TOWNSHIP BROCHURE
Vision Statement for Point Lonsdale
The seaside character of this part of Point Lonsdale will be maintained and strengthened, and the visual cohesiveness of this part of the township with the remainder in the Borough
of Queenscliffe will be improved by:
- Encouraging the use of indigenous vegetation species;
- Encouraging the use of appropriate building materials;
- Ensuring the siting of buildings to reflect spacing patterns;
- Managing site coverage to provide adequate space for planting;
- Ensuring building form and scale reflects predominant patterns; and
- Encouraging common public domain street treatments.
Avoid
- Removal of native and indigenous vegetation.
- Development with high site coverage, including paving.
- Exposed brick development.
This Township Brochure applies to all of Point Lonsdale (CoGG).
Please see overleaf for precinct map and refer
to the individual Precinct
Brochure for your area.
COMMUNITY ISSUES
These are the issues that were raised by the local Point Lonsdale community for consideration in the Study:
- Improving the beach feel of the area.
- Removal of native and indigenous vegetation.
- Protecting the lakes environment and wildlife habitats.
- Maintaining a low scale building form.
- Integrating this part of Point Lonsdale with the remainder.
- Discouraging large, bulky dwellings with high site coverage and boundary to boundary development.
CITY OF GREATER GEELONG RESIDENTIAL CHARACTER STUDY 2001 '
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www.geelongaustralia.com.au GITI"O.G&MIU.
1
PRECINCT BROCHURE
Character Description
This area is distinctive in Point Lonsdale due to its newer building styles, which are predominantly brick, and an openness created by its lack of front fencing and low scale building forms. The planted and retained indigenous vegetation is important to its character and provides a linking element with the remainder of the township.
Key Existing Characteristics:
- Gardens are low-level with some planted natives and occasional Tea-tree.
- No front fencing.
- The architecture is recent urban style, predominantly exposed brick.
- Buildings are consistently set back from the front and at least one side boundary.
- Two storey dwellings are common, although not predominant.
Preferred Character Statement
Maintain the openness of the area and strengthen the seaside character and visual cohesiveness with the remainder of the township by:
- Encouraging innovative architecture;
- Discouraging front fencing; and
- Encouraging the retention and planting of indigenous plants.
Avoid
- Removal of remnant indigenous species.
- Construction of front fences.
- Buildings built from boundary to boundary.
This individual Precinct Brochure should be read
in conjunction with the general Township Brochure.
Please see overleaf for Design Guidelines to assist with the preparation and assessment of development proposals.
point lonsdaPRleECINCT 1
Character
Element
Objective Design
Response
Avoid Illustration
Vegetation
To strengthen the coastal character of the vegetation.
1 Retain established, indigenous coastal tree and understorey species.
2 Prepare a landscape plan to accompany all development proposals that uses indigenous species. (see ’Indigenous plants of the Geelong region’
for information).
1 Lack of a landscape plan.
2 Planting of large exotic tree species.
Siting
To reflect the existing rhythm of dwelling spacing.
3 Buildings should be setback from at least one side boundary.
3 Boundary to boundary development.
Height and
building form
To encourage innovative architecture that reflects the coastal setting.
4 Incorporate building elements and details that
contribute to a lightness of structure including balconies, verandahs, and light-transparent ballustrading.
4 Period reproduction detailing.
5 Large, bulky buildings with unarticulated front and side wall surfaces.
Front
boundary treatment
To maintain and enhance the continuous flow of the garden settings and the openness
of the streetscape.
5 Provide no front fencing. 6 Solid or high front fencing.
CITY OF GREATER GEELONG RESIDENTIAL CHARACTER STUDY 2 0 0 1 '
2
PRECINCT BROCHURE
Character Description
The Precinct is distinctive due to its bush garden court character, created by the established native gardens with a dominance of Tea-tree and other coastal natives, frequent lack of front fencing, the regular front and side setbacks. The seaside location of the area is not always evident other than through the use of typical coastal vegetation such as Tea-tree, the mix
of building materials and low pitched or skillion roof forms.
Key Existing Characteristics:
- Gardens are both established and low-level with frequent
Tea-tree dominated streetscapes.
- Front fences are usually not provided.
- The area in the south is dominated by 60s—80s architecture;
north is a combination of 50s—70s seaside and 60s—80s.
- Dwellings in the south are frequently two storeys, but are usually single storey in the north.
- Buildings are constructed of brick or timber with mixed roofs.
Preferred Character Statement
The bush garden court character of the area will be retained and the seaside location enhanced by:
- Encouraging development that respects the low scale of development in the area;
- Ensuring development is set back from the front in accordance with the predominant setback in the street and is off-set from at least one boundary;
- Attention to roof form;
- Encouraging the incorporation of lighter looking materials where possible;
- Encouraging the retention and planting of native vegetation; and
- Discouraging front fences.
Avoid:
- Construction of solid front fences.
- Large, bulky buildings with boundary to boundary development.
- Buildings with high site coverage, including paving.
This individual Precinct Brochure should be read
in conjunction with the general Township Brochure.
Please see overleaf for Design Guidelines
to assist with the preparation and assessment of development proposals.
point lonsdPRaElCeINCT 2
Character
Element
Objective Design
Response
Avoid Illustration
Vegetation
To maintain and strengthen the native and indigenous vegetation dominated streetscapes.
1 Retain existing high canopy trees and understorey wherever possible. (Locate footings outside root zone.)
2 Replace any trees lost due to development with similar size indigenous or native trees.
1 Removal of high canopy native and indigenous trees.
2 Dwellings that do not provide sufficient setbacks from at least three boundaries to accommodate trees or screening plants.
Topography/
landform
To minimise site disturbance and impact of the building on the landscape.
3 Buildings should be designed to follow the contours of the site or step down the site.
3 Major excavation works
to accommodate dwellings or appurtenances.
Siting
To maintain the continuity of vegetation in front of and between dwellings.
4 Buildings should be setback from the side and rear boundaries sufficient distance to ensure substantial tree and understorey vegetation can be provided.
4 Buildings built too close to the side boundary to allow the establishment of substantial vegetation.
To maintain the consistency, where present, of building front setbacks.
5 The front setback should be not less than the average setback of the adjoining two dwellings.
5 Buildings that are set further forward than the closest of
the buildings on the adjoining two properties.
Site
coverage
To ensure that adequate space is available on private land for the retention and planting of vegetation.
6 At least 40% of the site is not covered by buildings or impervious surfaces including driveways, paving, swimming pools or tennis courts.
7 Proposals that don t provide the minimum pervious site area must demonstrate that the Site Coverage objective and all remaining Objectives and Design responses have been met.
6 Proposals that reduce the minimum pervious site area by more than 5%.
Height and
building form
To ensure that new buildings
and extensions do not dominate the streetscape.
8 Respect the predominant building height in the street and nearby properties. Where that is a dominance
of single storey, the height at the front of the dwelling should match the typical single storey wall height.
9 Use skillion, flat, single pitch and low pitched roof forms.
7 Buildings that exceed by more than one storey the predominant building height in the street and nearby properties.
8 High pitched roof forms.
Materials and design detail
To use lighter looking building materials and finishes that complement the dominant pattern within the streetscape and the coastal setting.
10 Use timber or other non-masonry sheeting or cladding materials where possible.
9 Exposed red or orange brick.
10 Urban period reproduction styles and detailing.
To encourage innovative architecture that reflects the coastal setting.
11 Incorporate building elements and details that contribute to a lightness of structure including balconies, verandahs, and light-transparent ballustrading.
11 Period reproduction detailing.
12 Large, bulky buildings with unarticulated front and side wall surfaces.
Front
Boundary
Treatment
To maintain and enhance the continuous flow of the garden settings and the openness
of the streetscape.
12 Provide no front fencing. 13 High, solid front fencing.
CITY OF GREATER GEELONG RESIDENTIAL CHARACTER STUDY 2 0 0 1 '
3
PRECINCT BROCHURE
Character Description
The Precinct is distinctive due to the contemporary styles of architecture that retain a seaside character through the use of materials and planting. The buildings are well articulated and vary in design, and are usually constructed of timber or other lighter looking materials, and demonstrate innovative architecture. The streetscapes have an openness created by a lack of front fencing, open style side fencing, and buildings that are off-set from the side boundaries. While there is no retained vegetation on the land, gardens are establishing with coastal native species.
Key Existing Characteristics:
- Establishing native gardens; no remnant vegetation.
- Recent seaside style dwellings, sometimes two storey.
- Lack of front fencing, frequent use of open style side fencing.
- Timber and rendered building surfaces and iron roofs predominate.
Preferred Character Statement
The spaciousness and seaside character of the area will be retained and enhanced by:
- Development that respects the 1-2 storey scale of development in the area;
- Ensuring development is off-set from both boundaries;
- Encouraging innovative architecture;
- Encouraging the use of lighter looking materials: and
- Encouraging the planting of indigenous vegetation.
Avoid:
- Frequent use of exposed brick.
- Solid front fencing.
- Large, bulky buildings with boundary to boundary development.
This individual Precinct Brochure should be read in conjunction with the general Township Brochure.
Please see overleaf for Design Guidelines
to assist with the preparation and assessment of development proposals.
point lonsdPRaElCeINCT 3
Character
Element
Objective Design
Response
Avoid Illustration
Vegetation
To strengthen the coastal character of the area by planting of indigenous species.
1 Prepare a landscape plan to accompany all development proposals that uses indigenous species. (see ’Indigenous plants of the Geelong region’
for information).
1 Lack of a landscape plan.
2 Planting of large exotic tree species.
Siting
To reflect the existing rhythm of dwelling spacing.
2 Buildings should be setback at least 2 metres from each side boundary.
3 Boundary to boundary development.
Height and
building form
To encourage innovative architecture that reflects the coastal setting.
3 Incorporate building elements and details that contribute to a lightness of structure including balconies, verandahs, and light-transparent ballustrading.
4 Period reproduction detailing.
5 Large, bulky buildings with unarticulated front and side wall surfaces.
Materials and
Design Detail
To use lighter looking building materials and finishes that complement the dominant pattern within the streetscape and the coastal setting.
4 Use timber or other non-masonry sheeting or cladding materials where possible.
6 Exposed red or orange brick.
7 Urban period reproduction styles and detailing.
Front
Boundary
Treatment
To maintain the openness of the streetscape.
5 Provide no front fencing or post and wire front and side fencing.
8 Solid front fencing.
CITY OF GREATER GEELONG RESIDENTIAL CHARACTER STUDY 2 0 0 1 '