residential character study precinct map sk1 sk1 · 2020-01-14 · character element objective...

Nelso

n

AvenueStreet

ansell

Woods

Thompson

Stree

t

Stree

tSouth

St Aidans

Bignold

M

u

Court

Vickers

Mij

Lowndes

The

Steane

Collin

Mafe

kin

g

Mafe

kin

g

Clarke

Marsh

Ow

St

Cre

St

allMurp

hy

Geo

rge

Ligar

Stree

t

Str ee t

St ree t

KENNINGTON

OVAL

Street

Stree

t Street

Stree t

Stree

t

Street

Street

Street

Crescen

t

Dane St

SkeneAbbot

t

Mundy

Street

Aven

ue

Nea

l e

Farrington

Hodgkinson

Roya

l

Stern

berg

lling

Claren

ceKara

Maho

nSw

a

Albion

Gra

ndSt

CrSt

Glencoe

StMcMillan

view

Condon

Nea

le

RosemontCr

Clarke St

TOWNSEND STREET

Ewi

StBoat

Shipp

White

St

Street

Street

StBro

ugham

Marks

York

Street

St Pl

Cornwall

William

son

StreetStreet

Street

Harcourt

EWING

PARK

St

St

Street Stre

et

Street

STREET

Rowcliffe

reet

Street

Cobden

Galvin

Stree

tBrig

ht

Street

Hopper

WAY

TION

STREET

Brodie

Myall

He

Chu

Nish

MILLER ST

tEa

st

Min

to

crof

t

Street

Stree

tSt

tree

t

Street

AlbertSt

St

reet

Terrace

Street

e

STREET

Street

Barry

Stree

t

Street

Street

Street

McLaren

Mollison

Street

L

La

Percival

Mary

almerston

Pine

iews

Den

ovan

Mich

ael

atrick

Street

St

StreetHIGHWAY

REEK

Street

Casey

Cha

rles

ton

Ken

ned

y

MacKay

r

T)

R.I.T.

McIVOR

Hopetoun La

rritt

Street

St

McIVORHW

Y(CHAPEL

ST)

Bram

ble

Hargreaves

Street

Market

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P R E C I N C T M A P SK1

CITY OF GREATER BENDIGO RESIDENTIAL CHARACTER STUDY

The guidelines in this

brochure are used by

the Council to assess

planning applications for

residential developments.

Read this brochure and

discuss your proposal with

a Council planning officer

before you purchase land,

start a design or lodge a

planning application.

SK1K E N N I N G T O N / S T R A T H D A L E

P R E C I N C T 1

RESIDENTIAL CHARACTER STUDY

SK1Character Description

There is a mix of building styles and materials, but the position of each house on its block is consistent and therefore important, as are spaces between the houses through which glimpses of back yard trees are visible. In some locations, mature trees in reserves or private gardens dominate the skyline. Front gardens form part of the street scene because of the low or transparent front fences. Some streets have avenues of large exotics, which add to the character of the area.

Key Characteristics

Architectural era is predominantly Interwar with Victorian and 1950s

eras also present

Dwellings generally have small front setbacks with 1 to 3 metre side setbacks

A variety of building materials exist including brick and timber with mixed roofs

Front fences are average in height and are open in style

Gardens are generally low level

Roads are sealed with kerb and some have footpaths on both sides of the street

There are large exotic street trees in a regular planting pattern

Community Values

Like the native and exotic mix of gardensEncourage retention of native vegetationLike the diversity in the built formArea has a single dwelling imageLike the pedestrian links and these should be expanded where possibleNeed to protect historic/old buildings

STATEMENT OF DESIRED FUTURE CHARACTER

The spacious, garden suburb qualities of the streetscapes will be maintained by: Retaining heritage buildings that contribute to the character of the area

Attention to appropriate roof form

Minimising the impact of carstorage facilities

Ensuring buildings respect the predominant front and side setbacks in the street

Articulating plan forms and elevation treatments

Ensuring low, open style fencing appropriate to the era of the dwelling

Threats to Desired Character Buildings inconsistently sited Buildings that emphasise the vertical or appear 'box' like High, solid front fences

DESIGN GUIDELINESCHARACTER STATEMENT

CITY OF GREATER BENDIGO RESIDENTIAL CHARACTER STUDY with John Curtis Pty Ltd

CharacterElement Objective Design Response Avoid Illustration

Existing Buildings

To retain buildings that contribute to the valued character of the area.

Retain and restore wherever possible, intact Victorian, Edwardian, Federation and Inter-war era dwellings.

Alterations and extensions should be appropriate to the dwelling era.

Demolition of the parts of intact dwellings from these eras, visible from the street.

Vegetation To maintain and strengthen the garden settings of the dwellings.

Prepare a landscape plan to accompany all applications for new dwellings.

Retain large, established trees and provide for the planting of new trees wherever possible.

Lack of a landscape plan.

Siting To maintain the consistency, where present, of building front setbacks.

The front setback should be not less than the average setback of the adjoining two dwellings.

Buildings that are set further forward than the closest of the buildings on the adjoining two properties.

To maintain the rhythm of dwelling spacing.

Buildings should be setback from at least one side boundary by a minimum of 2 metres.

Boundary to boundary development.

To minimise the dominance of car storage facilities.

Locate garages and carports behind the line of the dwelling.

Garages and carports forward of the dwelling.

Height and building form

To respect the identified heritage qualities of the streetscape or adjoining buildings.

Where the streetscape contains identified heritage buildings, reflect the dominant building forms in the street, including roof forms, in the new building design.

Large, bulky buildings with unarticulated front and side wall surfaces. Flat roof forms.

To ensure that buildings and extensions do not dominate the streetscape.

Respect the predominant building height in the street and nearby properties. Where there is a predominance of single storey, the height of the dwelling at the front of the dwelling should match the typical single storey wall height.

Buildings that exceed by more than one storey the predominant building height in the street and nearby properties.

Materials and design detail

To use building materials and finishes that complement the dominant pattern within the streetscape.

In streetscapes where weatherboard predominates, use timber or other non-masonry cladding materials where possible, and render, bag or paint brick surfaces.

Exposed red or orange brick in streets where weatherboard predominates.Period reproduction detailing.

Front boundary treatment

To ensure front fences are appropriate to the era of the dwellings and maintain openness to the streetscape.

Provide open style front fencing.

Front fences should not exceed 1.2 metres other than in exceptional cases.

High, solid front fencing.

The Objectives define the intention of each Character Element. The Design Responses are assumed to satisfy the relevant Objective. Other Design Responses that meet the Objective may be considered.

Wo

Thompson

St Aidans

CVick

Lowndes

Steane

Mafeking

Clarke

Marsh

St

allMurphy

George

Ligar

Street

St reet

Str ee t

KENNINGTON

OVAL

Street

Street Street

Street

Street

Street

Street

Street

Crescen

t

SkeneAbbott

Mundy

Street

Aven

ue

Neal e

Farrington

Hodgkinson

Royal

ernberg

Grand

St

Cr

Glencoe

St

McMillan

view

Neale

RosemontCr

ke St

White

Street

Plornwall

iamson

Street

Harcourt

EWING

PARK

R

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P R E C I N C T 2




Lack of a landscape plan.




To reflect the existing rhythm of dwelling spacing.

Buildings should be setback from at least one side boundary, and preferably both.





Buildings that exceed by more than one storey the predominant building height in the street and nearby properties. Large, bulky buildings with unarticulated front and side wall surfaces.


This precinct is distinctive because it contains a near consistent late Inter-war period residential streetscape. There is a consistency in the plan forms of houses and the large, wide-spanned and gabled roof forms, and in the position of each house on its block. The large, heavy roof forms dominate the street scene, lending a strong horizontal emphasis that is reinforced by the strong horizontals and shadowing of the verandahs. Front gardens, which are neatly tended, low in scale and mostly exotic, form part of the street scene because of the low or transparent front fences. Street tree avenues of medium to large exotics form another important component of the area's character.

Key Characteristics

Architectural era is predominantly late Inter-war with some earlier

Victorian styles present

Dwellings have a standard front setback

A variety of building materials exist including brick and timber with mixed roofs

Front fences are predominantly average in height and open style

Gardens are generally well established with exotic vegetation

Roads are sealed with a kerb and some have footpaths on both sides

of the street

There are large exotic street trees in a regular planting pattern

Community Values

Like the native and exotic mix of gardensEncourage retention of native vegetationLike the diversity in the built formLike the pedestrian links and these should be expanded where possibleNeed to protect historic/old buildingsLike proximity to City centreDiscourage narrow streets in new subdivisions


The garden settings of the dwellings will be maintained by: Maintaining the dominance of horizontal forms in building design

Ensuring roof forms reflect the scale, span and articulation of existing roofs



Threats to Desired Character Buildings inconsistently sited Buildings that emphasise the vertical or appear 'box' like High, solid front fences Loss of avenue street trees







Period reproduction detailing. Exposed red or orange brick in streets where weatherboard dominates.


To maintain and enhance the continuous flow of the garden settings and the openness of the streetscape.

Provide open-style or low front fencing to a maximum of 1.2 metres.



Woods

Max

we

Kooyong

ington

Fion

aHolland

C

Drive

Lowndes

Hew

itt

Avenue

Cardog

en

PlAven

ue

Ct

Road

Cl

Clte

Cotswa

l

Hey

Pl

Ct

Ka

Street

Stree

tSo

St Aidans

Bren

St

Street

Claire

uda

Court

Vickers

Mij

Lowndes

The Strand

Yalla

mbe

e

Cou

rt

Collin

s

Mafe

kin

Clarke

Marsh

OwenSt

Avenue

Crescent

St

all

Street

Cou

rt

Murp

hy

Geo

rge

Ligar

Stree

t

Str e et

Stre et

KENNINGTON

OVAL

Street

et

Street

Skene

Street

Winterborne

Rise

Pl

Edwar

CONDON

STRATH

Court

Prim

Edwards

Drive

BanksiaCourt

Road

VILLAGE

La

Cr

Allis

on

Tim

bertop

Street

Cre

s cen

t David

Ct

Kaye

Sallys

Hakea

rose

Moom

ba Willow

Aven

ue

Ct

Drive

Ridg

eway

SummitCo

urt

Crescent

Street

Street

lling

Claren

ceKara

Maho

nSw

a

Leigh

High

crest

Houlahan

Jeffre

y

Albion

Grand

St

Cr

St

Glencoe

St

McMillan

view

Condon

Nea

le

RosemontCr

Clar

ke St

TOWNSEND STREET

Av

Bendigo

Ewin

g

Ewing

Cr

Stree

t Nea

le Ellis

reet

Street

Hea

rtbrea

kChurch

ill

Nish

Theo

dor

e

Av

Lane

Street

et

Stree

t

Ct

Ave

nue

Street

Street

�















P R E C I N C T 3




Retain large, established trees and provide for the planting of new trees wherever possible.

Removal of high canopy trees.Lack of a landscape plan.




To reflect the rhythm of dwelling spacing.

Buildings should have 1 to 3 metre side setbacks.




Respect the predominant building height in the street and nearby properties. The dwelling should match the typical single storey wall height.




Use timber or other non-masonry cladding materials where possible.


Exposed red or orange brick in streets where weatherboard predominates.Period reproduction detailing.


To maintain the openness of the streetscape.

Provide low to no front fences. High front fencing.


An area of housing mostly built since the 1950s but including Inter-war, in which roof shapes are often important as they provide a consistent theme. The horizontal emphasis of the dwelling form results from the long, low elevations of the buildings in relation to their height. The modest front setbacks lend an intimacy and consistency to the area. Low or transparent front fences create an open feel to the streetscape.

Key Characteristics

Architectural era is predominantly 1950s with some development through

to the 1970s

Dwellings generally have small front setbacks with 1 to 3 metre side setbacks

Generally dwellings are either brick or timber with tiled roofs

Front fences are predominantly low and solid

Gardens are generally well established with exotic vegetation


of the street

There are medium exotic street trees in a regular planting pattern

Community Values



The horizontality and articulation of the dwellings, and the openness of streetscapes, will be maintained by: Attention to appropriate roof form

Ensuring buildings maintain consistent front and side setbacks


Maintaining low fence heights or transparency of fences

Threats to Desired Character Buildings inconsistently sited Buildings that emphasise the vertical or appear 'box' like Inappropriate front fences, fences where there are none at present





Pi lc

he

Nelso

n

Doak

Street E

as

Dr

Woods

Beisc

her

Orana

Stree

t

Ave

nue

Cre

scen

t

Stree

t

Court

Her

ber

t

Boronia

ButtonMax

well

McKay

Kooyong

ington

GroveThe Olive

Fion

aHolland

Mill

St AidansCr

Court

Drive

Lowndes

Hew

itt

Avenue

Cardog

en

PlAven

ue

Ct

Road

Cl

Clte

Cr

Cotswa

ld

Desmond

Everett

Drive

Hey

McIvor

Pl

Court

Street

Ct

Ka

Mill

Street

Court

Thompson

Stree

t

Stree

tSouth

St Aidans

Harp

in

McIVOR HIGHWAY

Bren

St

Street

Claire

uda

Court

Vickers

Mij

Lowndes

Court

Caro

laDale

The Strand

Yalla

mbe

e

Cou

rt

Stree

t

Steane

Collin

s

Mafe

kin

g

Mafe

kin

g

Clarke

Marsh

Owen

St

Avenue

Crescent

St

all

Street

Cou

rt

Murp

hy

Geo

r ge

Ligar

Stree

t

Stre e t

St ree t

KENNINGTON

OVAL

Street

Stree

t Street

Stree t

Stree

t

Street

Street

Street

Crescen

t

e St

Skene

dy

Street

Aven

ue

Nea

le

Farrington

Hodgkinson

Roya

l

Stern

berg

RCt

Marn

ie

Street

RoslynCt

Winterborne

Rise Lakewood

Pl

Edwards

CONDON

The

Cre

st Knox

K

STREET

RESESTRATH

Court

Prim

Edwards

Drive

BanksiaCourt

Road

VILLAGE

Cro

ok

La

Cr

Allison

Tim

bertop

Street

Cre

scen

t David

Ct

Kaye

Sallys

Hakea

rose

Moom

ba Willow

Aven

ue

Ct

Drive

Ridg

eway

SummitCo

urt

Crescent

Street

BRP

Street

lling

Claren

ceKara

Maho

nSw

a

Leigh

High

crest

Houlahan

Jeffre

y

Albion

Grand

St

Cr

St

Glencoe

St

McMillan

view

Condon

Nea

le

RosemontCr

Clar

ke St

TOWNSEND STREET

Av

Bendigo

Ewin

g

Ewing

Cr

reet

Saye

rStree

t

ey Street

Ellis

Nea

le EllisHammer

StBoat

Shipp

White

St

Street

Street

treet

Harcourt

WING

ARK

Street

St

v

WallaceAv

Hea

rtbrea

kChurch

ill

Nish

Theo

dor

e

Av

Lane

Street

ST

Beebe

Wolsten

crof

t Stree

tSt

Stree

t

Ct

Ave

nue

Street

Street

D

lAYet

�















P R E C I N C T 4




Lack of landscape plan.

Topography/ landform

To minimise site disturbance and impact of the building on the landscape.

Buildings should be designed to follow the contours of the site or step down the site.

Major excavation works to accommodate dwellings or outbuildings.

Siting To maintain the consistency, where present, of building front setback.




Buildings should be setback between 1 and 3 metres from both side boundaries, based on the predominant pattern in the streetscape.




Respect the predominant building height in the street and nearby properties.

Use low pitched roof forms.



To use building materials and finishes which complement the dominant pattern within the streetscape.

In streetscapes where weatherboard predominates, render, bag or paint brick surfaces.

Exposed red or orange brick in streetscapes where timber predominates.Period reproduction detailing.



Provide low or open style front fences. High, solid front fencing.


An area of housing mostly built since the 1950s, in which roof shapes are often important as they provide a consistent theme. The horizontal emphasis of the dwelling form results from the long, low elevations of the buildings in relation to their height. In some locations, mature trees in reserves or private gardens dominate the skyline. Absence of front fences in some areas creates an open feel to the streetscape.

Key Characteristics

Architectural era is predominantly 1950 to 70s urban style with some

early 1980s present

A variety of front setbacks exist, from small through to standard

A variety of building material exists including brick and timber with tiled roofs

Front fences are open in style to an average height, with many not having

any front fencing

Gardens are generally well established with some pockets of low level

gardens present


of the street

Street trees are medium in size and are either native or exotic and in a

regular planting pattern

Community Values



The horizontality and articulation of the dwellings, and the openness of streetscapes, will be maintained by: Attention to appropriate roof form

Ensuring buildings respect neighbouring front and side setbacks


Maintaining low fence heights or absence of fences

Threats to Desired Character Buildings inconsistently sited Buildings that emphasise the vertical or appear 'box' like Inappropriate front fences, fences where there are none at present





S

Str e et

KENNINGTO

OVAL

Stree

t Street

StreetSkeneA

bbot

t

Mundy

Street

Aven

ue

Nea

l e

Farrington

Hodgkinson

Roya

l

Stern

berg

EWING

AlbertSt

REET

Stree

t

Street

treet

Street

Den

ovan

Mich

ael

StreetHIGHWAY

Street

Cha

rl

Ken

ned MacKay

McIVOR

Larritt

tre

St

T)

Bram

ble

Street

�















P R E C I N C T 5




Lack of landscape plan.




To maintain the rhythm of dwelling spacing.

Buildings should be setback from at least one side boundary by a minimum of 2 metres.



To respect the identified qualities of the streetscape or adjoining buildings.




The area was mainly developed from the Inter-war period to the 1950s. Predominately weatherboard with tiled roofs, there is some consistency in front and side setbacks, and most dwellings have a large span roof form with hips and gables. Front gardens are low in scale and mostly exotic. They form part of the street scene because of the low or transparent front fences, many of which are original. Street trees vary. Some have tree avenues, others have more informal planting arrangements, and species may be exotic or native.

Key Characteristics

Architectural era is predominantly Interwar to 1950s

Front setbacks are generally standard with some smaller setbacks present

Mainly timber weatherboard and tiled roofs with some brick

Front fences are either low and solid or to an average height and open in style

Low level front gardens exist


of the street

Where there are street trees they are medium to large in size with a mixture

of native and exotic species

Community Values



The consistency of siting and roof form will be maintained, and the garden suburb character strengthened, by: Ensuring roof forms reflect the scale, span and articulation of existing roofs



Maintaining original front fences where possible

Keeping front fences low or transparent

Threats to Desired Character Buildings inconsistently sited Buildings that emphasise the vertical or appear 'box' like Inappropriate front fences Loss of vegetation





Reflect the dominant building forms in the street, including roof forms, in the new building design.

Large, bulky buildings with unarticulated front and side wall surfaces. Flat roof forms.




Exposed red or orange brick in streets dominated by weatherboard.Period reproduction detailing.



Provide open style front fencing.

Front fences should not exceed 1.2 metres other than in exceptional cases.



Gum

EssexStringybark

Harrod

s

Court

Ct

Ct

RACEWAY

Erniold

Silverfox

Ct

Ct

hens

Nerang

Close

Court

Place

Kairn

mbara

STRATHFIELDSAYE

HIGHWAY

LORDS

RANGE

Marko

vich

LaneMcIVOR

Rifle

PrattsPark

Road

Road

Range

RoadStreet

Ct

Matc h

et tDr

North

POWELLS

AVENUE

RIFLE

Pinnaroo

Cl

Court

Nor th

Pl

Dr ive

Cr

Lloyd

Gitt in

s

HaskerCt

Driv e

Ct

Ladams

Parr

Ct

Moog

Ct

Clee

Clee

Cr

moor

Cliff

James

Pil che r

Pilc h

e r

Court

Avenue

Street

Str eet

CrookS

treet

Road

George

St

Nelso

n

Doak

Avenue

Tce

Street

Austen

Terrace

Eastern

Eden

Street

Court

Pl

Terrace

Dr

Street

Court

Street

Woodlands

Merino Ct

Ellesmere

Beischer

Harpin

Cr

Pl

Lansell

Lloyd

Street

Street

Cresthaven

Murphy

Day

Street

Ct

Jackman

Stre Valli

Place

Cottage

Bottlebrush

Ct

Paper

bark

Nut

Bvd

ROAD

Guys

Snowgum

Tea-Tree

Ct

Ct

Drive

BlueGum

Adam

Ct

Adelle

Ct

Rise

Drive

Sand

Hollow

Ct

Ct Bourke

Peppertree

Gr

Butch

er

Street

field sea

Bvd

Drive

Weatherby

Devon

Cl

ChelseaLandale

Opal

Ct

ClBir ch

Oxford

Harley Tce

Sherpa

Tenzing

Street

Ct

Sunrise

Ct

Road

Step

Cynthia

Court

Drive

Kiandra

WayTatiana

Chel

Mews

Campaspe

Par

ade

Tce

Mews

Cockerell

Lambruk

Windsor

Cl

CtCandee

Ct

Bramley

Pl

Road

Warranw

ah

Mayfield

May

Pde

Ct

Ct

Barwon

BarDrive

won

Gr

Court

Drive

Harley

Miranda

Drive

Marnie

Road

ga

na

Ct

Road

Sedgwick

Ct

Regency

Whittingt on

Ct

Nandina

Street

Locliff Marrin

a

McCalman

Avenue

Ct

Ct

Cairinini

Teal

BvdPark

Rosem

ary Sovereign

Yeramba

Av

Ct

Ct

Ct

Louisa

Ct

Court

Kamunna

Harley

Harl ey

Baden-Powell

Str ee tMews

Close

side

Cousins

Adina

Amaroo

Cheriton

Ct

Drive

Av

Cr

Gold

Stra

thdale

Ct

Street

Metro

CtHolly

Road

wood

RESERVOIR

Street

Place

Sibley

Ct

Ct

wyn

(McIVOR ROAD)

Mayer

Stree t

Crook

Ellimata

RD

STRATHDALE

PARK

Avenue

Putnam

Park

Reception

Woodbury

Emerald

Pl

Street

McGoldrick

BrookeCt

JoannaCt

McCurrach

Pl

Hesling

Street

Albert

Golden Glade

Street

Lane

Elwood

Drive

Woods

Beischer

Bunting

Orana

Street

Avenue

Cr escent

Street

Court

Avenue

St

Herbert

Boron

ia

ButtonMaxwell

McKay

Kooyong

ington

Grove

The Olive

Fiona

Holland

Mill

St Aidans

CrStreet

Court

Drive

Lowndes

Hew

itt

Avenue

Cardogen

PlAvenue

Ct

Road

Cl

Clte

Cr

Cotswald

Desmond

Everett

Drive

Hey

McIvorPl

Court

Street

Ct

Ka

Mill

Street

Court

Thompson

Street

St re etSouth

St Aidans

Bignold

Harpin

Harpin

McIVOR HIGHWAY

Bren

St

Street

Claire

uda

CourtVickers

Mij

Lowndes

Court

Carola

Dale

The Strand

Yallambee

Court

Street

Steane

Collins

Mafeki ng

Mafeking

Clarke

Marsh

Owen

St

AvenueCr

escent

St

all

Street

Court

Murphy

George

Ligar

Street

Stre et

Stree t

KENNINGTON

OVAL

Street

Stree t

Street

Street

Stre et

Street

Crescen

t

Dane St

Skene

Street

Neale

on

Stern

berg

Frog

Gr

Lillie

Isa

Figtree

bella

Lane

stone

RiseDrive

Wildwoo

d

Ct

Ct

Stringybark

Hill

TheLane

Street

ary

Aviary

Plante

Court

Nabilla

Crescent

RESERVOIR

Ct

Crescen

t

Harley

Butcher

Moonah

Naranghi

Ct Drive

Bolton

Marnie

Street

RoslynCt

Winterborne

Rise

Lakewood

Pl

Edwards

CONDON

TheCrest

Knox

KENNINGTON

STREET

RESE

RVOI

R

ROAD

STRATH

Green

Johnston

Road

wood

Federation Vin

Nin

BaLangford

Court

Court

Prim

Edwards

Drive

BanksiaCourt

Road

VILLAGE

Crook

La

Cr

Allison

Timbertop

Street

Cr esce nt

David

Ct

Kaye

Sallys

POOL

LATROBE UNIVERSITY

BENDIGO CAMPUS

Hakea

rose

Moom

ba

Willow

Avenue

Ct

Drive

Ridgeway

Summit

Court

Crescent

Street

Avenue

Proud

Tce

Terrace

Road

SPORTS CENTRE

Street

FLORA HILL

INDOOR

Street

Street

Street

Road

BRENNAN

PARK

Street

lling

ClarenceKa

ra

Mahon

Swa

Leigh

HighcrestHoulahan

Jeffrey

Albion

Grand

St

Cr

St

Glencoe

St

McMillan

view

Condon

Neale

Rosemont

Cr

Clarke St

TOWNSEND STREET

Av

Bendigo

Ewing

Ewing

Cr

Street

Neale

Burrell

Ellis

Hammer

th

Pl

FloraRawers

Street

Street

ceCommins

reet

Drive

Drive

Inoro

mPl

cent

Ironbark

Edwar ds

Drive

Dr

The Terr

Irkara

EllaCt

Cl

Currawong

ace

Capper

Court

Nunn

Cambrian

Davies

Hillview

Sharon

Court

Street

Street

StreetRace

St

Race

Wirth

Lane

Street

St

Ct

Barton

Street

Street

Street FLORA HILL

SECONDARY

COLLEGE

Bryden

Curtin

Monreith

Ct

Av

Heartb

reak

Church

ill

Nish

Theodore

Av

Lane

Street

Street

Ct

Avenue

Street

Street

Deakin

Friswell

Drive

Grove

Court

Benjam

in

Samuel Lynda

leCourt

Court

Pl

Sherwood

Da

Graham

Street

Cl

BiggsCt

Derb

y

Osborne

Court

Joshua

Court

Clvey

Luke

Drive

nsalm

rt

AvenueOasis

Sunset

Bvd

Street

Street

Barr

St

Street

Denovan

Mich

ael

Patrick

Street

Street

Street

Street

St

& BOWLING CLUB

Jennings

Fox

End

Road

Wilkie

Carwar

Street

Street

dine

Charleston

Street

HIGHWAY

Lloyd

REGIONAL

INSTITUTE of TAFE

BENDIGO EAST

SWIMMING POOL

BENDIGO

Casey

Lansell

MacKay

Phillip

�















P R E C I N C T 6


Topography/ landform






Buildings should be off-set from at least one side boundary.

Buildings that are set further forward than the closest of the buildings on the adjoining two properties. Boundary to boundary development.


This area is newly developed with small setbacks and numbers of larger dwellings, but in parts substantial remnants of native vegetation (mostly iron bark) make it distinctive. The iron bark character is strongest when the vegetation flows from block to block and into the road reserve.

Key Characteristics

Architectural era is predominantly 1980s through to the present

Predominantly front setbacks are small

Dwellings are predominantly brick with iron and tiled roofs

There are no front fences or side fences forward of the dwelling

Gardens are either new and establishing or are more established with

a mixture of native and exotic vegetation


of the street

Community Values



The garden settings of the dwellings will be strengthened by: Retaining native trees (particularly iron barks)

Encouraging planting of native trees

Limiting site coverage

Limiting building height in relation to tree canopy

Maintaining the absence of front fences

Threats to Desired Character Loss of native vegetation Fences constructed where previously there was no front fence




Vegetation To maintain and strengthen the native vegetation dominated streetscapes.

Retain established, indigenous tree and understorey species.

Replace any indigenous trees lost due to the development with similar species and size trees.

Prepare a landscape plan to accompany all development proposals that utilises appropriate species.

Removal of established, indigenous species.Lack of a landscape plan.


To ensure that new buildings and extensions do not dominate the streetscape.


Use flat or low pitched roof forms.



To encourage innovative architecture that reflects the garden setting.

Buildings should be individually designed to respond to the dominant characteristics of the area and to the site.

Period reproduction detailing.Large, bulky buildings with unarticulated front and side wall surfaces.


To maintain and enhance the continuous flow of the garden settings and the openness of the streetscape.

Provide no fencing. Solid front fencing.


Win

C

C

Sedgwick Ct

Bolton

Marnie

STREET

STRATH

Greenwood

Federation Vin

Court

Edwards

BanksiaCourt

VILLAGE

Crook

POOL

LATROBE UNIVERSITY

BENDIGO CAMPUS

Hakea

Moom

ba Willow

CtSu

Street

CENTRE

StreetRA HILL

NDOOR

Street

Street

Street

Road

BRENNAN

PARK

Leigh

D

Drive

Inorom

Pl

cent

Ironbark

Edwards

Drive

Dr

The Terr

Irkara

Ella

Ct

Cl

Currawong

ace

ew

Sharon

eet

reet

enue

�















P R E C I N C T 7


Topography/landform




Siting To maintain the continuity of vegetation in front of and between dwellings.

Buildings should be setback from the side and rear boundaries sufficient distance to ensure substantial tree and understorey vegetation can be provided.

Buildings built too close to the side boundary to allow the establishment of substantial vegetation.

Site coverage To ensure that adequate space is available on private land for the retention and planting of vegetation.

The total hard surface site coverage (including outbuildings, swimming pools, tennis courts, driveways and all non-permeable surfaces), should not exceed 50%.

Proposals that exceed the specified site coverage maximums must demonstrate that the Site Coverage objective and all remaining Objectives and Design responses have been met.

Buildings that exceed the site coverage specified by more than 5%.


To encourage innovative architecture that reflects the bush garden setting.

Buildings should be individually designed to respond to the dominant characteristics of the area and to the site.

Period reproduction detailing that does not respect period proportions.Large, bulky buildings with unarticulated front and side wall surfaces.


To maintain and enhance the continuous flow of the bush garden settings and the openness of the streetscape.

Provide no or open style fencing. High or solid front fencing.


The area is distinctive within Bendigo for its large, mansion-like modern dwellings in their extensive grounds. Bushland of the adjoining the riverine environment spreads into the area, and remnant vegetation still survive in the road reserve.

Key Characteristics

Architectural era is predominantly 1960/70s through to the present,

many are large homes

Dwellings have a generous front setback of between 8 and 15 metres

Dwellings are predominately brick with a mixture of iron and tiled roofs

Either open style fencing exists or there is no front fencing

Gardens are established with a mixture of native and exotic vegetation

Roads are sealed with a kerb and some have a footpath

Street trees are large examples of remnant vegetation

Community Values

Like the native and exotic garden mix of gardensEncourage retention of native vegetationLike the diversity in the built formLike the pedestrian links in these should be expanded where possibleNeed to protect historic/old buildingsLike the proximity to City centreDiscourage narrow streets in new subdivisions


The bushland qualities of the area will be maintained by: Retaining as much as possible of the bush vegetation, both in private gardens and public reserves, including the road service

Minimising the size of cleared areas of land devoid of any vegetation

Using minimal or transparent fencing wherever possible

Retaining generous front and side setbacks

Minimising site coverage

Threats to Desired Character Vegetation clearance Inappropriate solid or high fencing Buildings sited too close to the street




Vegetation To maintain and strengthen the native vegetation dominated streetscapes.

Buildings should be sited and designed to incoporate space for the planting of substantial vegetation.

Retain established, indigenous tree and understorey species.

Prepare a landscape plan to accompany all development proposals.

Replace any indigenous trees lost due to the development with similar species and size trees.

Removal of high canopy native and indigenous trees.Dwellings that do not provide sufficient setbacks from at least two boundaries to accomodate trees.Lack of a landscape plan.


Gum

EssexStringybark

Harrod

s

Court

Ct

Ct

Erniold

Silverfox

Ct

Ct

hens

Nerang

Close

Court

Place

Kairn

mbara

STRATHFIELDSAYE

HIGHWAY

RANGE

Marko

vich

LaneMcIVOR

Rifle

PrattsPark

Road

Road

RangeRoadStreet

Ct

chet t

Dr

North

POWELLS

AVENUE

RIFLE

Pinnaroo

Cl

Court

Nor th

Pl

Driv e

Cr

Lloyd

Git tin

s

Hasker

Ct

Dr ive

Ct

Ladams

ParrCt

Moog

CtClee

Clee

Cr

moor

Cliff

James

Pilcher

Pil ch

e r

Court

Avenue

Street

Street

Cr oo

k

Street

Road

George

St

Nelso

n

Doak

Avenue

Tce

Street

Austen

Terrace

Eastern

Eden Street

Court

Pl

Terrace

Dr

Street

Court

Street

Merino Ct

Ellesmere

BeischerHarpin

Cr

Pl

Lansell

Lloyd

Street

Street

Cresthaven

Murphy

Day

Street

Jackman

ttage

BottlebrushCt

Paper

bark

Nut

Bvd

Snowgum

Tea-Tree

Ct

CtDrive

BlueGum

AdamCt

Adelle

Ct

Rise

Drive

SandH

ollow

Ct

Ct Bourke

PeppertreeGr

Butcher

Street

field sea

Bvd

Drive

Weatherby

DevonCl

ChelseaLandale

Opal

Ct

ClBir ch

Oxford

Harley Tce

Sherpa

Tenzing

Street

Ct

Sunrise

Ct

Road

Step

Cynthia

Court

Drive

Kiandra

WayTatiana

Chel

Mews

Campaspe

Par

ade

Tce

Mews

Cockerell

Lambruk

Windsor

Cl

CtCandee

Ct

Bramley

Pl

Road

Warranwah

Mayfield May

Pde

Ct

Ct

Barwon

BarDrive

won

Gr

Court

Drive

Harley

Miranda

Drive

Marnie

Ro

ga

na

Ct

Road

Sedgwick Ct

Regency

Whittington

Ct

Nandina

Street

Locliff Marrin

a

Mc Calman

Avenue

Ct

Ct

Cairinini

Teal

BvdPark

Rosem

ary Sovereign

Yeramba

Av

Ct

Ct

Ct

Louisa

Ct

Court

Kamunna

Harley

Harl ey

Baden-Powell StreetMews

Close

side

Cousins

Adina

Amaroo

CheritonCt

Drive

Av

Cr

Gold

Stra

thdale

Ct

Street

Metro

CtHolly

Road

wood

RESERVOIR

Street

PlaceSibley

Ct

Ct

wyn

(McIVOR ROAD)

Mayer

Stre et

Crook

Ellimata

RD

STRATHDALE

PARK

Avenue

Putnam

Park

Reception

Woodbury

Eme rald

Pl

Street

McG

Brooke

Ct

JoannaCt

McCurrach

Pl Hesl

Street

Albert Golden Glade

Street

Lane

Elwood

Drive

Woods

Beischer

Bunting

Orana

Street

Avenue

Crescent

Street

Court

Avenue

St

Herbert

Boronia

ButtonMaxwell

McKay

Kooyong

ington

GroveThe Olive

Fiona

Holland

Mill

St Aidans

CrStreet

Court

Drive

Lowndes

Hewitt

Avenue

Cardogen

PlAvenue

Ct

Road

Cl

Clte

Cr

Cotswald

Desmond

Everett

Drive

Hey

McIvor

Pl

Court

Street

Ct

Ka

Mill

Street

Court

Thompson

Street

StreetSouth

St Aidans

Bignold

Harpin

Harpin

McIVOR HIGHWAY

Bren

St

Street

Claire

uda

CourtVickers

Mij

Lowndes

Court

Carola

Dale

The Strand

Yallambee

Court

Street

Steane

Collins

Mafeking

Mafeking

Clarke

Marsh

Owen

St

Avenue

Crescent

St

all

Street

Court

Murphy

Ge orge

Street

INGTON

OVAL

Street

Stre et

Street

Street

Stree t

Street

Crescen

t

Dane St

Frog

Gr

Lillie

Isa

Figtree

bella

Lane

stone

Rise

Drive

Wildwoo

d

Ct

Ct

Stringybark

Hill

TheLane

Street

ary

Aviary

Plante

Court

NabillaCrescent

RESERVOIR

Ct

Crescen

t

Harley

Butcher

Moonah

Naranghi

Ct Drive

Bolton

Marnie

Street

RoslynCt

Winterborne

Rise

Lakewood

Pl

Edwards

CONDON

TheCrest

Knox

KENNINGTON

STREET

RESE

RVOI

R

ROAD

STRATH

Green

Johnston

Road

wood

Federation Vin

Nin

BaLangford

Court

Court

Prim

Edwards

Drive

BanksiaCourt

Road

VILLAGE

Crook

La

Cr

Allison

Timbertop

Street

Cres ce nt Dav

id

Ct

Kaye

Sallys

POOL

LATROBE UNIVERSITY

BENDIGO CAMPUS

Hakea

rose

Moom

ba Willow

Avenue

Ct

Drive

Ridgeway

SummitCourt

Crescent

Street

Avenue

Proud

Tce

Terrace

Road

SPORTS CENTRE

StreetFLORA HILL

INDOOR

Street

Street

Street

Road

BRENNAN

PARK

Street

lling

ClarenceKara

Mahon

Swa

Leigh

Highcrest

Houlahan

Jeffrey

Albion

Grand

St

Cr

St

Glencoe

St

McMillan

view

RosemontCr

Clarke St

REET

Av

go

Ewing

wing

Cr

Ellis

Drive

Drive

Inorom

Pl

cent

Ironbark

Edwards

Drive

Dr

The Terr

Irkara

Ella

Ct

Cl

Currawong

ace

Court

Nunn

Cambrian

Davies

Hillview

Sharon

Court

Street

Street

StreetRace

St

Race

Wirth

Street

FLORA HILL

SECONDARY

COLLEGE

Curtin

Street

Ct

Avenue

Street

Street

ll

Grovherwood G

raham

Street

Cl

Big

Derb

y

Cl

Driv e

Mich

ael

Patrick

Street

Street

eet

LING CLUB

Jenning

GIONAL

TUTE of TAFE

O EAST

G POOL

NDIGO

�















P R E C I N C T 8


Vegetation To strengthen the garden settings of the dwellings.


Retain large, established trees and provide for the planting of new indigenous and native trees whenever possible.

Lack of a landscape plan.Exclusive use of exotic tree species.

Topography/landform








Buildings should be setback between 1 and 3 metres from both side boundaries, based on the predominant pattern in the streetscape.





Use low pitched roof forms.




Provide no front fencing. Front fencing.


This area, developed mostly from the 1960s to the 1980s, is one in which the horizontal emphasis of dwelling form is important, resulting from the long, low elevations of the buildings in relation to their height. Brick and tile is the predominant building material. Most have similar, modest front and side setbacks, creating a more intimate street feel, combined with an absence of front fencing in most instances.

Key Characteristics

Architectural era is predominantly 1960s to late 1980s with some examples

of more recent development throughout

Dwellings generally have small front setbacks with some more standard

setbacks throughout

Dwellings are predominantly brick with tiled roofs

Predominantly there are no front fences or side fences forward of the dwelling

Gardens are established with a mixture of native and exotic vegetation


of the street

Where there are street trees they are of medium height and a mix of native

and exotic species

Community Values



The horizontality of the dwellings, the consistent use of materials and the flow of landscape up to the face of the dwellings, will be maintained by: Attention to appropriate roof form



Using brick and tile or materials that compliment them

Maintaining the absence of fencing

Threats to Desired Character

Buildings inconsistently sited Buildings that emphasise the vertical or appear 'box' like Materials incompatible with brick and tile, such as sheeting or render or corrugated iron roofing Inappropriate front fences





residential character study precinct map sk1 sk1 · 2020-01-14 · character element objective...

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