Ballarat Planning Scheme

Ballarat Planning Scheme

22.18 COLPIN AVENUE Heritage precinct

This policy applies to all land within the Colpin Avenue heritage shown as HO184 in the Heritage Overlay.

22.18-1 Policy Basis

Colpin Avenue originally formed part of the Yuille Pastoral Run in the mid 1800’s. With the discovery of gold, the area experienced mining activity from 1861 onwards, however no physical evidence of mining remains. Initial subdivision of the precinct occurred as early 1854 and the land later was used for a plant nursery. By 1933, the land was subdivided into 20 allotments by the owners Pinney and Collins where Colpin Avenue derives its name.

The precinct is unique to Ballarat as the advertising and sale of the land was based on an ‘innovative’ concept, whereby the subdivision layout, engineering infrastructure, houses and gardens were promoted as part of the ‘Ideal Homes” exhibition. The overall design was based on the ‘Garden City’ planning philosophy. This promotional model was the basis for subsequent house and land sales and later house exhibitions in the Ballarat area. The precinct is also scientifically important as a number of dwellings demonstrated 1930’s contemporary design and technology in its feature homes, such as the ‘Gas Home’ and ‘All Electric Home’.

The precinct is also important as a highly intact streetscape of inter war dwellings constructed largely between the 1930’s and 1940’s. Other key features of the precinct are the mature garden settings, well designed and constructed fences, the streetscape of generous grassed nature strips (with no footpaths), mature Pin Oak street trees and the distinctive red brick kerb and channel.

22.18-2 Objectives

§  To retain, conserve, maintain and enhance the significant inter war and post war dwellings and outbuildings in the precinct

§  To retain the uniformity of scale of the area including the single storey heights, detached compositions and consistent front setbacks and sizeable building separation.

§  To encourage contemporary and respectful building design within the precinct, with consideration given to architectural style and design, location, bulk, form and appearance, particularly in relation to the character and appearance of neighbouring significant building stock.

§  To require the use of construction materials in the area that are compatible with the significant building finishes including (but not limited to) the unpainted brick or rendered wall construction and timber weatherboard wall cladding, tiled and galvanized corrugated steel roof cladding and timber framed window and door construction.

§  To promote and support the continuing predominantly residential use of the precinct.

§  To retain the contextually large allotment sizes and subdivision configuration flanking Colpin Avenue.

§  To conserve and maintain the highly important landscape qualities in the precinct, including open views to the front garden settings, generous grassed nature strips (without footpaths) and the mature Pin Oak street trees on both sides of Colpin Avenue.

§  To conserve, maintain and enhance the early brick kerb and channel and driveway cross overs.

§  To conserve, maintain and enhance the existing early front fences.

§  To strongly encourage the construction of garages and carports at the rear of the dwellings.

22.18-3 Policy

It is policy to:

§  Retain the culturally significant, detached, single storey, interwar and postwar dwellings. The retention should include the original feature homes that were on display as part of the “Ideal Homes Exhibition”, notably the dwellings at 518 Wendouree Parade, and 7 and 8 Colpin Avenue.

§  Retain the unpainted brick finish to the dwelling at 2 Colpin Avenue.

§  Retain the significant front fences (including any unpainted brick finish) at the following properties:

§  1 Colpin Avenue.

§  2 Colpin Avenue.

§  3 Colpin Avenue.

§  5 Colpin Avenue.

§  7 Colpin Avenue.

§  10 Colpin Avenue.

§  11 Colpin Avenue.

§  12 Colpin Avenue.

§  13 Colpin Avenue.

§  16 Colpin Avenue.

§  518 Wendouree Parade.

§  Encourage new front fences to complement the architectural style and design and construction of the dwelling on the site. Any new fences should have regard to Heritage Victoria’s ‘The Heritage Overlay – Guidelines for Assessing Planning Permit Applications; Public Draft February 2007’ or alternative Heritage Guidelines endorsed by the City of Ballarat.

§  Retain the early brick kerb and channel on both sides of Colpin Avenue.

§  Discourage the introduction of new crossovers.

§  Encourage the removal of the introduced bitumen finish to the early brick driveway channel cross overs. The asphalt should be removed by heat gun or other approved method.

§  Retain the front private garden settings and open views to these settings from the front.

§  Retain the mature exotic tree in the front garden of 11 Colpin Avenue.

§  Retain the mature street Oak trees.

§  Retain the bundled overhead electricity cables to prevent damaging pollarding of mature street Oak trees.

§  Encourage the preparation of a tree management program for the street trees.

§  Undertake further interpretation of Ballarat’s first “Ideal Homes Exhibition” in Colpin Avenue, so that all of the heritage values of the area may be understood by the Ballarat community. Opportunities for interpretation may include (but are not limited to): off-site displays and heritage walks as part of Heritage Week.

§  Retain the generous grassed nature strips and the absence of footpaths on these nature strips.

§  Any additions to existing significant and non-significant dwellings and buildings are to have regard to Heritage Victoria’s ‘The Heritage Overlay – Guidelines for Assessing Planning Permit Applications; Public Draft February 2007’ or alternative Heritage Guidelines endorsed by the City of Ballarat.

§  Require any alterations to existing significant dwellings to be carried out in a manner that does not diminish the heritage values of the building and the area. This includes the consideration of existing significant fabric and regard to the architectural style and design, bulk, form and appearance of the existing dwelling.

§  Require, new additions to retain the three-dimensional single storey quality of the existing dwelling given the single storey appearance of the Colpin Avenue area. If two storey additions are appropriate, consideration should be given to recessive locations with subservient proportions (ie. at the rear or beyond a main roof ridge line, and recessive from the existing side walls).

§  Consider the construction of new buildings on sites of non-significance only, given the high integrity of the Colpin Avenue precinct. These sites are at 4 and 15 Colpin Avenue.

§  Require new buildings to have regard to Heritage Victoria’s ‘The Heritage Overlay – Guidelines for Assessing Planning Permit Applications; Public Draft February 2007’ or alternative Heritage Guidelines endorsed by the City of Ballarat.

§  Require new buildings to be single storey in appearance when viewed from the front, given the single storey streetscape qualities of the area.

§  Require new garages on corner properties be located at the rear of the dwelling. For garages fronting side streets, consideration should be given to equivalent setbacks as the side wall plane of the dwelling.

References: Ballarat Heritage Precincts Study 2006.

Local Planning Policies - Clause 22.18 Page 1 of 3

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