattern, where the new use can fit within it. In this way, uses such as consulting rooms or restaurants can conform to the townscape patterns and enhance the street by enlivening it.

La Provenal restaurant


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The non-residential places in a street are the exceptions that contrast with the grain and pattern, which the houses provide. They provide the opportunity for social interaction and contribute to the sense of community of the area, by their use. As well, they become landmarks that are key to peoples orientation and a sense of place in the area. Buildings such as the Adult

Education Centre, which was formerly the school, the two churches, and St Johns Hospital, were traditionally sited to make a place for people to gather, in a space next to the street. This would at once animate the street, and make a place for stopping, meeting and lingering in the street. More recently, this relationship has been lost because this forecourt space has been used for car parking, and the connection to the street taken over by a vehicle crossing.

However the need for this relationship can be recognised in the detail planning of such off-street spaces. They are notably marked by large trees with a strong form, often columnar, such as dark evergreen cypresses touching a cultural memory of yew trees at the lychgates of churches. These trees become landmarks in the street themselves. The need for gathering space connecting to the street should be recognised in new developments for social and community buildings, as well as the need for car parking.

elements siting community buildings


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A glimpse of a hidden space with a view into the distance enriches the street

Adult Education Centre The forecourt space could be designed to welcome people in from the street, a place for people to meet and wait, as well as a space for cars to park.

All Saints Church The traditional space for people to gather has been taken over by cars. A market is held in the driveway to the church.

The church garden seen from Macquarie Street


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New development can reinforce the containment of the street and also offer spaces related to new uses, connected to the street. Where people can gather and linger, before and after activities, they animate the street, and the community. Forecourt space can make the street more comfortable, with planting and seating.

St Johns Hospital

There are opportunities to enhance the street for the community, where larger sites meet the footpath


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alignment elements siting The alignment buildings along Macquarie street and Cascade Road is often skewed to square with the side boundary rather than the street edge. Where this happens , the pattern of projecting gabled bays is used to affirm the building line.

This can be seen particularly between 471-481 Macquarie Street. This pattern should be followed in new development, or other devices should be found to confirm the building line.


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It is the form of the buildings that gives the street its character. The building forms in this street are very varied, however patterns begin to emerge when the building types are compared.


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building form

houses shops community buildings

townscape elements


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building form types

The grain of the houses is punctuated by the shops , where people gather and socialise, creating a focus. In this street, this is signified by bringing the building line up hard to the back edge of the footpath. New development should observe the pattern of shopfront entrances opening directly onto the street, animating the street as well as maintaining the building line.

The two predominant building form types that give the street its consistent character are houses and shops. Community buildings stand out and are more individual. The street has a coherent townscape because the building forms remain quite close to the 19th century originals. Development has been slow and incremental and while some new forms have developed to suit new purposes, in many cases, adaptation of typical building forms has been possible. If the townscape is to be preserved, then this approach is to be preferred for future development. Extensions and alterations, new buildings and carparking should observe the townscape patterns of the existing street.

houses shops

The pattern of 19th century cottages and villas is well established along Macquarie Street. This pattern has inspired 20th century interpretations further along the street and into Cascade Road. New buildings, as well as extensions and alterations, should acknowledge this pattern at the street frontage. Variation from this pattern may occur behind the street element but this must take into account the slope of the hill.

element building form houses shops community buildings garages


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element building form community buildings

deeper setback larger in scale landmarks in the street

Churches, schools and hospitals were the community buildings that occurred in the street from the 19th century onwards and these exist to the present day. These buildings stand out in the street, acting as landmarks as well as places where people gather. They are key places for community support.


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local drive-in services element form New building types in the street that threaten the townscape are those which involve vehicle access, such as take-away liquor shops or video hire places A type that has an interesting history is the service station. These building types tend to interrupt the street pattern and undermine townscape. In the inter-war period however, the neighbourhood service station did develop into a design type that responded to the context in its own distinct way. The challenge is to develop this attention to design in context, so that local services with vehicle access can co-exist with residential uses, as well as the pedestrian use of high streets, in a way that does not detract from the townscape values of the street.

a new type on the street can we find a contemporary design, which responds to its context and is distinct for its type?

Jet Garage Sandy Bay Road

Battery Point Service Station

these inter-war garages in other areas of Hobart achieved a contextual design that was contemporary for their time and distinct for the building type

a local folly in garage design Victoria Street Garage


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The houses along the street largely conform to two models of 19th century house types, the single storey cottage with hipped roof, and the two storey town house. These types have been re-interpreted through the 20th century. The plans for the Fuller House , at 52 Cascade Road were submitted in 1938. They show how the single storey cottage was interpreted at that time. The roof form and pitch, the plan with quadrant entry step, corner fireplace and sunroom, and the elevation with horizontal window divisions meant that the house was of its time while its scale and massing meant that it conformed to the pattern and contributed to the streetscape.

houses element form

cascade of roofs verandah shade/shelter entrance onto the street filters from street to indoors small windows in solid walls articulated faade hipped roofs chimneys overhanging eaves recessed doorways entrance steps


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element form houses

cascade of roofs verandah shade/shelter filters from street to indoors small windows in solid walls articulated faade hipped roofs chimneys overhanging eaves recessed doorways entrance steps

Plans for 10 Cascade Road submitted in 1939 show a typical weatherboard house of its time. Although the entry is at the side of the house, the roof form and general massing and scale mean that the house still conforms to the pattern sufficiently to affirm rather then detract from the streetscape. Although the roof pitch is quite low, the hipped bay projecting forward to one side relates to a typical form occurring since the early 20th century and identified in the classification of Queen Anne style. The size of the window openings just barely keeps the pattern of small openings in solid walls.


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houses element form

cascade of roofs verandah shade/shelter entrance onto the street filters from street to indoors small windows in solid walls articulated facade hipped roofs chimneys overhanging eaves recessed doorway entrance steps

The plans for 108 Cascade Road submitted in 1941 show an exuberant example of the reinterpretation of the single storey cottage

The house uses the expressive detail of its time but conforms to the patterns the characterise the street.


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houses element form

cascade of roofs verandah shade/shelter entrance onto the street filters from street to indoors small windows in solid walls articulated facade

The typical patterns for houses in the street have been re-interpreted throughout the 20th century to form a diverse but coherent townscape


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element form houses

cascade of roofs verandah shade/shelter entrance onto the street filters from street to indoors small windows in solid walls articulated facade

There is only one house like this in the street. However, it is familiar in Hobart, it is well proportioned, it relates in scale to the two storey shop terraces and to the single storey brick cottages in its window details. It enhances the townscape values of the street in its quality and its difference.

A modern interpretation of the typical cottage, used as offices, follows some 0f the patterns of the house type and is responsive to the townscape values of the street

Another 20th century anomaly, a short terrace, contributes to the muted diversity that gives the street its character

A classic brick cottage with an unusual roof form adds its quirky difference to the street without jarring.


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element form houses

cascade of roofs articulated facade projecting eaves or parapet

The profile of the eaves or parapet against the sky, as well as the cornice profile, is very significant in the character of the street. Modern houses that follow the pattern of projecting roofline are more sympathetic to the townscape.

The townscape character depends on a design approach that acknowledges significant details. These have an impact in the street, particularly, to form the edge with the sky, or to make a connection with the street.


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element form houses

verandah shade/shelter entrance onto the street filters from street to indoors


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The traditional pattern for shops was a two storey terrace with flats over the shops. The traditional street included pubs on the corners. These have often become corner shops. Appropriate infill development should be encouraged, to consolidate the focus that is created in the street by commercial activities, at

element form shops

corners flats over shops awnings recessed doorways small windows above awnings shopfronts below awnings seat-height plinths

shopping corners such as Elboden Street. Here, the townscape can be reinforced by preferring two storey development, sensitive in scale, on the south side of the street. The pattern includes awnings, which give shelter to the street from sun and rain, as well as defining the shops.

Typical shopfront section 356 Macquarie Street 2002

Typical shopfront elevation The original drawings for the conversion of a house to a shop in 1922 show the proportions for the shopfront and flat above 362 Macquarie Street shopfront dimensions


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element form shops

The plans for alterations to 362 Mac-quarie Street 1922 show how a shop front was created by extending for-ward from the original walls to create the shopwindow space. This brought the building line forward to the back of the pavement. The shop windows and the pavement space were cov-ered with an awning. The shopfront created has the pattern which is typical for this street and gives it its character.

flats over shops awnings recessed doorways small windows above awnings shopfronts below awnings seat-height plinths

alterations to 362 Macquarie Street 1922


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corners flats over shops awnings recessed doorways small windows above awnings shopfronts below awnings

shops

Proposal for 398-402 Macquarie Street 1922

element form

The drawings for alterations to 398-402 Macquarie Street to create two shopfronts show how the new building line hard against the back of the pave-ment developed . They also show the characteris-tic treatment of the corner of the block which is important to defining the character of the street.


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element form shops

flats over shops awnings recessed doorways small windows above awnings shopfronts below awnings seat-height plinths strong corners


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element building form community buildings

larger scale than houses landmark buildings connection with the street detail from houses reinter-preted

Buildings used by the commu-nity rather than by individual families are by their nature likely to be larger. They will also gen-erally need to be more visible, and identifiable by people find-ing their way for the first time. Traditionally such buildings would have more presence in the townscape. They would be larger in scale, expressing that they were used by groups of people. More prominent entrances and a di-rect visual connection to the street would also show that they were public buildings. However they would retain a relationship to their context with detailing that related to the patterns for the ordinary houses, but heightened or ex-tended so that they might seem special but retain familiar aspects. New development for uses

that are more communal or public can affirm and enhance the townscape by acknowl-edging the familiar patterns of the houses ion the street, while presenting a more public face. This can be achieved in a con-temporary design language. Contemporary design tends to-ward individual solutions that may have a sculptural quality; townscape guidelines should not preclude exceptional de-signs, but rather require that they demonstrate how they will enhance the townscape rather than detract from it. Community buildings generally require more land, and have special significance for the street socially. The townscape can be en-hanced by gardens, walls that act as informal seating, shelter and shade, which such build-ings should be encouraged to


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materials awnings signs fences walls

townscape elements


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element materials

materials sympathetic to those surrounding: painted brick stone soft coloured brick hard red brick weatherboard iron roofs ogee gutters cast iron tracery timber sash windows tiles below shopfronts honest use of materials: no imitation materials unpainted brick should not be painted

The street contains a diverse but muted palette of materials and colours Proposed alterations should follow the materials originally used. New development should demonstrate a sensitivity to the range of traditional materials used in a block, using materials that provide a scale and texture that is not monolithic. Honest use of new materials is preferable to imitation materials such as artificial weatherboard or imitation brick facing. Many brick buildings have been painted but where fair- faced brickwork remains, it should not now be painted. Removal of paint is encouraged where possible.

houses and shops


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element awnings

Existing awnings should be retained Adjacent awning dimensions should be followed New awnings should cover 80-90% of the pavement leaving 300mm from the kerb for cable poles or traffic signs Lighting under awnings should be encouraged The height of the awning must relate to the building elevation

The awnings in Macquarie Street and Cascade Road follow the pattern of awnings to be seen generally in Hobart. The guidelines for awnings established in the North Hobart Design Guidelines* are readily adaptable to South Hobart: Commercial corners and strips are generally identified by a continuous awning projecting horizontally from the building wall. The awning provides a location for signs, on the fascia or below awning, avoiding signage clutter. Awnings offer weather protected space providing a more relaxed pedestrian environment. They provide a public amenity of assistance to commercial activity as they allow customers to linger at all times and in all weathers.

awning design

*Central North Hobart Design Guidelines for private development Leigh Woolley 1998


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element awnings

The awning is a commercial signifier. It makes the commercial corner or strip more legible by identifying the footway as a pedestrian oriented space. In the case of South Hobart, shop buildings with awnings occur in three types; a typical two storey terrace individual buildings like a slice of a terrace extended single storey cottages In all these types the awnings perform a similar role and conform to the general pattern. Awning height should be below eaves in a single storey shop and at first floor level where there are two storeys.

awning design

356 macquarie street


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element signs

signs should identify and promote individual businesses, while avoiding clutter and overloading of information signs should respect the streetscape and not obscure architectural detail and views both traditional and contemporary expression should be encouraged a high quality of design and workmanship is needed to project a positive image of the street as a whole.

The classic location for signage, which enhances the townscape values, is the fascia of the awning. Signs flush with the facade should be made as individual letters that relate to the architectural detail.

sign types

Hanging signs give scope for artwork and can become a landmark in the street

Painted signs are prominent in the street , because side walls of shops often stand above small cottages, or make strong corners to blocks.


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element signs

Commercial uses that contribute to the sense of place as a high street of a local neighbourhood are generally those that are used by the local community. Secondly, there are specialist services, which give character by being unique and specific to the place. Signage is directed at the user of the street who is local or specific, rather than through traffic. Then, signs can be subservient to the place and its streetscape values. They work as secondary signals, after landmarks and focal points. This is preferable to over dominant signage, which renders different city areas indistinguishable, by taking attention away from what is specific to the place.

sign locations

the preferred location for shop signs is under the awning or on the awning fascia signs for local services should also be aimed at the pedestrian rather than at the vehicular traffic Large scale signs, roof signs and sky signs should not be permitted

Local services such as doctors consulting rooms should be identified by hanging signs and wall plaques

Shop signs should be concentrated under the awning to address the user on foot, while the awning fascia is the location for signs visible from the road


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element fences and walls

Picket fences provide a subtle screen to the street edge that gives texture, pattern and the play of light and shade. They allow passive supervision so that the street feels safer. They blur the transition from private to public space. The street performs as a

fences and walls

low picket fences are the preferred solution for preserving townscape values in the street other materials enhancing the streetscape: stone walls clipped hedges brick walls softened with planting retaining walls softened with planting where traffic intrusion provokes the need for a higher fence, it should be soften with trees or climbers

welcoming space for houses close the street edge. The street feels inhabited. The streetscape depends on the visibility of the building faades from the street, so the height of fences and walls is critical.


S1

summary guidelines


S2

summary guidelines Views Streetspace Siting Building Form Materials Awnings Signs Fences and walls

New development must demonstrate that it acknowledges townscape elements in its design, in order to preserve or enhance the townscape values of the street Significant development applications must include site analysis to demonstrate their responsiveness to the context

Any development that has impact on the streetspace requires assessment for its impact on the townscape The streetspace is the space forward of the building line. It is defined by the rooflines, the front elevations, front gardens and fences and the public road that contain the streetspace. It includes the public view and vistas from the streetspace. The summary draws out guidelines for the elements which are typically significant. However the street is diverse and singular elements must be considered case by case.

townscape elements


S3

mountain views Where the mountain view is contained by the townscape, new development may continue or complete this containment. Where the view to the mountain is open, new development should not interrupt the open view The contrast between the contained view and the open view should be reinforced by new development. Framing the view at significant viewpoints is encouraged. One significant viewpoint is after St Johns Hospital looking west.

views to the eastern shore New development should not interrupt significant public views to the Eastern Shore The eastern shore comes into view, looking towards the city, after the steep cliffs to the north of Apsley Street. This cliffy face coincides with a steep drop in the land to the north of the road, so that roofs are near or below pavement level. New development should observe the relationship to the contours here and not interrupt the view.

summary guidelines views

private development should respect and enhance significant public views and landmarks


S4

views to Knocklofty lower slopes Vegetation on the steep sided hills to the north of the street form a significant green tendril towards the city heart. New de-velopment should enhance and exploit the possibilities for orientation and connection this offers. The views are significant from the side roads descending to Cascade Road from the hillside above, particularly Congress Street The cliffy slopes and vegetation are significant from Cascade Road and Macquarie Street, looking down side streets to the steep bank that terminates these side roads: Excell Lane Glen Street Anglesea Street Weld Street Wynyard Street

summary guidelines views views of the rivulet Views of the Rivulet have significance both as landscape elements and as cultural heritage These views are significant from the side roads descending to Cascade Road from the hillside above, particularly Congress St The view of the Rivulet is significant from Cascade Road and Macquarie Street, looking down side streets to the steep bank that terminates these side roads: Excell Lane Glen Street Anglesea Street Weld Street Wynyard Street Cultural heritage is manifested in the deciduous trees planted along the line of the Rivulet, which contrast with the native vegetation behind.

significant public views Other views can be identified which are significant to the sense of place in the street and the local area. In assessing proposals for new development, it will be necessary to determine whether a view is significant from a public viewpoint; whether it carries meaning for community; and whether the development enhances or detracts from its significance. For instance, it is possible that a new development might enhance a view by framing it, or by obscuring visually intrusive elements which currently detract from it.


S5

summary guidelines landmarks

New development should reinforce and not detract from existing landmarks New buildings, public art and design and strategic tree planting are encouraged to create landmarks, vistas and focal points with interest and character Removal of elements that intrude and detract from significant landmarks is encouraged.

Cascade Brewery Contained views of the Cascade faade can be framed for instance by carefully sited street tree planting . Obscured views may provide a dramatic contrast with the open view, and be valuable to the townscape. The sudden opening of the view reveals a memorable impression that is held in the mind of the local resident or the visiting tourist.

All Saints Church Future development should not further obscure street views of the church, which symbolically marks the entrance to the South Hobart area. This stretch of the road is the highest priority for consideration of undergrounding of cables in order to reduce visual intrusion. Measures to reduce the intrusion of traffic also have a high priority here and should be developed as part of plans for the public domain.


S6

summary guidelines landmarks community uses Places where people gather become landmarks for finding the way. Visual elements that identify these uses should be preserved, for example the cypress trees at the Adult Education Centre. New buildings, public art and design and strategic tree planting are encouraged to create landmarks, vistas and focal points with interest and character related to community uses.

trees There is a pattern in the street of columnar trees used to distinguish community uses. This should be reinforced in new tree planting. A traditional use of dark evergreen trees as landmarks should be referenced when new planting is proposed. This is echoed in recent planting of metasequoia at St Johns Hospital and could equally be interpreted with native planting of a deep colour, density and columnar form.

corners The street is characterised by shops and other commercial buildings, which form strong corners to the residential blocks. Where the lie of the land makes one of these corners prominent, it becomes a minor landmark, which is significant for orientation and marking the way along the street. New development should not compete with or obscure existing prominent corner buildings. New development on corners should be encouraged to use design, art and associations to place that act as minor landmarks.


S7

summary guidelines streetspace caf street New development should reinforce the character of a traditional urban shopping street or corner, marked by buildings fronting directly onto the street, with awnings over traditional shopfronts. Demolition of shops forming the street edge should not be permitted. Measures to reinforce the street as a place to linger and socialise should be encouraged.

urban garden New development should reinforce the character of an urban street, where low open fences and planting filter the intrusion of traffic while still allowing the buildings to define the streetspace. A solid fence higher than eye-level, which divides the street space, should be resisted. A low fence is preferable.

picket fence cottage New development should reinforce the character of a heritage residential area, with cottages quite close to the street edge and cottage gardens. The streetspace is defined by a low picket fence close to a single storey weatherboard faade, sometimes with open verandah or porch. Throughout the 20th century the cottage and fence has adapted to the period. New fences should interpret the style of their house.

New development should respond to the patterns of the nearby buildings and blocks that contribute to a diverse but coherent streetspace


S8

summary guidelines streetspace leafy suburb New development should reinforce the character of a leafy suburb.

In blocks where the hill slope has meant that houses have been built below the level of the street, new development should follow that pattern.

The streetspace should be defined by a leafy boundary, creating a green corridor. Retaining walls onto the street should be softened with overhanging or climbing plants.

hill slopes to the south New development should reinforce the containment of the street by the hillside above. This is most marked west of Congress street. Two storey or single storey buildings at a higher level than the street can be accommodated on the south side of the street west of Darcy Street. Where retaining walls form a sense of a building line at the edge, car spaces which would cut into the hillside should not be permitted. Street trees on the south side of the street, where they reinforce the containment of the streetspace as well as providing shade from the north sun, are desirable.

valley slopes to the north New development should be no higher above the footpath than existing adjacent houses. Beyond St Johns Hospital, to Apsley Road, houses are below eye level from the footpath. Car ports or garages on decks at the road level interrupt this patten and should not be approved. Street trees on the north side of the road here would also interrupt open views and lower vegetation would be preferable. By contrast, planting street trees in the contained stretches of streetscape can be desirable.


S9

summary guidelines siting

Lot sizes and proportions should conform to the norm for the block. Alignment should follow the pattern of the block. Setbacks should follow the pattern of the block. Siting must take account of the shape of the land, to retain consistency of height above or below footpath level.

Shopfronts should be sited hard up to the back edge of the footpath. Lot sizes should remain consistent with residential lot sizes. Shops should follow the pattern of single storey extended cottages, or two storey terrace forms with flats over the shop. Social, commercial and public uses should be encouraged to locate at the corners of the residential blocks where other commercial uses are located, in order to reinforce the sense of a lively community street.

New development with a significant community function, such as schools, the hospital, the churches and the badminton hall should be sited to be distinct from the grain of houses and local shops. Uses such as these, which require a larger lot size, should contribute to the amenity of the street in the treatment of their boundary to the street. Opportunities should be taken to provide places for rest, shelter from wind and sun, and places to linger and socialise. Landscaping should be encouraged, to soften the harsh nature of the street.

siting of buildings within a lot should reinforce the building line of the street and following the established patterns for the building type

houses shops, cafes, offices, consulting rooms

community buildings


S10

summary guidelines siting mixed uses The diversity and activity that come with a mix of different uses is to be encouraged within the street. Appraisal of non-residential uses should consider the impact of the use on the street space and weigh its contribution to interest and activity against the intrusion it may represent. Creative departures from the patterns of the street, can be successful, and are to be encouraged, if they acknowledge the context and respond to it sensitively.

pocket parks Small, street-side areas of planting are encouraged within the larger plots of community facilities, such as the hospital, the church, the school, the adult education centre and the badminton centre. Any future development at a plot size larger than the residential plots, creates the opportunity to enhance the street space with pocket green spaces. Activities with a more public function can be distinguished with a deeper setback and planting, which can provide opportunities for rest and respite from the harsher sections of road.

car parking

Development for parking, carports and garages should not disrupt the streetspace. Off street parking is likely to disrupt the streetspace where the plot slopes steeply. Development should not result in new elements on the street boundary that are inconsistent in height with the rest of the block, for example, cutting in behind a retaining wall line, or building a deck above land lower than the street.


S11

summary guidelines form houses New development should demonstrate a response to the pattern of houses in this street Elements to relate new design to its context may include: eaves height cascade of roofs scale ratio of solid to window articulated entrances layering of screening Alterations to existing houses should respect the characteristics of the original design Alterations should interpret the original but should use contemporary materials authentically , avoiding the fake or historicist.

Townscape elements that contribute to the streetspace should be conserved and enhanced. Alterations to existing buildings should recognise culturally significant elements and follow good conservation practice as defined by the Burra Charter New designs should demonstrate a contemporary integrity

New development should acknowledge the pattern of building for its type in this street, in its form and detail Significant elements are materials awnings signs fences and walls


S12

summary guidelines form community buildings New development should demonstrate a response to the pattern exhibited by existing community buildings in the street Elements to relate new design to its context include larger scale than houses no larger in scale than existing landmark buildings connection with the street expressed in form and detail Interpretation of the elements that characterise the houses Alterations should conserve culturally significant elements, remove intrusive elements and apply contemporary formal solutions that are sympathetic to the original.

shops New development should demonstrate a response to the pattern of shops in this street Elements to relate new design to its context may include: 2 storey or single storey terraces or shopfront cottages eaves height roof pitch scale ratio of solid to window awnings recessed doorways defined street corners Alterations to existing commercial buildings should conserve the elements that are culturally significant and remove elements that are visually intrusive.


S13

summary guidelines materials houses and shops Common materials are used for the houses and shops in the street. In some cases materials distinguish the period of the building, so that there is a higher occurrence of soft, early brick closer to Macquarie Street, then more weatherboard from the beginning of Cascade Road, mingled with the hard red brick of the mid 20th century, typified by art deco houses. The choice of materials should be sympathetic to the surrounding buildings. Contemporary materials should be used honestly and avoid fake or historicist treatments, such as artificial weatherboard or brick cladding. Brick should not be painted.

While there is no single dominant material in the street, there is a limited palette of mainly brick and weatherboard walls with iron roofs. The grain given by a diverse but muted palette of materials should be respected in new development, to preserve the homogeneity of the street. Exceptions from the norm also contribute to the character of the street. Exceptions of a high quality of workmanship and design should be allowed to stand out provided they demonstrate a response to their context and a relationship to the consistent grain of the buildings that conform.


S14

summary guidelines materials

community buildings In this street, historically, special buildings were marked out by using more expensive and more imposing materials. Special uses, requiring a larger scale that stands out from the consistent grain of the street, should be required to use special materials of good quality that will have a presence in the street. Economic pragmatism and efficiency may lead to our contemporary community buildings using cheaper and less embellished treatments. This diminishes and confuses the townscape and should be resisted.


S15

summary guidelines awnings The type of awning typical in this street is well defined and typical of Hobart. Existing awnings should be retained and where appropriate reinstated. In a terrace, dimensions of any adjacent awnings must be followed. New awnings should provide 80-90% cover of the footpath, leaving 300mm from the kerb line for cable poles or traffic signs. Lighting under the awning should be encouraged. The height of the awning should relate to the building elevation.

Painted wall signs and murals are prominent in the street, where they occur on side ele-vations of two storey shops above single storey houses. Painted wall signs should be al-lowed on shop buildings, where they can demonstrate an en-hancement to the form and detail of the building. Where a painted sign would in-trude or degrade the self-finish of the wall material they should not be allowed. The preferred location for shop signs is under the awning or on the awning fascia. Large signs, sky signs, pole signs and illuminated signs should not be permitted.

signs

Awning height should be below eaves in a single storey shop , and at first floor level where there are two storeys.


S16

Since the slope of the hill means that retaining walls occur on the south side of the street, they form a harsh street edge which is exposed to the sun. It is very desirable that stretches of street with retaining walls be softened with trailing plants and street trees.

retaining walls summary guidelines

The preferred fence that will do most to reinforce the character of the street is a low permeable fence. The street will be enhanced where planting behind and over the fence softens the street edge. Solid brick walls or timber fences over head height should not be allowed, since they divide the streetspace and alienate the street from the buildings that give it character . Overhanging trees that shade the south side of the street from the sun should be particularly encouraged.

fences and walls

Townscape Guidelines

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Transcript of Townscape Guidelines