D3 PRECINCT BAYSIDE CITY COUNCIL NEIGHBOURHOOD CHARACTER REVIEW D3 PRECINCT PRECINCT BROCHURE
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D3P 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
D3P 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
D E S C R I P T I O N
This precinct has a mix of pre and Inter-War dwellings, often cottage in style, interspersed with some more recent infill development. Small front setbacks and narrow streets create a very intimate or compact streetscape, offset by the sense of lightness created by the frequent use of weatherboard building materials, and open style fencing. Older dwellings are predominantly single storey, while newer development tends
to be double storey and more dominant in the streetscape due to their use of heavy building materials and solid brick fences. Gardens are established with a mix of native and exotic vegetation and large canopy trees or large shrubs framing the dwellings. The native street trees add to the sense of casualness found within the precinct.
• A mix of single storey Victorian, Edwardian and California Bungalows and other Inter-War dwellings with some recent double storey infill.
• Articulated and detailed building forms that include mostly timber building materials with some red clinker brick.
• Front setbacks of 4-5m and side setbacks of either 1m on each side or 1-1.5m on one side with garages and driveways to the boundary on the other.
• Front fences are generally low to medium heights, consisting of timber picket and brick materials.
• Gardens are characterised by established, mixed native and exotic, low level plantings.
• Native street trees.
• Bluestone kerbing and channelling.
V A L U E D C H A R A C T E R I S T I C S
The dwellings sit within established gardens with occasional canopy trees. The area retains a proportion of pre World War II (WWII) dwellings, along with new complementary development. Buildings do not dominate the streetscape, with second storeys recessed from the front, simple detailing and articulated front wall facades. The frequent use of weatherboard creates a sense of lightness in the streetscapes and this is strengthened by the use of low to medium front fences of open styles.
The preferred character will be achieved by:
• Encouraging the retention of pre WWII dwellings;
• Encouraging the planting of trees and garden planting;
• Ensuring dwellings are set back from at least one side boundary;
• Encouraging the use of weatherboard or other lightweight materials;
• Ensuring the plan form and elevations of new development are well articulated;
• Ensuring buildings are sited and designed so as not to dominate the streetscape; and
• Ensuring front fences are low to medium height and open style.
Issues / Threats
• High solid front fences.
• Large bulky development with poorly articulated walls.
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 Ele
men
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.
Vege
tatio
nTo
mai
ntai
n an
d en
hanc
e th
e ga
rden
set
tings
of t
he d
wel
lings
.•
Prep
are
a la
ndsc
ape
plan
to a
ccom
pany
ap
plic
atio
ns fo
r ne
w d
wel
lings
that
in
clud
es s
ubst
antia
l tre
es a
nd s
hrub
s.•
Bui
ldin
gs s
houl
d be
site
d to
allo
w s
pace
for
the
plan
ting
of tr
ees
and
shru
bs.
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 v
isua
l se
para
tion
betw
een
build
ings
.•
Bui
ldin
gs s
houl
d be
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.
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
stru
ctur
es.
• 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.
Car p
arki
ng s
truc
ture
s th
at
dom
inat
e th
e fa
çade
or v
iew
of
the
dwel
ling.
Fron
t set
back
s do
min
ated
by
impe
rvio
us s
urfa
ces.
D3
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
Hei
ght a
nd B
uild
ing
Form
To e
nsur
e th
at b
uild
ings
and
ex
tens
ions
do
not d
omin
ate
the
stre
etsc
ape.
• Re
cess
sec
ond
stor
ey e
lem
ents
from
fr
ont f
açad
e.•
Inco
rpor
ate
desi
gn e
lem
ents
into
the
fron
t fa
çade
des
ign
of n
ew d
wel
lings
suc
h as
re
cess
ed p
ortio
ns, p
roje
ctin
g el
emen
ts
behi
nd th
e fr
ont s
etba
ck li
ne, c
ombi
natio
ns
of m
ater
ials
, tex
ture
s or
col
ours
or
othe
r el
emen
ts p
rovi
ding
app
ropr
iate
ar
ticul
atio
n.
Larg
e bu
lky
build
ings
with
po
orly
art
icul
ated
fron
t wal
l fa
cade
s.Pe
riod
repr
oduc
tion
deta
iling
.
Mat
eria
ls a
nd D
esig
n D
etai
lTo
refle
ct th
e lig
htne
ss o
f the
st
reet
scap
e th
roug
h th
e us
e of
ap
prop
riat
e bu
ildin
g m
ater
ials
an
d fin
ishe
s.
• In
corp
orat
e w
eath
erbo
ard
or a
com
bina
tion
of m
ason
ry a
nd n
on-m
ason
ry w
all m
ater
ials
w
here
pos
sibl
e, o
r re
nder
or
pain
t lar
ge
bric
k su
rfac
es.
Hea
vy d
esig
n de
taili
ng. (
eg.
Larg
e br
ick
pier
s or
col
umns
)Ex
cess
ive
use
of re
nder
on
exte
rnal
wal
l sur
face
s.
Fron
t Bou
ndar
y Tr
eatm
ent
To m
aint
ain
the
open
ness
of t
he
stre
etsc
ape.
• Fr
ont f
ence
s sh
ould
be
open
, oth
er th
an
alon
g he
avily
traf
ficke
d ro
ads.
Hig
h an
d so
lid fr
ont f
ence
s.
D3
PR
EC
IN
CT
Moorabbin
Highett
Cheltenham
Hampton
Gardenvale
North Brighton
Brighton Beach
Middle Brighton
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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
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W S
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EE
T
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MP
TO
N S
TR
EE
T
HA
WT
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RN
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OA
D
TH
OM
AS
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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: [email protected] 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)
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