Eltham MAC Design Guidelines - Nillumbik Shire Council

Eltham MAC Design GuidelinesPART B - Residential Interface Design Guidelinessecond draft | december 2009Nillumbik Shire Council • Design Guidelines • Eltham MAC Residential Interface

TABLE OF CONTENTSPART B – ELTHAM MAC DESIGN GUIDELINES RESIDENTIAL INTERFACE 21.1 The Residential interface 21.2 The Preferred Character 31.3 Overall Design Objectives 3PART B – SITE DESIGN GUIDELINES 4PART B – BUILDING DESIGN GUIDELINES 5PART B – BUILDING CONTEXT GUIDELINES 7PART B – PUBLIC DOMAIN GUIDELINES 8guidelines prepared byhansen partnership pty ltdwww.hansen-online.com.aunillumbik shire council | design guidelines | eltham major activity centre | residential interface 1

PART B – ELTHAM MAC DESIGN GUIDELINES RESIDENTIAL INTERFACE1.1 The Residential InterfaceThe Residential Interface Precinct is generallybounded by Bible Street to the east and residentialproperties fronting Cecil to the north and TaylorStreet to the south.These Design Guidelines are intended to be usedby anyone who is interested or involved in theplanning and development process (landowners,designers, developers, community, Council etc) tobetter understand how to suitably respond to localplanning policies and design controls associatedwith the Eltham MAC.A Design and Development Overlay (DDO5) appliesto land within the Eltham MAC, which setsregulations and development expectations to realisethe preferred character of the area. Use thesedesign guideline documents to assist in the designphases for all new development within the ElthamMAC precincts.The Eltham MAC Design Guidelines have beenseparated into 2 parts and include the following:Part A: The General Design Guidelines(applicable to all land within the Eltham MACPrecincts)The purpose of the General Eltham MAC DesignGuidelines is to provide basic design directions forall development formats within the Eltham MACboundary including new commercial, residential andcommunity developments.Part B: Precinct Design Guidelines (applicable toland located within the specified precinct boundary)The purpose of the Precinct Design Guidelines is toprovide specific guidance that supports thepreferred character for the each precinct.Note: All new development must have regard toboth documents, PART A & B respectively.nillumbik shire council | design guidelines | eltham major activity centre | residential interface 2

1.2 The Preferred CharacterThe preferred character for the Residential Interface Precinct includes:▪ This area will provide for a transition in built form scale and density between the core commercial areas and the adjoining residentialareas.▪ This area will provide for an increase in medium density housing and offices while maintaining the spacious and treed appearance ofstreetscapes.1.3 Precinct Design Objectives▪▪▪To encourage medium density housing and office development that respects the neighbourhood character and any particulardesign guidelines for the areaTo ensure non-residential development in the Residential 1 Zone maintains a predominantly residential appearance.To encourage the consolidation of residential lots for well designed integrated residential developments.nillumbik shire council | design guidelines | eltham major activity centre | residential interface 3

PART B – SITE DESIGN GUIDELINESSD04: STREETSCAPE PATTERN (cont.)DESIGN GUIDELINES & DIRECTIONS:a. All setbacks are to be in accordance with Rescode, with theexception of the following locations which must have zerofront and side setbacks at ground level:▪ Main Road between Cecil Street and Luck Street whichmust have zero front and side setbacks at ground level▪ Land in Luck Street and Dudley Street within theBusiness 2 Zone which must have zero front and sidesetbacks at ground level.b. Residential development located on corner sites must bedesigned to address both street frontages. Side elevationsshould be given equal attention on these sites to create‘multi sided’ buildings.c. Residential properties should be consolidated to createhigher density residential redevelopment sites.▪ Consolidated developments should emulate thesubdivision pattern of the streetscape. Incorporatearticulated facades with building reliefs to correspondwith the prevailing pattern.d. Buildings with larger footprints should be designed with splitlevels to respond to the topography.SD05: FUNCTIONALITY (cont.)DESIGN GUIDELINES & DIRECTIONS:a. Private open spaces should be located in useful andmeaningful locations rather than left over spaces.b. Medium density housing development should be designedto prevent cross viewing between units and neighbouringbuildings. Landscaping is the preferred technique to screenviews and provide a buffer to adjoining properties.nillumbik shire council | design guidelines | eltham major activity centre | residential interface 4

BD02: BUILDING STYLE & FAÇADE COMPOSITION (cont)DESIGN GUIDELINES & DIRECTIONS:a. Development on Main Road between Cecil and Luck Streetshould provide active frontages.b. Main pedestrian entrances should be clearly legible fromthe street and demarcated with strong architectural andlandscape features.c. New developments should appear to have a domesticquality and responds to the residential vernacular of thearea.d. Incorporate a range of materials that are common in thearea and select earthy/ muted tones to blend with thelandscape.e. Incorporate robust elements such as arbours, pergolas andshade structures that are contemporary and simple in style.nillumbik shire council | design guidelines | eltham major activity centre | residential interface 6

PART B – BUILDING CONTEXT GUIDELINESBC01: ACCESS & PARKING (cont)DESIGN GUIDELINES & DIRECTIONS:a. Developments should provide adequate parking spaces toservice the requirements of the residential/ users whilerecognising proximity to the public transport interchangeand Activity Centre location.b. Garages and carports should be a secondary element tothe main façade of the building. Such services should besetback from the main building line except if extensiveexcavation will be required.BC02: BOUNDARY TREATMENTS - LANDSCAPE & FENCING (cont)DESIGN GUIDELINES & DIRECTIONS:a. It is preferred that front property boundaries are defined bylandscape treatments rather than fencing. If front fencing isrequired, they should be designed to be low in height,visually transparent and does not dominate the streetscape.b. Medium density development should not locate privateopen spaces and screen fencing to face the street.BC03: SIGNAGE & LIGHTING (cont)DESIGN GUIDELINES & DIRECTIONS:a. Signage on non-residential uses should be unobtrusive. Itshould be subdued in colour, positioned below the eave lineand integrated with the surroundings.b. The brightness of lighting should be restricted to a level thatprotects the amenity of the area.c. Overhead lights must not be higher than the building heightand must be baffled to prevent light spilling into adjoiningproperties.nillumbik shire council | design guidelines | eltham major activity centre | residential interface 7

PART B – PUBLIC DOMAIN GUIDELINESPD01: ACCESS, FOOTPATHS & PARKING (cont)DESIGN GUIDELINES & DIRECTIONS:a. Extend a special paving treatment and landscaping alongMain Road towards Cecil Street to the north and up toPanther Place to the south. This will assist in defining theEltham Town Centre and enhance a gateway experience.b. Upgrade footpaths and ensure bicycle lanes are clearlymarked.PD02: LANDSCAPE – SOFT & HARD (cont)DESIGN GUIDELINES & DIRECTIONS:a. Reinforce consistent bush avenues with single themespecies along all streets.b. Plant indigenous tree where possible.nillumbik shire council | design guidelines | eltham major activity centre | residential interface 8