B2P 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

B2P 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

This precinct is based around a formal street pattern of crescents and geometric streets that have been skewed to relate to the formal crescent pattern. There are a number of large public and institutional buildings scattered throughout the precinct, along with individual heritage buildings, reflecting the role as Brighton’s oldest residential area. While the street-form plays a strong unifying

role for the precinct, this is not reflected in the buildings which contain a variety of architectural styles, setbacks and fence styles. Materials are also mixed brick and render, and there is often a variety of materials or colours within the facades. Gardens are established with native and exotic species. Street planting is a mixture of exotic and native species.

D E S C R I P T I O N

• Diverse dwelling styles with well articulated facades and rooflines including Victorian, Federation, Inter-War, Post-War and 1990s reproduction, some 1960s – 80s, and occasional Mansion and English attic houses.

• Front setbacks vary from 5-9m, some are larger and occasionally houses on angle to street.

• Side setbacks generally 1.2-1.5m on one side with garages, car ports or driveways to the boundary on the other, new development 1m each side and some houses setback 3-4m each side.

• Established, mixed native and exotic gardens that enhance the separation of individual dwellings and include moderate coverings of shrubs and scattered medium to tall specimen trees.

• Varied native and exotic street trees, some incorporated into strong avenues.

• Bluestone kerbing and channelling.

• Combination of crescent and grid subdivision pattern.

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

The diverse dwelling styles, with a continued presence of pre World War II (WWII) dwellings, sit within established gardens with occasional tall canopy trees. Side setbacks on both sides, and the setting back of car ports/garages from the dwelling, allows for vegetation to flow around the dwellings. New buildings blend with the existing, through using a variety of materials or colours within front façades, and by respecting the older building styles and scales without replicating. Open style front fencing improves the visual connection between the dwelling and the street. Street tree planting consistency is improved to provide a unifying element to the area.

The preferred character will be achieved by:

• Encouraging the retention of pre WWII era dwellings;

• Encouraging the retention and planting of trees and landscaped gardens;

• Ensuring the siting of car parking structures to minimise loss of garden space and dominance in the streetscape;

• Ensuring that new development respects the dominant building scale and forms, through use of innovative architectural techniques;

• Encouraging the use of a variety of materials within front facades;

• Ensuring the use of simple building details and articulated front facades; and

• Encouraging open style front fencing.

Issues / Threats

• Lack of garden space for planting.

• Period reproduction styles.

• High, solid front fences.

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

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 El

emen

tO

bjec

tive

Des

ign

Resp

onse

Avoi

d

PR

EC

INC

T G

UID

EL

INE

S

Illus

trat

ion

Exis

ting

Bui

ldin

gsTo

enc

oura

ge th

e re

tent

ion

of

dwel

lings

that

con

trib

ute

to th

e va

lued

cha

ract

er o

f the

Pre

cinc

t in

the

desi

gn o

f dev

elop

men

t pr

opos

als.

• At

tem

pt to

reta

in w

here

ver

poss

ible

in

tact

and

goo

d co

nditi

on d

wel

lings

that

co

ntri

bute

to th

e va

lued

cha

ract

er o

f the

Pr

ecin

ct in

des

igni

ng n

ew d

evel

opm

ent.

• Al

tera

tions

and

ext

ensi

ons

shou

ld re

tain

th

e fr

ont o

f the

se d

wel

lings

.

Dem

oliti

on o

f dw

ellin

gs th

at

cont

ribut

e to

the

valu

ed

char

acte

r of t

he P

reci

nct.

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tatio

nTo

mai

ntai

n an

d en

hanc

e th

e ga

rden

set

tings

of t

he d

wel

lings

.•

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are

a la

ndsc

ape

plan

to a

ccom

pany

al

l app

licat

ions

for

new

dw

ellin

gs th

at

incl

udes

sub

stan

tial t

rees

and

shr

ubs.

Lack

of l

ands

capi

ng a

nd

subs

tant

ial v

eget

atio

n.

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 p

rovi

de

spac

e fo

r fr

ont g

arde

ns.

• B

uild

ings

sho

uld

be s

ited

to a

llow

spa

ce fo

r th

e pl

antin

g of

tree

s an

d sh

rubs

.•

Bui

ldin

gs s

houl

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site

d to

cre

ate

the

appe

aran

ce o

f spa

ce b

etw

een

build

ings

an

d ac

com

mod

ate

subs

tant

ial v

eget

atio

n.

Loss

of f

ront

gar

den

spac

e.

To m

inim

ise

the

loss

of

fron

t gar

den

spac

e an

d th

e do

min

ance

of c

ar p

arki

ng

faci

litie

s.

• Lo

cate

gar

ages

and

car

port

s be

hind

the

line

of th

e dw

ellin

g.•

Prov

ide

only

one

veh

icul

ar c

ross

over

per

ty

pica

l site

fron

tage

.•

Und

ergr

ound

car

par

king

acc

esse

d fr

om th

e fr

ont o

f the

site

sho

uld

only

be

prov

ided

w

here

oth

er o

ptio

ns a

re n

ot p

ossi

ble

due

to s

ite c

onst

rain

ts, t

he g

arag

e do

ors

do n

ot

dom

inat

e th

e fa

çade

and

the

fron

t set

back

ar

ea is

reta

ined

as

pred

omin

antly

ga

rden

spa

ce.

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.

B2P

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T

Char

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bjec

tive

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ign

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d

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EC

INC

T G

UID

EL

INE

S

Illus

trat

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Bui

ldin

g H

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t and

For

mTo

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ure

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dev

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men

t re

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ts th

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min

ant b

uild

ings

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rms

and

scal

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bui

ldin

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in th

e Pr

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gh th

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inno

vativ

e ar

chite

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al

resp

onse

s.

• Ar

ticul

ate

the

form

of b

uild

ings

and

el

evat

ions

, par

ticul

arly

fron

t fac

ades

.•

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ss u

pper

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rey

elem

ents

from

the

fron

t faç

ade.

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e bu

ildin

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ith p

oorly

ar

ticul

ated

faca

des.

To re

spec

t the

iden

tifie

d he

rita

ge q

ualit

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of a

djoi

ning

bu

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• W

here

adj

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n id

entif

ied

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tage

bu

ildin

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t the

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ght,

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ater

ials

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he h

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build

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s, in

the

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g de

sign

.

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ldin

gs th

at d

omin

ate

herit

age

build

ings

by

heig

ht,

sitin

g or

mas

sing

.Im

itatio

n or

repr

oduc

tion

of

hist

oric

bui

ldin

g st

yles

and

de

taili

ng.

Mat

eria

ls a

nd D

esig

n D

etai

lTo

use

a v

arie

ty o

f bui

ldin

g m

ater

ials

and

fini

shes

that

pr

ovid

e vi

sual

inte

rest

in th

e st

reet

scap

e.

• In

corp

orat

e a

vari

ety

of b

uild

ing

mat

eria

ls

such

as

bric

k, re

nder

, tim

ber

and

non-

mas

onry

into

the

build

ing

desi

gn.

• U

se s

impl

e bu

ildin

g de

tails

.

Excl

usiv

e us

e of

one

mat

eria

l on

ext

erna

l wal

l fac

ades

.

Fron

t Bou

ndar

y Tr

eatm

ent

To im

prov

e th

e vi

sual

con

nect

ion

betw

een

the

dwel

lings

and

the

stre

etsc

ape

and

enco

urag

e vi

ews

to fr

ont g

arde

ns.

• Pr

ovid

e op

en s

tyle

fron

t fen

ces,

oth

er th

an

alon

g he

avily

traf

ficke

d ro

ads.

• Fr

ont f

ence

sty

le s

houl

d be

app

ropr

iate

to

the

build

ing

era.

Hig

h, s

olid

fenc

es

B2P

RE

CI

NC

T

Moorabbin

Highett

Cheltenham

Hampton

Gardenvale

North Brighton

Brighton Beach

Middle Brighton

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WICKHAM ROAD

SOUTH ROAD

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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)