PLANNING PRINCIPLES


Under a typical modern town plan the Guidelines adopt a performance based approach consisting of two elements:


The objectives establish the outcomes sought by the controlling authority in considering Design and Siting applications and the performance measures establish criteria which in normal circumstances could be taken to meet the objectives.


Given that the characteristics of each site and each development proposal are unique, the authority will exercise some discretion in applying the performance measures. In some cases, to achieve the performance objectives more onerous performance measures may be required. In other cases a lesser measure may be acceptable. Discretion is particularly appropriate in respect of side and rear boundary setbacks where impacts can vary considerably due to the specific designs of existing and new developments.


The public interest is safeguarded in this process by the provisions in the Town Plan for public notification and third party appeals for all development proposals which would increase the number of dwellings on the block. The Guidelines are concerned with seven main areas of interest:



URBAN DESIGN AND STREETSCAPE


A typical town plan enc0urages the retention of existing high quality street trees and streetscapes and the achievement of the highest standards of architectural design particularly of buildings that frame the streets.


HERITAGE


Controls and policy usually developed by a separate heritage body..


BLOCK AMALGAMATION


To obtain a scale of development that establishes a unified and coherent urban streetscape and provides densities appropriate to the subject area and to protect certain isolated blocks.


PERFORMANCE MEASURES


For example:


A minimum of 0.3ha involving a continuous frontage length of at least 60m fronting the same street or an adjacent street at the corner of a section. Only in exceptional circumstances will three storey redevelopment on smaller sites be permitted. Block amalgamations that do not preclude other blocks from redevelopment.


Where owners of blocks adjoining three storey development projects choose not to participate in such developments and where such blocks are incapable of amalgamations to provide sites of sufficient size to meet the requirements for three storey developments, new units adjacent to such blocks should step down to two storeys at the interface and a two storey height limit will be imposed on developments on these remaining blocks.


In the case of other areas where the development potential is less, two block amalgamation will be considered. Height and other design parameters for development on single blocks that cannot be amalgamated will be determined in the light of the height of adjacent buildings and the environmental impacts that new buildings would have on their neighbours.


STREETSCAPE


Objectives:



Any works that impact on verges and street trees shall be the subject of consultation with the parks & conservation bodies to ensure that such works are executed in ways that do not prejudice the health of street trees. Evidence of compliance with these measures will be a prerequisite of final approvals.


The highest standard of architectural design that will provide rich, imaginative and subtle design elements, articulation preferably in both the horizontal and vertical planes and detailing that adds interest and vitality to the streetscape and still respect the overall design genre of the subject area. A maximum unarticulated length of 15m to the street frontage is considered appropriate. Punctuation by bay windows, verandahs, balconies and wall offsets are considered appropriate adjuncts to articulation.


Brick/masonry materials in colours similar to those that predominate in the area, ie. brown, red, ochre and off white. Roof colours shall be consistent. throughout each development. Any metal roofing shall be precoloured and non reflective.


Ground floors above finished ground levels designed/landscaped to minimise visual disparities. Ground floors that do not exceed an average of one metre above natural ground level. Basements and undercroft car parks designed and landscaped to avoid extensive exposure of ventilation apertures to streets and other communal areas.


Exposed end walls which incorporate architectural elements, features or modulation to provide visual interest. No external plumbing with the exception of down pipes.


Electrical and telecommunications reticulation are to be underground and electrical substations, switching stations and the like are not to be located in streets. They are to be screened from public view.



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