H3P R E C I N C T

B A Y S I D E C I T Y C O U N C I L

N E I G H B O U R H O O D C H A R A C T E R R E V I E W

H3P R E C I N C T

P R E C I N C T B R O C H U R E

A Brochure has been published for each Character Precinct identified in the Neighbourhood Character Review.

A summary of the contents of the Brochures follows:

Description is a summary of the elements of the Precinct that make it different or distinctive.

Valued Characteristics is a dot point list of key elements of the existing neighbourhood character, covering aspects such as vegetation density and type, era and style of development, setbacks, front fence style and notable public domain treatments such as street trees and kerb materials.

Preferred Future Character is a statement describing the desired appearance of the Precinct in the future. It is followed by a list of the key components in achieving that preferred future. These are reflected in the Precinct Guidelines.

Issues / Threats to the achievement of the preferred neighbourhood character are also listed.

Precinct Guidelines

The Precinct Guidelines are presented as a table of Objectives, Design Responses and ‘Avoid’ statements for each listed Character Element. The columns of the table are explained below:

Character Elements include relevant aspects of the neighbourhood character such as vegetation, siting, height and form and front boundary treatment.

Objectives state the intention and desired outcome for that character element.

Design Responses are the preferred method to satisfy the relevant character element objective(s). Other methods of achieving the relevant objective may be demonstrated to the Council’s satisfaction.

Avoid statements specify inappropriate design responses.

Illustrations demonstrate the Design Response or Avoid statements.

H O W TO U S E T H E C H A R A C T E R P R E C I N C T B RO C H U R E S

The Bayside Neighbourhood Character Review builds on several studies completed with community input in recent years for Bayside, including Amendment C2 to the Bayside Planning Scheme. The Review documents and defines the particular characteristics of each residential area of the City that make it distinctive and valued by the local community.

The aim of the Review is to develop guidelines and controls to ensure residential development respects and enhances the neighbourhood character of the area.

The neighbourhood character of Bayside ranges from compact Victorian era dwellings, to highly visible coastal buildings, to bush lots where buildings are subservient to the landscape. The Review describes the distinctive characteristics and the future preferred character of each part of the City, using words and pictures.

The guidelines and policy are to be used in formulating and assessing development proposals where a planning approval or variation (report and consent) to siting under the Building Regulations is required. The Review recommends planning controls

where these are considered a necessary adjunct to the guidelines and policy.

The Review defines a total of 27 character precincts within the City. These areas were defined mainly on the basis of the relationship of the buildings to the streetscape and the broader landscape, and consistent era and style of development.

The Precincts are shown on the map overleaf, and include only the residentially zoned land within each. Properties within Heritage Overlays are also excluded from the Character precincts, as separate policy applies to these areas.

The Character Precinct brochures provide guidelines for the design of new dwellings (including medium density housing), and dwelling extensions where a planning or building permit is required, to ensure that proposals assist in achieving the preferred neighbourhood character for the area.

The Bayside Planning Scheme provides other Policy and Guidelines that must also be considered. Contact the Council’s Planning Department for further information.

Phone 9599 4444 for further information.

A B O U T T H E R E V I E W

D E S C R I P T I O N

The character of this area is strongly influenced by the many indigenous and other native canopy trees found in the gardens, reserves and verges, which create a bushy garden feel in most streets. The topography varies significantly, rising and falling through a series of hills in the north and flattening out in the south. In the hillier areas, the dwellings are sited at the highest part of the property to capture views creating irregular front

setbacks. In the flatter areas front setbacks are more consistent. There is a mix of architectural styles throughout, with many examples of original Post-War and 1950s Modern style dwellings, 1960s era dwellings, infill reproduction and 1970s-80s styles. Front boundary treatments vary throughout with a mix of low or no fences gradually being replaced by high front fences.

V A L U E D C H A R A C T E R I S T I C S

• Architectural styles include a mix of Modern 1950s and 1970s–80s styles.

• Roof types are a mix of low pitch, single pitch and flat styles.

• Building materials are predominantly brick with tile roofing, with some streets of a brick and timber mix.

• Front setbacks are generally 6–7m, with some smaller 4–5m setbacks and other large 8–12m setbacks found near Bolton and Hilton Streets.

• Side setbacks are generally 1m to one boundary with garages or driveways to the other.

• Predominantly single storey with some double and many streets of mostly double storey in the hilly areas.

• Low front fences and occasional open frontages.

• Topography rises significantly in the northern part of the precinct.

• Gardens predominantly established and bushy with mixed species of shrubs, garden beds, lawn and canopy trees. There are some examples of predominantly indigenous gardens and some of simple gardens with only lawn and shrubs.

• Street trees are predominantly native with many indigenous species, and a mix of irregular and regular spacing and sizes.

P R E F E R R E D F U T U R E C H A R A C T E R

The bushy gardens surrounding the dwellings dominate the streetscapes. Where the topography is hilly, the buildings are set within the landscape, and are sometimes sited to take advantage of water views without dominating the streetscape. Adequate space is provided around dwellings for the retention and planting of vegetation, and indigenous canopy trees are common. Low or open style front fences are usually provided, in order to retain the openness of the front garden to the street.

The preferred character will be achieved by:

• Ensuring established trees and understorey vegetation is retained;

• Encouraging the planting of indigenous trees and bushy gardens;

• Ensuring that adequate space is provided around buildings for the retention and planting of vegetation;

• Using building materials and finishes that complement the natural location;

• Encouraging the siting of buildings into the landscape, while recognising the desire for water views;

• Ensuring buildings are set back a substantial distance from at least one side boundary; and

• Encouraging the provision of low or transparent style front fences, or the use of vegetation as an alternative.

Issues / Threats

• Loss of trees and understorey vegetation.

• Excessive hard surface paving, particularly in the front setback area.

• High, solid front fencing.

• Boundary to boundary development.

P R E C I N C T M A P

SOUTHLAND SHOPPINGCENTRE

Brig

hton

Bea

ch

Moorabbin

Hampton

Highett

Cheltenham

Mentone

Sandringham

Middle

Brighto

n

Nort

h Br

ight

on

Gard

enva

le

Precinct Area

Char

acte

r Ele

men

tO

bjec

tive

Des

ign

Resp

onse

Avoi

d

PR

EC

INC

T G

UID

EL

INE

S

Illus

trat

ion

Vege

tatio

nTo

str

engt

hen

the

bush

y

gard

en c

hara

cter

of t

he

area

thro

ugh

the

plan

ting

of

appr

opri

ate

spec

ies.

• Re

tain

larg

e es

tabl

ishe

d tr

ees

and

unde

rsto

rey,

and

pro

vide

for

the

plan

ting

of n

ew in

dige

nous

tree

s w

here

ver

poss

ible

(lo

cate

foot

ings

out

side

root

zon

e).

• Pr

epar

e a

land

scap

e pl

an to

acc

ompa

ny a

ll ap

plic

atio

ns fo

r ne

w d

wel

lings

that

util

ises

ap

prop

riat

e na

tive,

pre

fera

bly

indi

geno

us,

vege

tatio

n.•

Min

imis

e im

perv

ious

sur

face

s pa

rtic

ular

ly

in fr

ont g

arde

n sp

aces

to e

nsur

e sp

ace

fo

r pl

antin

gs.

Lack

of l

ands

capi

ng a

nd

subs

tant

ial v

eget

atio

n.Re

mov

al o

f lar

ge e

stab

lishe

d tr

ees.

Pla

ntin

g of

env

ironm

enta

l w

eeds

Sitin

gTo

mai

ntai

n th

e rh

ythm

of

spac

ious

vis

ual s

epar

atio

n be

twee

n bu

ildin

gs a

nd e

nsur

e ad

equa

te s

pace

is p

rovi

ded

arou

nd b

uild

ings

for

the

rete

ntio

n an

d pl

antin

g

of v

eget

atio

n.

• B

uild

ings

sho

uld

be s

ited

to a

llow

spa

ce

for

a ga

rden

, inc

ludi

ng tr

ees

and

shru

bs.

• B

uild

ings

sho

uld

be s

ited

to c

reat

e th

e ap

pear

ance

of s

pace

bet

wee

n bu

ildin

gs

and

acco

mm

odat

e ve

geta

tion.

Loss

of f

ront

gar

den

spac

e.

To m

inim

ise

the

loss

of

fron

t gar

den

spac

es a

nd

the

dom

inan

ce o

f car

pa

rkin

g st

ruct

ures

.

• Lo

cate

gar

ages

and

car

port

s be

hind

the

line

of th

e dw

ellin

g.•

Und

ergr

ound

car

par

king

acc

esse

d fr

om

the

fron

t of t

he s

ite s

houl

d on

ly b

e pr

ovid

ed w

here

oth

er o

ptio

ns a

re n

ot

poss

ible

due

to s

ite c

onst

rain

ts, t

he

gara

ge d

oors

do

not d

omin

ate

the

faça

de

and

the

fron

t set

back

are

a is

reta

ined

as

pred

omin

antly

gar

den

spac

e.

Car p

arki

ng s

truc

ture

s th

at

dom

inat

e th

e fa

çade

or v

iew

of

the

dwel

ling.

Topo

grap

hy a

nd L

andf

orm

To m

inim

ise

site

dis

turb

ance

an

d im

pact

of t

he b

uild

ing

on

the

land

scap

e.

• B

uild

ings

sho

uld

be d

esig

ned

to fo

llow

the

cont

ours

of t

he s

ite o

n sl

opin

g si

tes.

• M

inim

ise

the

use

of re

tain

ing

wal

ls a

nd

batt

erin

g of

slo

pes.

• D

esig

n ne

w b

uild

ings

and

ext

ensi

ons

so

as n

ot to

exc

eed

the

pred

omin

ant t

ree

cano

py h

eigh

t.

Maj

or e

xcav

atio

n w

orks

and

si

te le

velli

ng.

Bui

ldin

gs th

at p

rotr

ude

abov

e th

e tr

ee c

anop

y he

ight

.

H3

PR

EC

IN

CT

Char

acte

r Ele

men

tO

bjec

tive

Des

ign

Resp

onse

Avoi

d

PR

EC

INC

T G

UID

EL

INE

S

Illus

trat

ion

Hei

ght a

nd B

uild

ing

Form

To e

nsur

e th

at n

ew b

uild

ings

pr

ovid

e an

art

icul

ated

and

in

tere

stin

g fa

çade

to th

e st

reet

.

• In

corp

orat

e de

sign

ele

men

ts in

to th

e fr

ont

faça

de d

esig

n of

new

dw

ellin

gs s

uch

as

rece

ssed

por

tions

, pro

ject

ing

elem

ents

be

hind

the

fron

t set

back

line

, com

bina

tions

of

mat

eria

ls, t

extu

res

or c

olou

rs o

r oth

er

elem

ents

pro

vidi

ng a

ppro

pria

te a

rtic

ulat

ion.

• Re

cess

upp

er le

vels

from

the

fron

t faç

ade.

Larg

e, b

ulky

bui

ldin

gsPo

orly

art

icul

ated

fron

t and

si

de w

all s

urfa

ces.

Mat

eria

ls a

nd D

esig

n D

etai

lTo

use

bui

ldin

g m

ater

ials

and

fin

ishe

s th

at c

ompl

emen

t the

na

tura

l set

ting.

• U

se a

mix

of m

ater

ials

, tex

ture

s an

d fin

ishe

s in

clud

ing

rend

er, t

imbe

r, no

n-m

ason

ry s

heet

ing,

gla

zing

, sto

ne a

nd b

rick

.

Perio

d re

prod

uctio

n st

yles

an

d de

taili

ng.

Fron

t Bou

ndar

y Tr

eatm

ent

To m

aint

ain

the

open

ness

of t

he

fron

t gar

den

to th

e st

reet

.•

Prov

ide

open

sty

le fr

ont f

ence

s, o

ther

than

al

ong

heav

ily tr

affic

ked

road

s.•

Use

veg

etat

ion

as a

n al

tern

ativ

e

whe

re p

ossi

ble.

Hig

h or

sol

id fr

ont f

ence

s.

H3

PR

EC

IN

CT

Moorabbin

Highett

Cheltenham

Hampton

Gardenvale

North Brighton

Brighton Beach

Middle Brighton

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BALCOMBE ROAD

BAY ROAD

WICKHAM ROAD

SOUTH ROAD

DENDY STREET

BAY STREET

NE

PE

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Sandringham

B AY S I D E N E I G H B O U R H O O D C H A R A C T E R P R E C I N C T S

76 Royal Ave Sandringham P.O. Box 27 Sandringham VIC 3191

Enquiries: 9599 4444 Facsimile: 9598 4474

Email: enquiries@bayside.vic.gov.au Website: www.bayside.vic.gov.au

Bayside City Council

Poilicy Reference: Neighbourhood Character Review Precinct Brochures Planisphere 30 March 2006

Bayside City Council has taken great care in producing the Neighbourhood Character Review maps, however in some cases the boundary for a precinct may be unclear and for this Council apologises. If you are unclear about which precinct your property is in or would like more information about Neighbourhood Character, please contact Council on 9599 4444.

A1

Legend

Residential Character Precinct

Areas not included in the study (i.e. commercial, industrial and open space areas, golf courses and heritage overlays)