H4P 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

H4P 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

The single and double storey dwellings sit within the topography and informal landscaped surrounds, including remnant and indigenous coastal trees. The variety of dwelling styles reflect the coastal setting through their design, details and finishes. An informal feel to the streetscapes is achieved by spaces around buildings, the lack of or unobtrusive style of front fencing and informal street treatments. Along Beach Road, development responds to its highly visible location on the edge of the coast by providing visually interesting forms and facades. Informal street treatments remain in those streets with no kerbing and remnant street tree planting is retained.

The preferred character will be achieved by:

• Strengthening the bayside character of the area through the planting of indigenous coastal species;

• Ensuring buildings are set back from both side boundaries;

• Ensuring car parking structures and vehicular access do not dominate the streetscape;

• Encouraging innovative architecture that reflects the coastal setting;

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

• Ensuring development adjacent to the foreshore is designed to provide an interesting and attractive built form interface;

• Encouraging the use of no or low, open style front fencing; and

• Encouraging building design along Beach Road that is responsive to the coastal edge.

Issues / Threats

• Buildings, including car parking facilities, that dominate the streetscape.

• Buildings that do not reflect the coastal setting.

• Heavy design detailing.

• Loss of coastal species and exclusive use of exotic species.

• Boundary to boundary development.

• Formal street treatments where informal treatments exist.

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

• Architecture is predominantly 1950s Modern and Post-War dwellings.

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

• Building materials predominantly brick with tile roofing, with some flat corrugated iron roofed dwellings and a slight mix of other materials such as render and timber.

• Front setbacks vary from 6 – 7m, some infill dwellings have small 4 – 5m setbacks.

• Side setbacks are predominantly 1m from boundary with garages and driveways to the boundary on one other.

• Predominantly double storey houses, particularly closer to the waterfront. West of Reserve Road there

is a greater mix of single, double and occasional three storey and split-level houses.

• Some areas with mixed front fencing styles and other areas with coastal vegetation at the front boundary.

• In some parts of the precinct the topography rises steeply to hilltops.

• Gardens are generally established and bushy with mixed species with some simple, exotic gardens found further away from the waterfront. There are some remnant coastal gardens with native canopy trees located on the hilltops.

• Street trees are native with a mix of indigenous and other trees, and irregular and regular planting. There are some remnant coastal trees in the verges of the hilltop streets.

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

D E S C R I P T I O N

The roads in this area track around and over a dunal system that influences the coastal appearance of the streetscapes. Remnant coastal vegetation and tall indigenous trees are informally located on the wide couch-grass verges and in many of the front and rear gardens. The topography peaks at the crest of the dunes and then falls away where the streets become more formal with sealed roads, concrete kerbs and

many high fences. Road layout and materials are less formal around the ridges of the dune formation and are flanked by remnant coastal vegetation that flows into front gardens. Throughout the area, the dwellings are generally double storey with mixed styles including Post-War, 1950s Modern, contemporary and some reproduction styles.

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

enh

ance

the

bays

ide

vege

tatio

n ch

arac

ter

of th

e ar

ea th

roug

h th

e pl

antin

g of

in

dige

nous

coa

stal

spe

cies

.

• 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

in

dige

nous

coa

stal

spe

cies

.•

Reta

in la

rge,

est

ablis

hed

tree

s an

d pr

ovid

e fo

r th

e pl

antin

g of

new

tree

s an

d sh

rubs

w

here

ver

poss

ible

(lo

cate

foot

ings

out

side

ro

ot z

one)

.

Lack

of a

land

scap

e pl

an.

Rem

oval

of l

arge

est

ablis

hed

tree

s.U

se o

f exo

tic s

peci

es a

nd

plan

ting

of e

nviro

nmen

tal

wee

ds

Sitin

gTo

mai

ntai

n th

e rh

ythm

of

spac

ious

vis

ual s

epar

atio

n be

twee

n bu

ildin

gs.

• D

wel

lings

sho

uld

be s

ited

to c

reat

e th

e ap

pear

ance

of s

pace

bet

wee

n bu

ildin

gs

and

to a

ccom

mod

ate

subs

tant

ial v

eget

atio

n.

To m

inim

ise

the

dom

inan

ce o

f ca

r pa

rkin

g st

ruct

ures

and

the

loss

of f

ront

gar

den

spac

e.

• Lo

cate

gar

ages

and

car

port

s be

hind

the

line

of th

e dw

ellin

g.•

Min

imis

e pa

ving

in fr

ont g

arde

n ar

eas

incl

udin

g dr

ivew

ays

and

cros

sove

rs.

• U

nder

grou

nd c

ar p

arki

ng a

cces

sed

from

the

fron

t of t

he s

ite s

houl

d on

ly b

e pr

ovid

ed

whe

re o

ther

opt

ions

are

not

pos

sibl

e du

e to

site

con

stra

ints

, the

gar

age

door

s do

not

do

min

ate

the

faça

de a

nd th

e fr

ont s

etba

ck

area

is re

tain

ed a

s pr

edom

inan

tly

gard

en s

pace

.

Car p

arki

ng fa

cilit

ies

that

do

min

ate

the

faça

de o

r vie

w o

f th

e dw

ellin

g.Cr

eatio

n of

new

cro

ssov

ers

and

driv

eway

s or

wid

e cr

osso

vers

.Fr

ont s

etba

cks

dom

inat

ed b

y im

perv

ious

sur

face

s.

Bui

ldin

g H

eigh

t and

For

mTo

ens

ure

that

new

bui

ldin

gs

and

exte

nsio

ns d

o no

t dom

inat

e th

e st

reet

scap

e.

To e

ncou

rage

inno

vativ

e ar

chite

ctur

e th

at re

flect

s

the

bays

ide

sett

ing.

• N

ew b

uild

ings

sho

uld

be in

divi

dual

ly

desi

gned

to re

spon

d to

the

char

acte

rist

ics

of th

e ba

y si

de lo

catio

n an

d th

e si

te.

• In

corp

orat

e bu

ildin

g el

emen

ts a

nd d

etai

ls

that

con

trib

ute

to a

ligh

tnes

s of

str

uctu

re

incl

udin

g ba

lcon

ies,

ver

anda

hs, g

lazi

ng a

nd

light

tran

spar

ent b

alus

trad

ing.

Larg

e, b

ulky

bui

ldin

gs w

ith

poor

ly a

rtic

ulat

ed fr

ont a

nd

side

wal

l sur

face

s.H

eavy

des

ign

deta

iling

(eg

. M

ason

ry c

olum

ns a

nd p

iers

).H

ighl

y re

flect

ive

mat

eria

ls

or g

lazi

ng.

H4

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

Mat

eria

ls a

nd D

esig

n D

etai

lTo

use

ligh

ter

look

ing

build

ing

mat

eria

ls a

nd fi

nish

es th

at

com

plem

ent t

he b

aysi

de s

ettin

g.

• U

se a

mix

of c

onte

mpo

rary

and

trad

ition

al

coas

tal m

ater

ials

, tex

ture

s an

d fin

ishe

s in

clud

ing

rend

er, t

imbe

r, no

n-m

ason

ry

shee

ting,

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

stre

etsc

ape

and

view

s to

coa

stal

ga

rden

set

tings

.

• Pr

ovid

e op

en s

tyle

fron

t fen

cing

, oth

er th

an

in e

xcep

tiona

l circ

umst

ance

s.H

igh

or s

olid

fron

t fen

cing

.

Bea

ch R

oad

Envi

rons

To c

reat

e a

visu

ally

inte

rest

ing

and

attr

activ

e bu

ilt fo

rm

inte

rfac

e w

ith th

e fo

resh

ore

rese

rve,

on

prop

ertie

s fr

ontin

g B

each

Roa

d an

d vi

sibl

e fr

om

the

rese

rve.

• W

here

the

prop

ertie

s fr

ont t

o bo

th B

each

Ro

ad a

nd a

noth

er s

tree

t, e

nsur

e th

e dw

ellin

gs p

rese

nt v

isua

lly in

tere

stin

g el

evat

ions

on

all f

aces

vis

ible

from

the

publ

ic d

omai

n.•

Use

land

scap

ing

mat

eria

ls a

nd c

oast

al

plan

ts w

ithin

the

fron

t set

back

that

co

ntri

bute

to th

e co

asta

l cha

ract

er a

nd

amen

ity o

f the

str

eet.

• Pr

ovid

e ar

ticul

ated

roof

form

s to

cre

ate

an

inte

rest

ing

skyl

ine

whe

n vi

ewed

from

th

e be

ach.

• Pr

ovid

e lo

w o

r op

en s

tyle

fron

t fen

cing

al

ong

Bea

ch R

oad

fron

tage

s.

Flat

, poo

rly a

rtic

ulat

ed ro

of

form

s an

d fa

cade

s vi

sibl

e fr

om

the

publ

ic d

omai

n.H

igh,

sol

id fr

ont f

enci

ng o

n

Bea

ch R

oad.

H4

PR

EC

IN

CT

Moorabbin

Highett

Cheltenham

Hampton

Gardenvale

North Brighton

Brighton Beach

Middle Brighton

H4H4H4H4H4H4H4H4

H7H7H7H7H7H7H7H7H7

H4H4H4H4H4H4H4H4H4

H3H3H3H3H3H3H3H3H3

H2H2H2H2H2H2H2H2H2

H5H5H5H5H5H5H5H5H5

H1H1H1H1H1H1H1H1H1H2H2H2H2H2H2H2H2H2

H4H4H4H4H4H4H4H4H4

H6H6H6H6H6H6H6H6H6

H4H4H4H4H4H4H4H4H4

G2G2G2G2G2G2G2G2G1 G2

G1

E4E4E4E4E4E4E4E4E4

F1F1F1F1F1F1F1F1F1

E3E3E3E3E3E3E3E3E3 G1G1G1G1G1G1G1G1G1

D2D2D2D2D2D2D2D2D2

D3D3D3D3D3D3D3D3D3

D4D4D4D4D4D4D4D4D4

D2D2D2D2D2D2D2D2D2

D1D1D1D1D1D1D1D1D1

B4B4B4B4B4B4B4B4B4

C1C1C1C1C1C1C1C1C1 B2B2B2B2B2B2B2B2B2

B1B1B1B1B1B1B1B1B1 B5B5B5B5B5B5B5B5B5

B5B5B5B5B5B5B5B5B5

B1B1B1B1B1B1B1B1B1

E1E1E1E1E1E1E1E1E1

E2E2E2E2E2E2E2E2E2

A2A2A2A2A2A2A2A2A2

C1C1C1C1C1C1C1C1C1

C2C2C2C2C2C2C2C2C2

B1B1B1B1B1B1B1B1B1

B3B3B3B3B3B3B3B3B3

A1A1A1A1A1A1A1A1A1

A2A2A2A2A2A2A2A2A2A2A2A2A2A2A2A2A2A2

BALCOMBE ROAD

BAY ROAD

WICKHAM ROAD

SOUTH ROAD

DENDY STREET

BAY STREET

NE

PE

AN

HIG

HW

AY

NEPEAN

HIG

HW

AY

NORTH ROAD

MARTIN STREET

ST.

KIL

DA

R

OA

D

\NE

W S

TR

EE

T

HA

MP

TO

N S

TR

EE

T

HA

WT

HO

RN

R

OA

D

TH

OM

AS

S

TR

EE

TB

LU

FF

R

OA

D

BLU

FF

R

OA

D

RE

SE

RV

E R

OA

D

CH

AR

MA

N R

OA

D

ES

PLA

NA

DE

BEACH

RO

AD

BE

AC

H R

OA

D

BEACH ROAD

BEACH

ROAD

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)