Building Elements

1 - Building Elements

Streetscape

Streetscape represents the inter-relationship between buildings, landscape and open spaces in the street scene. Local amenity and identity are closely linked to streetscape character. Development should recognise predominant streetscape qualities, such as building form, scale, patterns, materials and colours in order to contribute to the character of the local area.

Objectives

O.1To ensure new development responds to, reinforces and sensitively relates to the spatial characteristics of the existing urban environment.
O.2To increase the legibility of streetscapes and urban spaces so that the inter-relationship between development, landscape and open space is visually coherent and harmonious.
O.3To maximise opportunities for buildings to define the public domain.
O.4To encourage attractive street frontages and improve pedestrian amenity.

Design Principles

P.1Development is to respond and sensitively relate to the broader urban context including topography, block patterns and subdivision, street alignments, landscape, views and vistas and the patterns of development within the area.
P.2Building design and landscaping are to be in harmony with the form, mass and proportions of the streetscape.
P.3New buildings are to recognise and enhance the patterns and elements of facades within the street. Designs are to provide visual cohesion, continuity and distinction, and in particular, have regard to the horizontal and vertical proportions of building elements which create the visual scene.
P.4Building setbacks from the street boundary are to be consistent with prevailing setbacks of adjoining and nearby buildings.
P.5Development adjoining land use zone boundaries should provide a transition in form, considering elements such as height, scale, appearance, materials and setbacks.
P.6Buildings on corner sites are to be articulated to address each street frontage and are to define prominent corners.
P.7Buildings are to be constructed of suitably robust and durable materials which contribute to the overall quality of the streetscape.
P.8Vehicular access points are to be minimised and should not break the continuity of the streetscape. Landscaping should be used to minimise the visual intrusion of vehicular access points.
P.9Garages and parking structures are not to dominate the building facade and front setback.

Design Standards

Dwelling houses and dual occupancies

S.1Garages are to be a maximum of 6.3 metres wide or 50% of the width of the street elevation whichever is the lesser.
S.2At grade garages and carports are to be located a minimum of 300mm behind the front wall of the building.
S.3Carports and garages associated with dwelling houses should be located at the rear of the property where this is the prevailing pattern of development in the street and the garage does not compromise other controls such as soft soil requirements.

Multi-Unit Housing

S.1In areas or suburbs with a curvilinear street pattern laid over a generally undulating topography, (refer Section 3.1 - Preliminary Building Envelope);
- multi-unit housing developments are to be designed to blend with the existing landscape setting and topography characterising the streetscape and locality.
- Visual continuity of open space corridors and vegetation elements in the landscape is to be maintained by the spacing of buildings. Additionally, buildings are to be sited to maintain where possible significant trees that are visually significant in the landscape setting of the streetscape.
S.2In areas or suburbs with a rectilinear street pattern laid over a generally flat topography, (refer Section 3.1 - Preliminary Building Envelope);
- multi-unit housing is to be designed to integrate with the built and natural elements defining the streetscape, including the regular street layout and building pattern and the landscape elements contributing to the streetscape, including street trees and front gardens.
S.3In all areas the maximum length of building frontage along the street is 20 metres
S.4The minimum separation between buildings along the street is 3 metres. Where this space is proposed to be used as part of the outdoor area associated with a dwelling, fencing and landscaping is to be designed to address any privacy needs for that space and also to address the amenity of the streetscape presentation of the development.
S.5Dwellings are not to be positioned over driveways to basement carparks where this results in an unacceptable impact on the visual amenity and continuity of the streetscape.

Note: Refer to Appendix Neighbourhood Character Areas for details of the patterns, form, proportions, materials and detailing of housing styles that characterise different areas. These are to be used to assist in developing contemporary design of new housing development that fits sympathetically with existing local context.

Mail Boxes for Multi-Unit Housing, Residential Flat Buildings and High Density Housing

S.1Mail boxes are to be
- visually integrated with the development and have regard to the amenity of the streetscape. Design and location details are to be provided with the development application.
- located for convenient access by residents and deliverers
- in compliance with Australia Post requirements for positioning and dimensions

Mixed Use Development in the Mixed Use (10) Zone and the Centre Business 3A & Neighbourhood Business 3B Zones

S.1Ground floor uses are to be non-residential. This provision does not apply to development within the Mixed Use 10 zone along Woodville Road.

Development in the Employment 4 Zone

S.1Nil setbacks to side boundaries will only be considered where such a design does not impact on the streetscape or adjacent land uses.
S.2Where there is a defined built edge adjacent to public roads, setbacks are to correspond with the predominant building line on the street frontage(s) providing a continuous streetscape.