Precinct B Guidelines

North Warrandyte

Private DomainComponents AndDesign Objectives / Design Responses / Avoid
(1) Vegetation Retention AndLandscaping*
To maintain the indigenous vegetation includingcanopy trees and understorey planting andencourage the replanting of indigenous plants(where compatible with other planningrequirements including bush fire safety). / Retain existing high canopy trees.
Retain existing indigenous understoreyvegetation wherever possible.
Replace any trees or understorey vegetationlost to development with similar sizeindigenous species.
Removal of existing trees or developmentadjacent to existing indigenous canopy treesmay require an arboricultural report on theeffects on existing vegetation. / Removal of trees and understoreyvegetation.
Planting of non-indigenous tree andunderstorey species.
Planting of any weed species which mayspread through the bush setting.
Introducing visually dominant exoticvegetation.
(2) Footings / Touching The Ground
To minimise site disturbance and impact onthe landform and vegetation. / The footings of buildings should minimise theimpact of the building on the landscape setting.
Buildings should be designed to sit above theground amongst the tree canopy or to sit withinthe topography and understorey vegetation. / Extensive excavation for footings adjacentto existing trees.
(3) Building On Sloping Sites*
(a) To minimise site erosion, the detrimentaleffects of excavation and the landscapeimpact of development. / Buildings and other development shouldminimise the impact on the natural slope ofthe site by following the topography of the site.
Retain existing vegetation and plant groundcovers and plants with substantial rootsystems, especially on steeply sloping sites. / Major excavation works to accommodatedwellings or appurtenances.
Large sealed areas (eg. tennis courts) onsteeply sloping sites or where vegetationremoval is required.
Use of a mixture of materials.
(b) To minimise the use and visual intrusion ofretaining walls and batters. / Minimise the height of retaining walls.
Minimise the use of retaining walls withinthe side and front setback areas.
Minimise the area and angle of any batter.
Use material in walls and batters that arecompatible with the bushland setting. / Use of masonry.
Batters that exceed a slope of 4 to 1.
(4) Position On The Site
To minimise the visibility of buildings fromthe road. / Site buildings well back from the road.
Locate buildings within the landform andvegetation so as to be wholly or partlyobscured, wherever possible. / Dwellings that are wholly visible from theroad.
Insufficient front and side setbacks thatinhibit appropriate landscaping includingthe retention of canopy trees.
(5) Height And Building Form
To ensure that buildings and extensions do notdominate the streetscape and the wider landscape setting. / Design new buildings and extensions so as not to exceed the predominant tree canopy height.
Site buildings away from the ridge tops toavoid them being visible on the skyline. (Moveto a more appropriate position on the site).
Buildings near ridge tops should be positionedand designed so as not to protrudeabove the ridgeline, when viewed fromlower areas.
Use simple elevational treatments whichcomplement rather than dominate the bush setting. / Buildings that penetrate the tree canopy.
Buildings located on ridge tops.
(6) Design Detail And BuildingMaterials
To use materials and building details thatharmonise with the bushland setting. / Use earthy bush toned building materialsand paint colours.
Cross reference to Guideline 10 : Bushfire / Wildfire Protection. / Expanses of highly reflective colour ormaterial.
7) Vehicle Access And Storage
To minimise excavation for car access, impacton the bush setting and on the visibility ofaccess driveway and car storage facilities. / Integrate the design of carports and garages with the main dwelling unless this wouldrequire significant excavation.
Use non-impervious surfaces for driveways and only seal the driveways in locationswhere erosion may occur.
Design driveways and access tracks to follow the contours of the site to minimisegradients and the need for retaining walls.
Car parking areas, garages or car ports should not dominate the site when viewedfrom the street.
Design driveways to minimise the impact on existing vegetation. / Large areas of hard paving in the frontyard.
Significant excavation works.
Long straight driveways.
Sealed driveways.
8) Front Boundary Treatment AndFencing
To maintain and enhance the continuous flowof the vegetation and existing landscape. /
  • Provide no fencing or post and wire fencingonly to the frontage and rear and side boundaries.
  • Provide sufficient space in front for the retention and/or planting of large trees andto retain the existing landscape.
  • Gateways should be simple steel and wire or timber farm gates.
/
  • Solid front fences and brick retainingwalls.
  • Solid side fencing, particularly in front ofthe dwelling.
  • Paving on front garden area.
  • Absence of trees or large shrubs in thefront garden area.

(9) Sustainability AndEnvironmental Factors
To site and design buildings which maximisethe potential for energy conservation and onsite water collection, where appropriate. /
  • Orientate buildings to the north.
  • Building forms should maximise the potential for solar heating, solar panelinstallation and rain water harvesting.
/
  • South-facing living areas.
  • Large rainwater collection tanks on smallsites that may be visually intrusive.

(10) Bushfire / Wildfire Protection
To design buildings which minimise the risk ofloss in a bushfire and landscaping whichminimises the spread and intensity of bushfires. /
  • Development within the Wildfire Management Overlay is required to conform to prescribedvegetation management, access and watersupply standards or be subject to anapproved Fire Risk Management Plan.
  • Buildings within a designated BushfireProne Area are required to be built inaccordance with Australian Standard 3959.
  • New properties should have a permanentbuilt-in and easily maintained fire protectionsystem, linked to an independent water andpower supply.
  • Landscaping and bush retention shouldmaintain an area of defendable space aroundthe dwelling.
/
  • Development designs and layouts thatincrease the necessity for vegetationmanagement.
  • Complicated roof lines and other designdetails where burning embers could lodge.
  • Sole reliance on reticulated water and/orelectric powered pumps.
  • Dense dry vegetation and bush litter inclose proximity to the house.

(11) Construction And SiteManagement
To minimise site disturbance and containbuilding material, construction waste and dust. /
  • Prepare site works plan showing areas ofdisturbance, storage of materials and theproposed construction zone.
  • Contain all building materials and site waste.
  • Minimise disturbance to existing vegetation and topsoil with construction, storage ofmaterials and overburden
/
  • Accumulation of large quantities ofbuilding waste on site.
  • Stockpiling of materials adjacent to or upagainst existing trees.
  • Excavation for underground servicesthrough remnant bush areas or within thedrip line of mature trees.
  • Damage to or compaction around allroadside vegetation.

Public Domain ComponentsAnd Design Objectives / Design Responses / Avoid
(12) Street Tree Planting
To continue the indigenous tree canopy as partof a flowing bushland landscape. /
  • Retain and replant indigenous canopy trees within the street space in an informal layout.
/
  • Removal of indigenous street canopy trees.
  • Planting of non-indigenous tree species.

(13) Footpaths / Verges
To retain the bushland landscape to the edge of the roadway. /
  • Retain and enhance the bush landscape to the road edge.
  • In bush areas ensure the retention of understorey indigenous shrubs and grasses.
/
  • Removal of understorey vegetation.
  • Clearing of verge for parking and paving.

(14) Roadway Treatments
To retain existing unsealed and sealed roadswith no kerbs. /
  • Only seal roads where they are causingenvironmental problems of excessiveerosion, dust or pollution of watercourses.
  • On sealed roads continue the use of minimal bitumen kerbs to avoid erosion points.
/
  • Constructed kerbs and sealed parkingareas.

Key Characteristics

  • Rolling topography sloping down to Yarra River.
  • Connective bush tracks and long courts follow topography.
  • Many unsealed roads, no footpath or kerb treatments.
  • Predominantly 1970s - 1980s dwellings:
  • most dwellings not visible from the road
  • visible dwellings are earth tones,mixed materials.
  • Very bushy, closed canopy in most areas.
  • Significant indigenous vegetation, with substantial trees occurring at a density of one to every 50-100m2.
  • Site landscaping blends completely with road vegetation.
  • Some pockets of cleared land with rural feel.
  • Very few front and side fences, transparent when present.
  • High bushfire risk.

The Precinct Guidelines contained over the page will be used in the assessment of planning applications in residential areas. A separate document,the Shire of Nillumbik Residential Design Guidelines, provides more detail on appropriate methods to achieve the Precinct Guidelines.Refer to the planning scheme for policies, overlays, and particular provisions which may affect the use and development of land. Check all zoneoverlay and particular provisions in the scheme.For best results, employ an architect or designer familiar with the particular requirements of building design and siting in the Shire of Nillumbik.

Preferred FutureCharacter Statement

Development is sited so that it nestles intothe landform and vegetation, or appears to float above the landform (but still within thetree canopy). The landscape flows aroundand over the buildings. There is minimaldisturbance to the landform and no erosion.Buildings are wholly obscured from view fromthe street by topography or indigenous/nativevegetation. Buildings are not visible abovethe tree canopy, and are articulated torespond to sloping landforms. They are oftenlow in form with strongly emphasisedhorizontals. Most building materials are‘earth’ coloured and textured, or derive fromtraditional rural Australian ‘bush architecture’.Driveways and car storage areas areconfined to a small proportion of the landarea, and are usually unsurfaced. Garagesand carports are hidden from view, anddriveway entrances are discrete. Excavationand other earthworks are minimal. The landscape appears as a natural bushsetting, including a dense understoreymerging into open bush gardens around thehouses. There is only occasional evidence ofhuman habitation, both in long and shortdistance views. The grounds of propertiesare indistinguishable from the continuousbushland that characterises the area, whilstlandscaping and planting close to the house considers bushfire safety. There is nophysical evidence of the boundary betweenprivate and public space at the front of the property. Any fencing (including side and rear) is open (eg. post and wire). The ‘public’ space between the garden and the roadwayis not delineated as a separate space, and is dominated by indigenous and native vegetation with some substantialindigenous/native trees. There are nofootpaths (other than bush tracks) and norecognisably separate verges. Roadways areunsealed bush tracks or, where sealed, ofminimum width and without kerbing.

Threats To PreferredFuture Character

Large, bulky dwellings that dominate thelandscape, penetrate the tree canopy and/or arewholly visible from the street, or from adjoining properties.Removal of indigenous and native vegetationincluding trees forming a closed canopy andindigenous street trees.Kerbs and footpaths and formal street planting. Formal or suburban gardens with exotic plantingsthat do not blend with roadside vegetationSolid front and side fences.Extensive earth works and excavation for accessdriveways, dwellings or car parking.

Preferred future character:

What We Are Aiming To Achieve

Dominance and continuity of land form and natural bush vegetation is maintained, inlong distance and streetscape views.

Relevant Precinct Guidelines

(1) Vegetation retention and landscaping

(4) Position on the site

(5) Height and building form

(8) Front boundary treatment and fencing

(12) Street tree planting

(13) Footpaths / verges

Buildings and structures not visible from the street.

Relevant Precinct Guidelines

(1) Vegetation retention and landscaping

(2) Footings / touching the ground

(3) Building on sloping sites

(4) Position on the site

(5) Height and building form

(7) Vehicle access and storage

Bushland colours and textures are respected in exterior finishes.

Relevant Precinct Guidelines

(6) Design detail and building materials

No delineation between public and private spaces, and between adjoining properties,is discernible from the street.

Relevant Precinct Guidelines

(8) Front boundary treatment and fencing

(12) Street tree planting

(13) Footpaths / verges

Site works, landscaping, paths and roadways integrate with the natural bush.

Relevant Precinct Guidelines

(1) Vegetation retention and landscaping

(8) Front boundary treatment and fencing

(12) Street tree planting

(13) Footpaths / verges

(14) Roadway treatments

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