The layout and design of streets is a particularly important consideration in the development of ‘urban’ and ‘regional suburban’ housing types, where new subdivision or new streets are likely to be developed. Urban – streets in these areas may be designed to be narrower, rear-loaded and/or with hard edges and smaller verge widths. It is important that the layout and design of streets considers the higher densities and therefore increased demand on services and infrastructure. Regional suburban – new subdivisions in areas will need to consider street layouts that maximise permeability, provide for a range of lot sizes and allow for generous street widths and verges that promote spaciousness and space for planting large trees. Street layout follows contours; verges with space for street tree planting and sense of openness. New subdivisions that provide insufficient space between buildings or for vegetation result in urban style appearance Wide, grid based street design that incorporates a landscaped median strip or wide verges for planting large trees. Indents or space for parking on the side of the street. Narrow streets that do not for parking on the street and narrow lot widths that result in too many concrete crossovers and little space for landscaping in between. In low volume traffic areas, wide pavements with limited off-road pedestrian paving can be used to slow traffic and encourage integration between modes on an informal level for a ‘rural feel’ Rollover kerbing and concrete wide driveways are not typical to township character, and create an urban, metropolitan style appearance. Providing adequate street space to reflect the spacious streetscapes of towns, substantial street tree planting and parking on-street. Protecting significant and self-seeded vegetation during construction by incorporating existing trees in street design. Providing adequate pedestrian infrastructure to ensure dense native vegetation plantings are not disturbed by human movement through an area (retaining a bush-like feel). Designing lot sizes to enable separation of buildings and adequate space for vegetation. Considering the topography in subdivision design to ensure sufficient space for site responsive design, maintenance of high and steeply sloping areas for less or no development and street layout that accommodates topography-responsive development.
To encourage generous, complementary planting schemes on private land adjacent to public open spaces. Planting guidelines Schedule of trees and vegetation Advice for landowners Local law – management of public realm and open spaces Planting requirements adjoining open space MSS/Policy Streets and Layout To ensure the design and orientation of new subdivisions has regard for the traditional patterns of towns and views and access to local natural features. Design guidelines for new subdivisions Pre-application checklists and negotiations Design review Township character description Detailed design response requirements Key features identification and description MSS/Policy DDO SLO PSP Provisions To ensure new subdivisions allow for the retention of viewing points, ridgelines, green corridors and remnant vegetation in open space areas and links. Public acquisition/ ownership Pre-application checklists and negotiations Design review panel Township character description Detailed design response requirements Key features identification and description MSS/Policy DDO SLO PSP Provisions To require new subdivisions to provide clear and logical pedestrian linkages to established areas of the town. Design guidelines for new subdivisions Pre-application checklists and negotiations Design review panel Township character description Detailed design response requirements MSS/Policy DPO PSP Provisions To provide street planting that assists in delineating road hierarchy, and reflects the common and sustainable vegetation of the area. Street tree strategies and planting programs Schedule of and vegetation Local law- planting nature strips Landscape plans Design review panel law – management of public realm and open spaces Road width and verge standards Township character description Subdivision design requirements Residential zone ResCode variations MSS/ Policy based
To ensure subdivision design makes adequate provision for the retention and planting of substantial street trees in the streetscape. Street tree strategies and planting programs Local law- planting nature strips Landscape plans Design review panel Township character description Subdivision design and response MSS/Policy DPO PSP Provisions To design new streets for low traffic speed, adding to a relaxed and informal feel. Design guidelines for new subdivisions Road width and verge standards Pre-application checklists and negotiations Subdivision design and response Detailed design response requirements Residential Zone ResCode variations MSS/ Policy PSP Provisions To provide larger lot sizes that reflect the predominantly larger lots in towns and a lot configuration that allows for separation of buildings. Design guidelines Pre-application checklists and negotiations Design review panel Max. site coverage Min. setbacks Township character description Min. permeability Residential zone ResCode variations Housing Strategy PSP provisions To discourage car parking on nature strips through road design. Infrastructure guidelines that require use of barrier/’upstand’ kerb and channel Road width and verge standards Design review panel Local law – management of public realm and open spaces Street tree strategies and planting programs Township character description Subdivision design and response requirements Residential zone ResCode variations Local Policy Topography To encourage development to step down the site, following the contours of the land, especially more than two dwellings on a lot and multi-storey dwellings. Design guidelines Pre-application negotiations and checklists Encouragement schemes for good development Design review Min. setback Max. site coverage Min. Permeability Design detail response requirements Policy PSP provisions To discourage excessive modification of the topography through cut and fill techniques. Design guidelines Pre-application negotiations and checklists Encouragement schemes for good development Min. setback Max. site coverage Min. Permeability Design detail response requirements Local Policy PSP provisions
To ensure retaining walls are minimised and where required, use local colours and materials. Schedule of colours and materials Design guidelines Pre-application negotiations and checklists Encouragement schemes for good development Design review Township character description Subdivision/design detail response requirements Residential zone ResCode variations DDO MSS PSP Provisions To utilise existing topographical features such as creeks, gullies and low points in continuing to provide drainage. Design guidelines Pre-application negotiations and checklists Encouragement schemes for good development Township character description Subdivision/design detail response requirements MSS PSP Provisions To minimise the extent of development on steeply sloping sites. Developer negotiations and incentives Design guidelines Pre-application negotiations and checklists Encouragement schemes for good development Design review panel Township character description Design detail response MSS/Policy DDO Residential zone ResCode variation PSP Provisions To avoid development on high points and ridgelines. Developer negotiations and incentives Design guidelines Pre-application negotiations and checklists Encouragement schemes for good development Design review panel Public acquisition/ ownership analysis/landscape assessment Township character description Design detail response requirements Significant views description and map MSS/Policy DDO SLO PSP Provisions
Vegetation and Landscape Setting To maintain and strengthen the landscape character of streetscapes by retaining large, established trees, and planting trees that will provide a consistent theme, including canopy trees, wherever possible. Schedule of trees and vegetation Road and standards Street tree planting programs Design guidelines (setbacks, heights, etc) Pre-application checklists and negotiations Design review panel Max. site coverage Min. setbacks Township character description MSS Residential Zone ResCode variations PSP Provisions VPO To retain significant vegetation through public ownership or controls. Public acquisition/ ownership Street tree strategies and planting programs Schedule of trees and vegetation Landscape plans Township character description VPO SLO To provide space for vegetated front gardens and retention of substantial trees on private land. Road and verge standards Street tree planting programs Design guidelines (setbacks, heights, etc) Pre-application checklists and negotiations Design review panel Max. site coverage Min. setbacks Township character description MSS Residential zone ResCode variations PSP provisions To maintain or provide for consistent spacing between buildings that allows for planting within side and rear setbacks. Developer negotiations and incentives Design guidelines Min. setbacks Max. site coverage Residential zone ResCode variations SLO DDO To encourage planting of vegetation indigenous to the area and exotic vegetation where it is ‘typical’ to the area and suited to the local climate. Schedule of trees and vegetation Monitoring and review of landscape Township character description SPPF MSS/Policy Residential zone ResCode variation SLO VPO
Built Form To ensure buildings respect the dominant building scale and forms in the area. Design guidelines Pre-application negotiations and checklists Design review panel Max. height Township character description Min. setback Max. site coverage Min. Permeability Residential zone ResCode variations Neighbourhood Character Strategy To ensure the height of buildings respect the landscape characteristics of the area, including where appropriate: Sitting beneath the dominant tree canopy height Allowing for the retention of views Design guidelines Pre-application negotiations and checklists Design review panel Max. height Township character description Residential zone ResCode variations Neighbourhood Character Strategy To encourage the retention of older dwellings that contributes to the character of the area. Design guidelines Schedule of colours/materials Pre-application negotiations and checklists Encouragement schemes for good development Design review panel Township character description Design detail response requirements MSS/Policy NCO HO Housing Strategy / Neighbourhood Character Strategy To use building materials that are commonly found in the area or locality, including a mix of timber and masonry. Schedule of colours/materials Pre-application negotiations and checklists Encouragement schemes for good development Design guidelines Design review panel Township character description Design detail response requirements MSS/Policy NCO HO Housing Strategy / Neighbourhood Character Strategy To provide targeted training to and Councillors at a local government level to enhance skills in, and awareness of, design principles and practice Support and skilling of statutory planners (and other staff as appropriate) Consistent decision making Education of design and building professionals MSS
To promote medium density housing to town centres where higher building forms are typical. Community encouragement and education Max. height Max. site coverage Min. setbacks Township character description MSS Residential zone ResCode variations DDO PSP provisions To ensure all residential development has a clear street address and steps down to a human scale at the street. Design guidelines Pre-application negotiations and checklists Design review Max. height Min. setbacks Township character description To encourage no front fencing or low, permeable front fence styles. Pre-application negotiations and checklists Encouragement schemes for good development Design guidelines Design review panel Township character description Design detail response requirements Residential zone ResCode variations DDO Access To minimise the dominance of car parking structures by recessing carport or garages behind the front facade of dwellings facing the street. Design guidelines Road and verge width standards Pre-application negotiations and checklists Encouragement schemes for good development Design review Township character description Subdivision design and response requirements Lot access response requirements Residential zone ResCode variations Local Policy DDO PSP provisions To minimise the loss of garden space due to car parking and accessways. Design guidelines Pre-application negotiations and checklists Encouragement schemes for good development Design review panel law – vehicle parking on nature strips Township character description Subdivision design and response requirements Lot access response requirements Min. setbacks Residential zone ResCode variations DDO
To ensure crossovers are located to retain established street trees, and provide space for new trees. Design guidelines Crossing permit requirements Pre-application negotiations and checklists Encouragement schemes for good development Design review panel Road and verge width standards Street tree planting programs Local law – management of public realm and open spaces Township character description Subdivision design and response requirements Lot access response requirements Local Policy Residential zone ResCode variations DDO To ensure accessways do not dominate the frontage of residential properties by: Limiting the number of crossovers to one per typical frontage; Ensuring adjoining crossings are not Design guidelines Crossing permit requirements Pre-application negotiations and checklists Encouragement schemes for good development Design review panel Road and width standards Township character description Subdivision design and response requirements Lot access response requirements Local Policy Residential zone ResCode variations DDO DPO To maximise the use of permeable surfaces for driveways and car parking areas, where practical. Design guidelines Pre-application negotiations and checklists Design review panel Road and verge width standards Township character description Subdivision design and response requirements Lot access response requirements Residential zone ResCode variations DDO
Clause 15.01-5 Cultural identity and neighbourhood character To recognise and protect cultural identity, neighbourhood character and of place. Ensure development responds and contributes to existing sense of place and cultural identity. Ensure development recognises distinctive forms and layout and their relationship to landscape and vegetation. Ensure development responds to its context and reinforces special characteristics of local environment and place by emphasising: The underlying natural landscape character The heritage values and form that reflect community identity The values, needs and aspirations of the community Clause 16.01-4 Housing Diversity Encourage the development of well-designed housing which...respects the neighbourhood character. Clause 16.02-1 Rural residential development To identify land suitable for rural living and rural residential development. Manage development in areas to protect agriculture and avoid inappropriate residential development. Encourage the consolidation of new housing in existing settlement where investment in physical and community infrastructure and services has already been made. Demonstrate need and identify locations for rural residential development through a housing and settlement strategy. Ensure land is only zoned for rural living or rural residential development where it is located close to existing towns and urban centres, but not in areas that will be required for fully serviced urban development; and can be supplied with electricity and water and good quality road access. Municipal Strategic Statement (MSS) Clause 21 Municipal Strategic Statement (Policy defined by local council) Local Planning Policy Framework (LPPF) Clause 22 Planning Policies (Policy defined by local council)
part of rural character allow screen planting along the interface Lake Narracan Latrobe City Council Maintain the character of the area defined by undulating farmland, prominent stands of trees, views to the lake and hills beyond Residential neighbourhoods ‘take their identity from the existing areas of the lake’ Provide a range of lot sizes to accommodate a variety of housing types Requirements for lots to or side: the lake’s foreshore; waterways and public open space; the Moe Yallourn Rail Trail; conservation areas; or connector, arterial or local roads Hierarchy of character concepts stemming from the ‘township character’: street tree provision; connector road design; lighting and street furniture; requirements for subdivision proposals to be submitted with a Neighbourhood Character Statement Maintain rural character of town gateway on main roads Subdivision applications to include indicative concept layouts for lots identified for future development (medium density, high-density and integrated housing) that demonstrate active interfaces with adjacent streets; open space; waterways and water bodies; and safe and effective access and internal circulation Warragul Baw Baw Shire Council Reinforce the notion of ‘country feel’, including open valleys, rolling hills and trees; protect valued elements of the landscape and maintain important views; align streets in order to protect this fundamental aspect of Warragul’s identity Provide a variety of housing types that supports the requirements of the town’s diverse community Protect identity of individual settlements by maintaining integrity of existing green belts Promote greater housing choice through delivery of a ranges of lots capable of accommodating a variety of dwelling typologies and densities Provide a lot range that supports a diversity of housing types. Smaller lots and higher density housing products are encouraged in areas of high amenity and accessibility Integrate new development with the existing township Respond to existing topography of the land Build a series of neighbourhoods with discernible character and community focus Use low density residential areas as a means to protect the existing landscape; housing placement should be sensitive to topography and lot sizes greater than 2000 square metres Subdivision applications must demonstrate how the proposal will respond to natural topography by minimising the extent of modification to existing ground levels and the risk of erosion
pergolas; front and side fences Design controls to residential development across the master-planned township of Eynesbury; building design is reviewed and approved on a site-by-site basis by a Design Review Panel Mount Macedon Building, Siting and Design Guidelines (Bolobek Lakes) Bolobek Lakes is a residential development in Mount Macedon Building heights restricted to two storeys or levels and the height of all outbuildings is restricted to 5 metres above natural ground level Building design is to reflect a ‘rural Australian character’ and incorporation of verandahs, chimneys, dormer windows, hip or gabled roofs is encouraged Flat roofs are prohibited Construction materials and colours are controlled Front fence heights are controlled by precinct and road network hierarchy ‘Further’ subdivision of lots is prohibited Building envelopes (specific boundary setbacks) apply to all lots A landscaping plan is required to be submitted to a Design Review Panel as part of approval of development plans but no specific planting or species schedule is included in the Guidelines North Coast Design Guide (NSW Government Department of Planning) Residential buildings maintain a consistent building setback and are typically single detached dwellings, semi-detached dwellings and ‘flats’ above shops in the village centre Buildings are generally lightweight in construction, one to two storeys in height and are ‘Inland villages’ are well defined with informal edges that mediate the village and surrounding landscape Small scale buildings Residences typically detached houses with generous setbacks on generous sites The lower density and compact nature makes for a reduced Topography should be a key factor in determining building design and lot layout Mature vegetation and gardens are evident within the compact village settlement Settlements have developed without affecting the tree canopy substantially
MAV What is the different between rural/regional areas and Melbourne? Less capital = less or constrained investments Town Public hub such as a community hall or general store Good assets and attributes – such as showgrounds and swimming pools Vacancy rate and spacing Space within and around a town Informality in town development Street layout and grid in areas Visual clutter - signage Views to trees Street trees well established and healthy Development appears to be less site responsive – zones encourage this Reluctance to accept medium density, two storey dwellings or lots Community expectation to maintain lower density Influence of other legislation Range of development eras – slow development Lower quality housing Lack of transport and walkability Lot size – 800m2 – 2 hectares – low density lifestyle Setbacks from side boundaries Height – generally single storey Private open space Sheds bigger than houses Colourbond fences Private landscaping is less developed Commercial also share residential characteristics of low site coverage, planting, low scale and varied setbacks What can be done better to reflect differences? Accepting that there are differences Character should be reflected in Planning Scheme – SPPF – LPPF between planning, engineering and open space need to be made Communication improved with developers/real estate agents Influence character in public spaces