Bushy Slopes Design Guidelines

Bushy Slopes Design Guidelines

March 2015

The Shire of Nillumbik includes a diverse range of landscapes, ranging from the open rolling agricultural pastures in the west, to the dense bushland surrounding the Kinglake National Park to the east. The municipality is valued for its high environmental and landscape qualities associated with the Kinglake National Park, Yarra and Plenty Rivers, Diamond Creek and Metropolitan water storages, such as Sugarloaf Reservoir. The Shire's high scenic quality and natural beauty, combined with its proximity to Melbourne, makes Nillumbik a popular place to live and visit (Planisphere, 2009).

The significance of Green Wedge landscapes (or non-urban areas) within the Nillumbik Shire has been assessed in the Nillumbik Landscape Character Assessment, December 2009 (Planisphere). This report found that ‘all parts of the Green Wedge area have a high degree of landscape significance within the context of the municipality and the broader region’.

The Shire’s non-urban areas have been divided into seven ‘Landscape Character Areas’ based on common physical, environmental and cultural conditions; such as the density of settlement, pattern of viewing, land use, vegetation, topography, or special landscape features.

·  SLO8: Open Pastures

·  SLO9: Rolling Valleys

·  SLO10: Undulating Agricultural

·  SLO11: Bushy Slopes

·  SLO12: Agricultural Uplands

·  SLO13: River Interface

·  SLO14: Suburban Rural

Each Character Area has an established landscape character and significance, and future character directions have been developed to provide a basis from which to manage the rate and scale of landscape change across the area. Based on the level of significance identified for each Character Area and the degree of threat to this significance posed by landscape changes that have already occurred, or may occur in the future, 7 schedules to the Significant Landscape Overlay (SLO) have been applied to the Shire’s Green Wedge landscapes. The SLOs seek to achieve a level of landscape protection and management that is warranted for the particular landscape character significance and sensitivity to development that has been identified for each Character Area.

Introduction

The integrity of Nillumbik's Green Wedge landscapes is often threatened by developments that do not respond to the local characteristics of the area. It is therefore important to ensure that new development within the Shire contributes positively to the surrounding environment. Good site planning and building design are essential if new developments are to respect and reinforce the existing character of the Green Wedge landscapes.

Purpose

The purpose of the Landscape Management Design Guidelines is to provide guidance in relation to the design, siting, style and landscaping of new development so that the existing landscape character and visual amenity of Nillumbik's Green Wedge landscapes is not compromised by new development, but is protected and strengthened for future generations. It is the intention of these Guidelines that new development in the Shire’s non-urban areas should fit into its existing setting and complement the established landscape character of the area. The Guidelines should be used by anyone involved in the planning and development process (i.e. landowners, designers, builders, Council etc) to better understand how to suitably respond to the planning policies and design controls associated with the Green Wedge landscapes of the Nillumbik Shire.

Where the guidelines apply

The Guidelines generally apply to all land within the non-urban areas of the Nillumbik Shire, covered by Schedules 6 to 12 of the Significant Landscape Overlay (SLO) of the Nillumbik Planning Scheme.

How to use the guidelines

The SLO schedule which applies to each of the Character Areas sets out objectives and development requirements to protect an enhance the landscape character of the area. These Guidelines should be used to better understand how to appropriately respond to the design and development requirements of the SLO. How a proposed development responds to the objectives and design responses of these Guidelines is also a matter Council must consider in order to make a decision on any planning permit application affected by the SLO.

The non-urban areas of the Shire are also subject to a range of other planning scheme provisions. The majority of non-urban areas are either zoned Rural Conservation Zone or Green Wedge Zone, which both have an emphasis on environmental and landscape conservation values. Other zones which apply to non-urban areas include Public Conservation and Resource Zone, Low Density Residential Zone, Public and Special Use Zones and Public Park and Recreation Zone. In addition, there are a number of other planning scheme overlays covering parts of the Shire’s Green Wedge landscapes that include the Environmental Significance Overlay, Design and Development Overlay, Development Plan Overlay, Bushfire Management Overlay, Restructure Overlay and Heritage Overlay. Each of overlay has specific objectives and requirements relating to development. Together, these Guidelines, the Nillumbik Planning Scheme provisions and the CFA ‘Landscaping for Bushfire’ guidelines should be used to assist in the design phases for all new development within the Shire’s Green Wedge landscapes. There will likely be a need to strike a balance between vegetation and landscaping objectives of the Design Guidelines and the Bushfire Management Overlay requirements. As a result; it may not always be possible to achieve all of the vegetation and landscaping objectives of these Guidelines.

Guidelines structure

The Nillumbik Landscape Management Design Guidelines have been separated into two parts that include the following:

Part A: Character Area Description:

This section includes a map and brief description of the Character Area, its significance, attributes and pattern of viewing, as well as threats to significance. Each Character Area description also includes a future character direction statement and a series of landscape character objectives which describe how to achieve the future direction.

Part B: Design Guidelines:

This section includes both general and specific objectives and design guidance that responds to the landscape character assets and significance of each of the Character Areas. The purpose of the Design Guidelines is to assist landowners in siting and designing buildings, structures and other site works for new development within the Shire’s Green Wedge landscapes that requires a planning permit under the provisions of the SLO of the Nillumbik Planning Scheme.

Application requirements

An application must be accompanied by the following information to the satisfaction of the Nillumbik Shire Council:

Site Analysis Plan

Provides detailed analysis of the natural and manmade features of the site including landform (contours at 1m intervals), drainage lines and waterways, existing exotic and native vegetation, existing buildings, adjoining land uses, key views to and from the site and climatic factors. The Site Analysis Plan also identifies opportunities and constraints that affect future development of the land.

Overall Site Plan

Details the boundaries and dimensions of the site, adjoining roads, relevant ground levels, the location and layout of existing and proposed buildings and works, driveways, services and proposed landscape areas. The Overall Site Plan should respond to the site features, and the constraints and opportunities identified in the Site Analysis.

Landscape Plan

Includes a description of native vegetation to be planted, the surfaces to be constructed, screening of buildings and structures from main road/ key viewing corridors and within open areas by native vegetation. The Landscape Plan should include a response to the CFA ‘Landscaping for Bushfire’ guidelines and other relevant bushfire risk management policies.

Significant Landscape Overlay 11: Bushy Slopes

Native vegetation contributes strongly to the character of the Area, with remnants occurring in dense copses within properties and near-continuous along roadside reserves, creek corridors and in National Parks adjoining the Character Area. A strong sense of spaciousness is afforded by large gaps between residences, which are often set back from the roads and ‘hidden’ in native bushland vegetation. A number of main touring routes traverse the Area, linking the settled areas to the south of the Shire to key destinations in the north/north-east, and offering long-range scenic views to the Kinglake National Park and surrounding hill slopes.

Essentially, the landscape of this Character Area is what many people relate to as ‘quintessentially’ Nillumbik. The Green Wedge township centres of Hurstbridge, Panton Hill and St Andrews are situated along the main touring routes; where small concentrations of low-scale dwellings and basic commercial facilities are set amongst highly vegetated surrounds. The small rural settlements of Watsons Creek, Smiths Gully and Christmas Hills are also located within this Character Area, where small clusters of dwellings blend into the surrounding bushland setting.

Key Attributes

·  Scenic landscape with a strong presence of native bushland vegetation and tall trees.

·  Buildings respond to and blend into the surrounding bushland setting.

·  Undulating/sloping topography.

·  Occasional patches of cleared land capture views of the Kinglake National Park and surrounding mountain ranges.

·  Sense of spaciousness.

·  Unsealed secondary road network.

·  Occasional vineyards/olive groves.

Pattern of Viewing

Viewing opportunities within this Character Area are defined by topography and vegetation. On the higher slopes, occasional long range views capture the distant mountain ranges, while viewing along the lower slopes and river valleys is confined to surrounding bushland and dense roadside vegetation. Most views from the townships and roads within this Area are characterised by substantial vegetation. This Character Area includes Nillumbik Shire’s main Green Wedge population centres and the two major north-south touring, commuting and freight routes of Heidelberg-Kinglake Road and Kangaroo Ground-St Andrews Road. Large numbers of people, therefore, view the Bushy Slopes Character Area at close proximity. Other notable viewing corridors include Eltham-Yarra Glen Road and Skyline Road - an unsealed route that follows the ridgeline along the eastern boundary of the Shire, offering expansive open views to plains, hills and mountains to the east. Many of the densely vegetated hills are also highly visible from locations outside the Character Area- particularly from the adjacent uplands within Character Area 5 and from within the Kinglake National Park to the north. Key viewing corridors are highlighted in orange on the following map.

Threats to Character

·  Built form/structures that are not integrated with the landscape and existing topography.

·  Urban and suburban style built form and garden design (e.g. large scale buildings with large areas of hard surfaces, and formal exotic garden design and fencing).

·  Subdivision of larger lots for hobby faming and residential purposes.

·  Pressure for expansion of existing settlements, particularly at the edges of the Green Wedge Townships.

·  Large cleared areas which break the dominance of native vegetation across the landscape.

·  Proliferation of visually dominant agricultural/horticultural structures in the landscape.

·  Excessive lighting on private property (e.g. lighting of driveways, pathways and vegetation etc).

·  Incremental loss of tall trees/native vegetation.

·  Excessive tourism and commercial buildings/signage, particularly those located on key touring routes/viewing corridors.

·  High fencing along major touring routes.

·  Degraded vegetation particularly on roadsides and creek corridors.

·  Weeds/pest plants and animals e.g. rabbits.

·  Built form extending in ribbons along main road corridors.

·  Bushfires

Indicators of Significance/Key Sites

·  The Bushy Slopes Character Area is viewed by a large number of visitors and residents owing to the touring routes which traverse the area. Essentially, the landscape of this Character Area is what many people relate to as ‘quintessentially’ Nillumbik. As such, the character of this area may influence the perception of the landscape character of the Shire more broadly.

·  The significance of this Character Area is largely associated with the scenic amenity of rolling topography and vegetation.

·  Three major roads (Heidelberg-Kinglake Road, Kangaroo Ground-St Andrews Road and Eltham-Yarra Glen Road) provide major tourist routes through the Shire to key destinations such as Kinglake National Park, Yea and the Yarra Ranges.

·  The area boasts a number of wineries, vineyards, restaurants, B&Bs, antique stores, galleries and festivals, attracting visitors all year round and contributing to the growing recreational and tourism use of the Nillumbik Shire.

·  The adjoining Kinglake National Park is listed on the Register of the National Estate, attracting tourists and visitors from across Victoria and, potentially, nationally and internationally.

·  The area boasts a number of small historic settlements including Smiths Gully, which originated as a small gold mining settlement in the mid 1900’s.

·  St Andrews is a lively Green Wedge township, known for its vibrant Saturday market, strong sense of community and its relaxed lifestyle.

·  The Watsons Creek Tea Rooms and Antique Store, situated on the banks of Watsons Creek, provides a picturesque resting point for visitors travelling along the Eltham-Yarra Glen Road.

·  The 40 kilometre long Heidelberg School Artists Trail meanders through this Character Area. Interpretive signs are located in a diverse range of outdoor settings close to where artists such as Arthur Streeten and Tom Roberts painted or lived. The trail is free of charge and can be accessed by car, bike or on foot.

·  The Sugarloaf Reservoir is located approximately 2 kilometres from Watsons Creek, providing an important water storage and supply function for Metropolitan Melbourne. The Reservoir is open to the public during daylight hours, providing an important scenic and recreational resource to people across the region.

·  A number of significant Aboriginal cultural heritage sites occur in the Character Area, particularly near waterways.

·  The Diamond and Watsons Creeks traverse the area and are important landscape, environmental and recreational resources within the Shire.

·  Many parts of the Character Area are subject to an Environmental Significance Overlay in recognition of sites of Faunal and Habitat significance.

Future Character Direction

The Bushy Slopes Character Area will continue to be dominated by intact native bushland providing an enclosed setting at roadsides, to settlements, and from tourism and recreation locations throughout. Townships will present hard edges (softened with vegetation) to create an identifiable boundary to the surrounding natural landscape. Housing located outside of the main Green Wedge centres will continue to be low-scale.

The bushland character of this Area will be protected by carefully siting built form and structures away from prominent hill slopes, ridgelines and roadsides and/or designing them to blend in and harmonise with the surrounding landscape. Management of natural values will continue to be important to the appreciation of the landscape character. Waterways and other natural features will be maintained and enhanced as important environmental, scenic and tourism resources.